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¿Se puede comprar una vivienda que tiene denominación de oficina? Un local convertido en vivienda Unsplash
Los dos últimos años no han sido fáciles para quienes buscan comprar vivienda en España y convertirse en propietarios. El aumento de los precios , ya en niveles que no veíamos desde el clímax de la burbuja inmobiliaria, ha hecho que muchos se fijen en una operación que era residual hasta hace un tiempo y ha ganado en popularidad conforme el mercado se tensionaba.
Se trata de la compra de oficinas o locales para transformarlos en viviendas , gracias a la laxitud administrativa de ciudades como Madrid y a una ventana de oportunidad -o una necesidad– que el mercado y la demanda no han tardado en cubrir.
Los datos hablan por sí solos. Según un informe de la consultora EY, los 2,5 millones de metros cuadrados de oficinas que no se usan podrían transformarse en suelo residencial en las próximas dos décadas. El equivalente a 28.000 pisos .
Pero ¿qué hace falta para poder vivir en una oficina?
Requisitos para convertir una oficina en vivienda Una oficina a la venta, al igual que un local, es un activo inmobiliario que podemos comprar sin ningún problema . A priori, no existe una limitación a este respecto o normativa alguna que nos lo prohíba. En estos últimos tiempos, es el camino que han tomado muchos inversores inmobiliarios y compradores particulares para su particular operación de flipping , o transformación de un suelo con un uso determinado en otro de carácter residencial .
Las viviendas están reguladas por el Código Técnico de Edificación desde 2006. El concepto de ‘habitabilidad’ se regula a nivel autonómico y municipal, y es cada municipio el que establecerá los usos, así como los trámites necesarios para solicitar un cambio. “En el aspecto jurídico, una oficina o local figura como tal en las escrituras y el Registro de la Propiedad y no es posible su cambio por el simple hecho de que vivamos en ella ”, explica Pablo García, arquitecto, para Idealista.
Un local o una oficina no están preparados para ser habitados , ya que no disponen de cédula de habitabilidad . Este documento certifica que cumple con los requisitos mínimos de habitabilidad establecidos por la normativa vigente: superficie mínima, altura libre de los techos, ventilación, iluminación e instalaciones de suministros como agua potable, gas, electricidad o saneamiento. En Madrid, por ejemplo, la superficie mínima útil es de 38 metros cuadrados, y debe tener una sala de estar-comedor, una cocina y un dormitorio. Para viviendas de menos de 38m2, es necesario que cada habitación adicional tenga al menos 6 m². En cuanto a la altura libre de los techos, serán necesarios 2,50 metros en las zonas de estancia y 2,20 metros en zonas de paso o baños, entre otros requisitos.
Por tanto, podemos realizar la compra , pero solo será legal residir en esta nueva propiedad una vez el ayuntamiento de la ciudad (o el órgano correspondiente) autorice el cambio de uso . Si utilizáramos la oficina o el local para vivir sin haberlo tramitado, nos arriesgamos a ser multados. Tampoco podremos empadronarnos o dar de alta los suministros.
Cómo tramitar el cambio de uso de una oficina a vivienda Será un arquitecto o un aparejador el que realice la inspección de la vivienda y evalúe si cumple con los requisitos de habitabilidad . Posteriormente, elaborará un informe técnico favorable. Solo entonces podremos solicitar la cédula de habitabilidad en el ayuntamiento .
En muchos casos, será necesario realizar reformas en la oficina o el local para adecuarla al cambio del uso. Además de la operación de compra, hablamos del coste del estudio de viabilidad, del proyecto técnico, de la obra, las licencias y las tasas municipales que correspondan. E n algunos casos, el ayuntamiento puede realizar una inspección adicional de la vivienda para verificar la información proporcionada por el técnico.
Si la nueva vivienda cumple con todos los requisitos, se emitirá la cédula de habitabilidad. Generalmente, tiene una validez de entre 10 y 15 años, dependiendo de la comunidad autónoma.
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