Al realizar la compra de una vivienda, es frecuente la aparición de desperfectos o defectos constructivos , ya sean de nueva construcción o de segunda mano, y una de las dudas que se repite de forma más habitual es saber qué garantía tienen los inmuebles. En primer lugar hay que hacer diferenciar entre los inmuebles de obra nueva y los de segunda mano, ya que el tratamiento que hace la ley es muy diferenciado. En el caso de las viviendas de nueva construcción, el plazo de garantía se encuentra regulado por la ley 38/1999 de ordenación de la edificación (LOE) que prevé unos plazos de uno, tres y diez años en función de la tipología y origen del defecto. En este sentido, la citada ley establece que los agentes que intervienen en el proceso de edificación (promotor, constructor y técnicos) tienen que responder ante los propietarios por los desperfectos o vicios siguientes: • Durante 10 años, los daños materiales ocasionados en el edificio a consecuencia de defectos o vicios que afecten a la cimentación, pilares, forjados, paredes de carga u otros elementos estructurales y que comprometan directamente la resistencia mecánica y estabilidad del edificio. En resumen, la estructura y todo lo que se deriva tiene una garantía de 10 años. • Durante 3 años, de los daños materiales ocasionados en el edificio a consecuencia de defectos o vicios de los elementos constructivos o instalaciones que provoquen el incumplimiento de los requisitos de habitabilidad en materia de higiene, salud, protección del medio ambiente, protección contra el ruido, ahorro de energía, aislamiento térmico, etc .. Se incluyen dentro de este apartado las humedades, la falta de aislamiento, las grietas de origen no estructural, problemas en las instalaciones, etc... • Durante 1 año, de los daños materiales por defectos o vicios de ejecución que afecten a elementos de acabado. Se incluyen dentro de este apartado los defectos en alicatados, enyesados, pavimentos, pintura, etc. Es muy importante tener en cuenta, que la garantía empieza a contar desde el momento en que el constructor entrega la obra terminada al promotor y no desde que el comprador adquiere la vivienda. Este hecho provoca, que en el caso de viviendas que se venden unos años después de su finalización, en el momento de la compra parte de la garantía ya ha vencido. También es importante tener en cuenta, que el período para reclamar los desperfectos es de 24 meses desde su aparición, independientemente de que el plazo de garantía haya o no finalizado. A modo de ejemplo, si un comprador detecta filtraciones de agua a los 2 años de la compra de la vivienda dispondrá a partir de ese momento de 2 años para reclamar, aunque el plazo de garantía para esta tipología de vicios sea de 3 años. Pero, ¿como es reclamar los desperfectos o vicios existentes en una vivienda? A la hora de reclamar defectos de construcción utilizaremos procedimientos diferenciados en función de su importancia. Así pues, si se trata de pequeños desperfectos a nivel de acabado o finalización, lo comunicaremos al promotor y constructor y en solicitaremos su reparación de forma fehaciente (burofax) para que quede constancia. Se trata normalmente de reparaciones de poca importancia y fácil solución que suelen ser corregidas por el promotor o constructor una vez recibida la notificación. Cuando por el contrario, los defectos existentes tienen una mayor importancia y afectan a la habitabilidad o en la seguridad estructural de la vivienda (humedades, grietas, defectos en instalaciones, ...) se recomienda actuar siguiendo un procedimiento diferenciado y contar con el asesoramiento de un técnico experto en el campo de la patología constructiva que no tenga ninguna vinculación con la construcción de la obra. Como en el caso anterior, se notificará fehacientemente mediante burofax la presencia de la problemática a la promotora y la constructora, pero también al arquitecto director de obra y al arquitecto técnico director de ejecución, ya que probablemente también tengan algún tipo de responsabilidad. Es frecuente que ante estas reclamaciones - que suelen tener un coste de reparación más elevado - los diversos agentes implicados intenten eludir sus responsabilidades y no den respuesta a la problemática. En este caso, la única alternativa será la reclamación vía judicial. El asesoramiento del técnico experto en patología constructiva nos permitirá determinar la gravedad y origen de la problemática y el coste aproximado de su reparación, y así nos resultará mucho más sencillo decidir si se sigue adelante o no la reclamación judicial, ya que no es necesario olvidar que un proceso de estas características implica también un gasto económico. Si se sigue adelante con el proceso será necesario contactar con un abogado experto en derecho de la construcción que actuará respaldado por el informe pericial emitido por el técnico de la construcción donde se acredite el daño, las causas, la solución y el coste de reparación. Este informe es imprescindible para intentar solucionar el problema, ya sea de forma negociada o en un juicio. Hay que tener en cuenta que si el daño está probado mediante el informe pericial y se respetan los plazos de garantía y reclamación, las probabilidades de éxito del procedimiento son muy altas.

La garantía de las viviendas usadas es muy diferente. En este caso, si el inmueble tiene más de 10 años el comprador dispone de solo 6 meses a contar desde la fecha de compra para reclamar al vendedor que responda de los vicios ocultos. Hay que tener en cuenta sin embargo que esta reclamación es complicada porque normalmente la transmisión de viviendas usadas se realiza por "cuerpo cierto", donde el comprador conoce y acepta la finca en el estado en el que se encuentra
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