2019 год побил все рекорды количеству новых законов на рынке недвижимости

2019 год побил все рекорды количеству новых законов на рынке недвижимости

С 1 января 2019 г. законодательство в сфере ЖКХ и недвижимости  претерпело большие изменения. В среднем государство принимало по два-три  закона в месяц. А основной пик нормотворческой деятельности пришелся на  февраль — начало августа 2019 г. Теперь Дума ушла на каникулы. Можно  передохнуть и подвести промежуточные итоги. В этой статье я расскажу  читателям об основных новеллах, принятых или вступивших в силу в текущем  году.

Изменение законодательства в сфере ЖКХ

Только  в первой половине года государство приняло сразу шесть законов, внёсших  поправки в ЖК РФ. Среди них особо отмечу запрет на размещение в жилых  помещениях многоквартирных домов гостиниц и хостелов.[1] А ещё  законодатель запретил управляющим компаниям, ТСЖ, кооперативам, РСО и  другим организациям в сфере ЖКХ уступать права требования по оплате  услуг ЖКХ банкам и коллекторским агентствам.[2] То есть теперь  коллекторы не смогут покупать долги граждан за ЖКХ.

В конце мая  государство уточнило и усложнило порядок перевода жилого помещения в  нежилое.[3] Теперь коридор (или проход), обеспечивающий вход в квартиру  или комнату, не может одновременно предоставлять доступ и в нежилое  помещение. Кроме того, владелец квартиры/комнаты, желающий переделать её  в коммерческую недвижимость, обязан получить на это согласие каждого  собственника примыкающих помещений. Дополнительно он должен заручиться  поддержкой большинства собственников, обладающих, опять же, большинством  голосов в доме (или в подъезде). Свое решение по этому вопросу  собственники фиксируют в протоколе общего собрания.

Остальные  изменения в ЖК РФ, принятые в январе — апреле 2019 года, касаются  порядка аккумулирования денежных средств Фондом капитального ремонта.  Впрочем, эти нормы никак не влияют на домовладельцев. Кроме одной  статьи. Она запретила чиновникам, оформляющим льготы по уплате платежей  на капитальный ремонт, требовать от граждан справку об отсутствии  задолженности. В настоящее время служащие сами должны запрашивать такие  сведения у регионального оператора.[4]

С 1 января начали  действовать нормы ЖК РФ, регулирующие некоторые аспекты расторжения  договора социального найма, когда в помещении проживают дети — сироты, а  также если в квартире вместе с несовершеннолетними зарегистрированы  родители, лишенные родительских прав, и их совместное проживание с  детьми невозможно.[5]

Ну и наконец, 4 августа вступил в силу закон  о страховании жилья при чрезвычайных ситуациях. Он был принят ещё в  прошлом году[6] и предполагает добровольное страхование жилищ от  чрезвычайных ситуаций. Каждый субъект РФ должен разработать региональную  программу такого страхования и внедрить ее. Пилотные программы сейчас  действуют только в нескольких регионах. К ним относятся Московская,  Тюменская, Новосибирская области, Санкт-Петербург и некоторые другие  субъекты РФ.

Поправки в закон о регистрации недвижимости

Естественно,  государство не могло обойти вниманием и закон о регистрации  недвижимости. Так, сведения о том, что объект является садовым домиком,  будут теперь вноситься в кадастр недвижимости.[7] Кроме того,  законодатель обязал Росреестр уведомлять заказчика и исполнителя  комплексных кадастровых работ о поступлении заявления о кадастровом  учете участков, расположенных на территории, где проводились комплексные  кадастровые работы.

С сентября 2019 г. расширится и перечень  оснований для приостановления внесения сведений в ЕГРН (при  осуществлении кадастрового учета и регистрации прав). Так, Росреестр  приостановит внесение информации в ЕГРН, если в ходе уточнения сведений о  границах и площади земельного надела на основании карты — плана его  новая площадь окажется более чем на 10% меньше площади уже указанной в  реестре.

Кроме того, государство возложило на местную власть  обязанность направлять в Росреестр информацию о признании ею жилого дома  садовым и, наоборот, садового — жилым для последующего внесения  сведений в ЕГРН.

Львиную долю поправок, внесенных в закон в 2019  г., составляют нормы о работе УФРС (управления Росреестра) с выявленными  ошибками в ЕГРН. Правда, в основном речь идет об ошибках, касающихся  муниципальных объектов, поселков, лесничеств и так далее.

Однако  для граждан гораздо большее значение имеют другие новеллы. Речь идет о  нормах, отменивших обязательное нотариальное удостоверение договоров,  заключаемых одновременно всеми участниками долевой собственности, при  отчуждении или ипотеке своих долей по одной сделке. Иными словами, если  сособственники решили оформить ипотеку на свои доли в одном банке по  одному договору, то эта сделка больше не подлежит нотариальному  удостоверению.

Остальные изменения, внесенные в закон о  регистрации недвижимости, касаются уточнения перечня документов,  необходимых для регистрации договоров долевого участия, а также  терминологии, вызванной вступлением в силу в 2019 году закона о ведении  гражданами садоводства и огородничества.

Однако обзор будет  неполным, если я не скажу о самых последних поправках. Они приняты в  августе этого года.[8] Законодатель ввел новое правило. В соответствии с  ним заявитель может направить в Росреестр документы в электронной  форме, подписанные усиленной квалифицированной электронной подписью  (УКЭП), для внесения сведений в ЕГРН о прекращении и переходе права на  недвижимость, только если он заранее внес в ЕГРН запись о самой  возможности направления документов в электронном виде. Эта новелла  ставит очередной заслон перед мошенниками.

Изменения в закон об ипотеке

Поправки  в закон об ипотеке связаны с принятием нормативного акта о возможности  изменении условий кредитного договора или в просторечии «закона о  кредитных каникулах». Напомню, что он позволил заемщикам, попавшим в  тяжелую жизненную ситуацию, потребовать от кредитора предоставить им  особый льготный период. В течение данного времени ипотечник вправе  делать уменьшенные платежи или вовсе не платить по кредиту.[9]  Соответственно, в законе об ипотеке появились ссылки на возможность  изменения договора по требованию заемщика. Остальные поправки касаются  порядка внесения изменений в электронную закладную.

Кроме того, в  этом году государство внесло изменения, касающиеся залога  сельскохозяйственных земель. Оно указало, что их стоимость можно  определять и без рыночной оценки, исходя из кадастровой стоимости,  указанной в ЕГРН.

Новеллы закона об участии в долевом строительстве

Закон  о долевом участии в строительстве также ежегодно претерпевает огромные  изменения. В этом смысле 2019 год не стал исключением. В конце июня  государство внесло в нормативный акт очередные поправки.[10] Оно  распространило его сферу действия не только на жильё, но и на нежилые  помещения, запретило привлекать деньги на возведение многоэтажных домов  путем реализации ценных бумаг, дающих право требовать предоставления  помещения после завершения стройки, разрешило девелоперам (при  определенных условиях) расторгать договор банковского счета с  уполномоченной кредитной организацией. Кроме того, власть позволила  заключать ДДУ в электронной форме с использованием усиленной  квалифицированной электронной подписи, отменило обязательную регистрацию  в ЕГРН договоров уступки прав требования штрафов, пени и неустоек,  вытекающих из неисполнения обязательств по договорам долевого участия,  приравняло ЖСК, достраивающие проблемные объекты, к застройщикам и так  далее.

Одновременно этот же нормативный акт внес новеллы и в закон  о банкротстве. Он поставил арбитражных управляющих в определенную  зависимость от Фонда зашиты прав дольщиков и существенно изменил  процедуру банкротства девелопера, если публично-правовая компания решила  достроить проблемный объект за счет собственных средств. Кроме того,  государство гарантировало дольщикам выплату компенсаций, даже если  строительная компания не делала отчисления в компенсационный фонд.

Изменения в Градостроительный кодекс

Если  говорить честно, то изменения, внесенные в ГрК в 2019 г., малоинтересны  российскому обывателю. Они не затрагивают его напрямую. Но сказать о  них надо, может, даже вдвое больше, чем обо всем остальном особенно  интересном. Без этих новелл обзор будет неполным.

Законодатель  уточнил и расширил полномочия госорганов в части ведения информационных  ресурсов в сфере строительства, исключил из Кодекса понятие «лесопарк»,  ввел нормы, требующие согласования генерального плана при возведении  объектов, которые могут негативно повлиять на окружающую среду, убрал в  некоторых статьях ГрК РФ фразы, отсылающие к другим нормам этого же  Кодекса, заменив их поясняющими предложениями. Читать стало легче.  Теперь не надо прерываться, искать нужную статью, а затем возвращаться к  прерванному чтению.

Государство ввело понятие информационной  модели строительства. Она представляет собой все сведения о конкретном  объекте и этапах работы с ним (изыскания, строительство, реконструкция,  снос и так далее) в электронном формате. Кроме того, законодатель  уточнил многие моменты подготовки и изменения проектной документации.

Изменения в НК РФ

Говоря  о законах, принятых или вступивших в силу 2019 году, нельзя  игнорировать НК РФ. Ведь поправки, внесенные в него, также иногда  касаются недвижимости. Правда, в этом году их было немного. Так, в июле  законодатель признал, что материальная выгода, полученная заемщиком в  результате использования права на «ипотечные каникулы», не является  доходом и не подлежит налогообложению.[11] Кроме того, государство  перестало считать объектом налогообложения безвозмездную передачу в  собственность субъектам РФ и местным властям объектов социального и  культурного назначения. Данная новелла учитывает интересы предприятий,  учреждений и застройщиков, на балансе которых находится подобная  недвижимость.[12]

Этот же нормативный акт внес небольшие поправки и  в процедуру земельного налогообложения. Так, граждане, имеющие трех и  более несовершеннолетних детей, получили льготу по уплате налога на  землю. Их налогооблагаемая база уменьшается на кадастровую стоимость 600  квадратных метров площади надела. Кроме того, эти же лица получили  льготы и по налогу на жильё. Кадастровая стоимость их квартиры или  комнаты уменьшается на кадастровую стоимость 5 метров, а дома — на 7  квадратных метров.

Далее, собственники, имеющие два и более  объекта и обладающие правами на льготы, имеют право выбрать недвижимость  для льготного налогообложения не до 1 ноября, как было раньше, а до 31  декабря. В свою очередь ИФНС получила право самостоятельно выбрать  объект для льготного налогообложения, если человек не известил инспекцию  и не отказался от льготы.

Ну, и наконец, именно апрельский закон  установил, что налогообложение недвижимости, прекратившей свое  существование в результате гибели и уничтожения, прекращается с 1 числа  месяца, в котором она была уничтожена.

Выводы

Как  мы можем видеть, законодатель принимает законы в сфере ЖКХ и  недвижимости своеобразными «пулемётными» очередями. И это не считая  нормативных актов, принятых ранее и вступивших в силу в 2019 г. Чем  вызвана такая активность государства? Прежде всего, это своеобразная  реакция на жизнеспособность ранее принятого нормативного акта. Власть  публикует закон, тестирует его, собирает сведения и, если выявляются  отклонения и недостатки, то оперативно изменяет его. Это касается,  прежде всего, регулирования применения кадастровой стоимости, «мусорной»  реформы, а также долевого участия в строительстве.

Остальные  поправки вызваны вновь появившимися обстоятельствами. Например,  мошенничество с УКЭП при внесении сведений в ЕГРН повлекло за собой  издание закона о необходимости предварительного внесения в реестр записи  о самой возможности подобной регистрации, а введение льготного периода  для заемщиков привело к появлению новелл, обеспечивающих данную  процедуру. Так что все логично и понятно. Идет обычная законотворческая  деятельность. Другой вопрос, что подобная «работа над ошибками» слишком  часто меняет правила игры в сфере недвижимости. А это нервирует  обывателей и бизнес.

[1] Федеральный закон № 59 — ФЗ от 15.04.2019 года.

[2] Федеральный закон № 214 — ФЗ от 26.07.2019 года.

[3] Федеральный закон № 116 — ФЗ от 29.05.2019 года.

[4] Федеральный закон № 1 — ФЗ от 22.01.2019 года.

[5] Федеральные законы №№ 217 — ФЗ, 226 — ФЗ, 267 — ФЗ от 29.07.2017 года.

[6] Федеральный закон № 320 – ФЗ от 03.08.2018 года.

[7] Федеральный закон № 150 — ФЗ от 17.06.2019 года.

[8] Федеральный закон № 286 — ФЗ от 02.08.2019 года.

[9] Федеральный закон № 76 — ФЗ от 01.05.2019 года.

[10] Федеральный закон № 151 — ФЗ от 27.06.2019 года.

[11] Федеральный закон № 158 — ФЗ от 03.07.2019 года.

[12] Федеральный закон № 63 — ФЗ от 15.04.2019 года.

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