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Vado a vivere da solo: elementi del contratto d’affitto (2ª parte)7 min read

30 September 2019 6 min read

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Vado a vivere da solo: elementi del contratto d’affitto (2ª parte)7 min read

Reading Time: 6 minutes

Completiamo l’articolo sugli elementi del contratto d’affitto con questa 2ª parte (qui la 1ª parte), che spero ti possa essere utile a capire cosa aspettarti quando ti ritrovi a firmare.

Ricapitolando, è vero che ogni contratto d’affitto potrà avere le sue particolarità (sempre nei limiti che impone la legge!), ma sicuramente indicherà:

  1. chi si obbliga a rispettare il contratto d’affitto (proprietario e inquilino/i);
  2. cosa viene dato in affitto (es. un appartamento);
  3. chi deve fare cosa.

Nel precedente articolo ci siamo soffermati prevalentemente sulle varie spese (spese condominiali, oneri accessori…), in questo articolo completiamo la lista degli altri elementi del contratto d’affitto che è utile conoscere.

Cauzione

elementi del contratto d'affitto: la cauzione ha una funzione di garanzia
La cauzione ha la funzione di garantire il proprietario contro eventuali danni. (Crediti foto: Unsplash)

La cauzione (o deposito cauzionale) è uno degli elementi che troverai sicuramente in un contratto d’affitto. Si tratta di una somma di denaro che, per legge, non può superare le 3 mensilità (= 3 canoni, escluse le spese). È una garanzia che serve al proprietario nel caso in cui, alla scadenza del contratto, l’inquilino abbia causato dei danni all’appartamento.

Se alla scadenza del contratto non hai provocato danni, stai sereno. Hai diritto a farti restituire la cauzione.

Se invece, sempre alla scadenza del contratto, il proprietario lamenta di avere subìto dei danni…NON può decidere autonomamente di tenersi la cauzione, ma deve aspettare che un giudice gli riconosca (o meno) il diritto a tenersela e in che proporzione.

Personalmente, uno dei primi anni in cui vivevo in affitto, mi è capitato di vedermi trattenere parte della cauzione che avevo pagato perché, secondo il proprietario, io e le mie coinquiline avevamo causato alcuni danni all’appartamento. Non sapendo che il proprietario aveva diritto a ricevere la cauzione solo dopo la decisione di un giudice, abbiamo lasciato perdere…e non sapremo mai se la somma che ci ha trattenuto fosse adeguata e soprattutto se fosse giusto che non ci venisse restituita! Quindi: non cascarci anche tu!

Interessi maturati sulla cauzione

Alla scadenza del contratto, se tutto va come deve andare, abbiamo detto che riceverai la cauzione che hai versato al momento della firma del contratto d’affitto.

Non solo.

elementi del contratto d'affitto: interessi legali maturati sulla cauzione
Sulla cauzione maturano sempre gli interessi! (Crediti foto: Pixabay)

La legge stabilisce che sulla cauzione che hai versato maturino degli interessi, e che il proprietario è obbligato a pagarli all’inquilino alla fine di ogni anno (o alla scadenza del contratto d’affitto). Cosa che, te lo dico, non succede praticamente mai. E ti tranquillizzo subito: non ti arricchirai con e non ti impoverirai senza quei soldi, perché si tratta davvero di somme piccoline…su una cauzione di 1000 euro, ad esempio, nell’anno 2019 avresti potuto ricevere ben 8 euro!

Quello che ti dovrebbe saltare all’occhio, però, è che può capitare che nel contratto d’affitto ci sia scritto che la cauzione “non produce interessi”, è “infruttifera” o formulazioni simili. Ecco, questa clausola NON dovrebbe essere contenuta nel contratto. E anche se ci fosse, non potrebbe essere applicata. Insomma, nella pratica sarà molto, molto probabile che tu e i tuoi coinquilini non riceviate mai gli interessi maturati sulla cauzione che avete versato, e di certo non vi metterete a fare causa al proprietario per i famosi 8 euro di cui parlavo prima. Ma è comunque bene sapere che, in realtà, sarebbe un vostro diritto riceverli, a prescindere da quello che c’è scritto nel contratto d’affitto.

Canone v. cauzione

elementi del contratto d'affitto: canone v. cauzione
Crediti foto: Pixabay

Se il canone di locazione è la somma che l’inquilino paga ogni mese al proprietario come “prezzoper l’affitto del suo appartamento, la cauzione è la somma che l’inquilino paga al proprietario come garanzia per eventuali danni. Sono dei pagamenti che vengono fatti per scopi ben precisi e diversi, ma molto spesso succede che, tra proprietario e inquilino, ci si accordi in modo da utilizzare la cauzione per pagare le ultime mensilità prima della scadenza del contratto d’affitto.

È sbagliato? Be’, dal momento che una somma è un prezzo e l’altra somma è una garanzia…è concettualmente sbagliato.

È illegale? Assolutamente no! Quindi, nella pratica, proprietario e inquilino possono fare un po’ come vogliono, una volta che hanno trovato un accordo sulla questione. Quello che ti consiglio, però, è appunto di consultare il proprietario. Che non ti venga in mente di smettere di pagare le ultime mensilità senza avvisare il proprietario!

Se nel contratto d’affitto c’è scritto che la cauzione “non è imputabile in conto canoni” o formulazioni simili, allora significa che è già stato deciso che la cauzione NON può essere utilizzata per pagare le ultime mensilità prima della scadenza del contratto. E allora ribadisco: soprattutto in questo caso non farti venire in mente di smettere di pagare le ultime mensilità senza il consenso del proprietario!

Obbligazione solidale

Vediamo l’ultimo fra quelli che penso siano i principali elementi del contratto d’affitto.

A differenza della cauzione, che si ritrova praticamente sempre, l’obbligazione solidale si può trovare (non è detto) nei contratti d’affitto dove è coinvolto più di un inquilino.

Vediamo di cosa si tratta facendo un esempio.

Poniamo che tu e i tuoi due coinquilini prendiate un appartamento in affitto a 900 euro al mese (e ovviamente gestirete la convivenza con RoomMate 😉 ).

elementi del contratto d'affitto: obbligazione solidale
L’obbligazione solidale lega tutti i coinquilini al pagamento di tutto il canone. (Crediti foto: Unsplash)

Se il contratto d’affitto prevede che tutti e tre gli inquilini siano obbligati solidalmente (o obbligati in solido) a pagare i 900 euro, il proprietario sarà soddisfatto solo quando li riceverà fino all’ultimo centesimo. Non importa da chi: potete pagare 300 euro a testa, 400-300-200, 500-200-200, 800-50-50… Questo significa che se uno dei coinquilini non paga la sua parte oppure dà la disdetta (recede dal contratto) e non riuscite a trovare un sostituto, il proprietario ha tutto il diritto di esigere da uno degli altri coinquilini (o da entrambi) di farsi versare la parte del canone non ancora pagata.

Diversamente, se è stato previsto nel contratto d’affitto che ciascun coinquilino deve pagare 300 euro (e questa si chiama obbligazione parziaria), senza obbligazione solidale, poco importa cosa fanno gli altri coinquilini, il proprietario non potrà esigere più di 300 euro da ogni coinquilino. A maggior ragione questo varrà se vengono firmati 3 contratti d’affitto separati.

Cosa conviene fare? Be’, dipende se sei proprietario o inquilino 🙂 L’obbligazione solidale va a maggior vantaggio del proprietario, l’obbligazione parziaria va a maggior vantaggio dell’inquilino. In generale, comunque, mi è capitato molto più spesso di vedere contratti d’affitto con l’obbligazione solidale rispetto a quelli con l’obbligazione parziaria.

Regime fiscale

Quando il proprietario riceve il canone d’affitto, riceve un reddito su cui deve pagare delle tasse. Il tipo di tassazione (o regime fiscale) può essere scelto dal proprietario tra le due alternative della tassazione ordinaria e della cedolare secca, e la scelta va dichiarata nel contratto d’affitto. Se non c’è nessuna specificazione, il contratto è soggetto alla tassazione ordinaria, mentre è obbligatorio dichiarare espressamente se si sceglie la cedolare secca.

In ogni caso ti consiglio di leggere questo articolo dove ho parlato più in dettaglio della questione.

Ricapitolando…

Spero che questa seconda e ultima parte dell’articolo, dedicato a scoprire quali sono gli elementi del contratto d’affitto più comuni, ti sia stato utile. In breve, di questa seconda parte ricorda che:

  • la cauzione non può superare le 3 mensilità e deve essere restituita alla scadenza del contratto d’affitto nel caso in cui il proprietario non subisca danni. Se subisce danni, deve attendere che un giudice decida se e in che misura può trattenere la cauzione.
  • sulla cauzione maturano degli interessi che il proprietario ha l’obbligo di pagare all’inquilino, a prescindere da quello che viene previsto nel contratto d’affitto.
  • cauzione e canone hanno funzioni diverse, ma capita spesso che quando il contratto è vicino alla scadenza ci si accordi per usare la cauzione come pagamento delle ultime mensilità.
  • se nel contratto d’affitto è prevista un’obbligazione solidale, ciascun coinquilino potrebbe essere chiamato a pagare tutto il canone nel caso in cui alcuni coinquilini non pagassero la propria parte o se lasciassero l’appartamento senza trovare un sostituto.
  • il regime fiscale a cui è sottoposto il contratto d’affitto viene scelto dal proprietario, ma lo deve dichiarare nel contratto.

Dubbi/curiosità?

Scrivici o commenta qui sotto! Cercheremo di venirti incontro e sciogliere i tuoi dubbi.

A presto!

RoomMate si è adoperata per garantire una gestione digitale della locazione con standard professionali introvabili sul mercato. Offrendo un’App gratuita per l’inquilino, attraverso la quale il proprietario/locatore può gestire comunicazioni, documenti e pagamenti, è lo stesso inquilino ad essere attratto dalla professionalità del locatore.

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    PotentStream is a dietary supplement designed to enhance male vitality, energy levels, and overall performance. Combining a blend of potent natural ingredients, PotentStream aims to provide a comprehensive solution for men experiencing issues related to low energy, reduced libido, and decreased stamina. This article explores the composition, benefits, clinical evidence, and user experiences of PotentStream. https://sites.google.com/spsw.edu.pl/potentstream/

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