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Vado a vivere da solo: elementi del contratto d’affitto (1ª parte)8 min read

4 September 2019 7 min read

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Vado a vivere da solo: elementi del contratto d’affitto (1ª parte)8 min read

Reading Time: 7 minutes

Una volta che hai scelto il tipo di contratto di locazione che soddisfa meglio le tue esigenze, e hai fatto la saggia scelta di registrarlo all’Agenzia delle Entrate (che poi in realtà è un obbligo! –> Scopri quali sono le conseguenze negative dell’affitto in nero), sai quali sono gli elementi del contratto d’affitto? Insomma, sai cosa andrai a firmare? Magari questo articolo ti aiuterà ad avere le idee un po’ più chiare sugli elementi del contratto d’affitto che dovresti, potresti o non dovresti ritrovare.

Ogni contratto d’affitto potrà avere le sue particolarità, ma in linea generale possiamo trovare in ogni contratto degli elementi che servono a individuare:

  1. chi sono le persone che si obbligano a rispettare il contratto d’affitto (proprietario e inquilino/i);
  2. l’oggetto del contratto d’affitto (es. un appartamento);
  3. chi deve fare cosa.

Soffermiamoci su quest’ultimo punto…un po’ generico! Eccoti una lista di alcuni elementi del contratto d’affitto che è utile conoscere (1ª parte).

Durata, rinnovo, canone e modalità di pagamento

Della durata e del rinnovo del contratto d’affitto abbiamo già parlato in un altro articolo, e non c’è molto da aggiungere. Sappi che, salvo casi particolari, la durata del contratto è imposta dalla legge, quindi NON può decidere “a caso” il proprietario o l’inquilino.

Per quanto riguarda il canone (l'”affitto da pagare” —> Sapevi che il contratto di locazione a canone concordato permette spesso di avere un canone più basso rispetto al contratto a canone libero?), è solitamente indicato il totale annuo da pagare e il numero di rate (mensili, bimestrali, trimestrali, ecc.). Quanto alle modalità di pagamento, invece, è sufficiente aggiungere che spesso sono indicate nel contratto d’affitto, ma non necessariamente. Infatti, per tornare allo schema del “chi-fa-cosa”, è importante che l’inquilino paghi l’affitto, rispettando così il suo obbligo. Quello che ti consiglio è di pagare l’affitto con un metodo tracciabile: bonifico, tutt’al più assegno, insomma cerca di evitare i contanti.

Le spese condominiali

Un altro degli elementi del contratto d’affitto è l’indicazione delle spese condominiali, che possono essere più o meno elevate a seconda dei costi che coprono (informati prima di firmare!). Ad esempio, se un condominio ha il servizio di portineria e il riscaldamento centralizzato, questi costi rientrano nelle spese condominiali, che saranno sicuramente più alte. Possono rientrare nelle spese condominiali la manutenzione ordinaria dell’ascensore, pulizia scale, costi dell’amministratore di condominio, ecc.

Sapevi che le spese condominiali del Bosco Verticale a Milano si aggirano intorno ai 18.000 euro all’anno?! (Foto di Valentina Ricci)

Nei contratti d’affitto viene scritta una determinata cifra relativa alle spese condominiali, e poi si aggiunge la dicitura “salvo conguaglio” o formule simili.

Cosa significa?

Le spese condominiali possono variare di anno in anno, a seconda dei costi effettivamente sostenuti dal condominio. Di conseguenza, quello che viene scritto nel contratto d’affitto è un importo di massima, che potrebbe subire aggiustamenti una volta che l’amministratore di condominio invia al proprietario il resoconto delle spese effettive. Questi aggiustamenti sono appunto il “conguaglio”.

Facciamo un esempio

In un contratto d’affitto sono previsti 1.000 euro all’anno di spese condominiali. Alla fine dell’anno, l’amministratore di condominio invia al proprietario il resoconto delle spese effettive, che è di 900 euro. Il proprietario deve quindi restituire all’inquilino 100 euro di conguaglio, ossia la differenza fra le spese condominiali indicate nel contratto d’affitto e le spese effettivamente sostenute. Alla fine dell’anno successivo, invece, il resoconto delle spese indica un importo di 1.200 euro. In questo caso è l’inquilino a dover pagare 200 euro di conguaglio al proprietario.

Attenzione! Se ti è capitato di vedere contratti d’affitto che indicano delle spese condominiali molto alte e un canone piuttosto basso, e ti sei chiesto perché, ecco la spiegazione.

Le tasse (cedolare secca, imposta di registro…ne abbiamo parlato qui) si pagano in base al canone (l'”affitto da pagare”) e non in base alle spese. Di per sé, la regola è giusta: perché pagare delle tasse su una cifra che non è un ricavo ma una spesa? Provo a spiegartelo con l’esempio qui sotto.

Due scenari

Io e i miei coinquilini, per l’appartamento dove viviamo, paghiamo in totale 1.000 euro al mese = 12.000 euro all’anno.

Scenario A. Il proprietario dell’appartamento ha indicato nel contratto d’affitto un canone di 7.000 euro + spese condominiali di 5.000 euro (= 12.000 euro all’anno)salvo conguaglio, e ha optato per il regime della cedolare secca. Le tasse che dovrà pagare saranno pari a 1.470 euro (il 21% di 7.000) all’anno.

Scenario B. Il proprietario ha indicato nel contratto d’affitto un canone di 10.000 euro + spese condominiali di 2.000 euro (= 12.000 euro all’anno)salvo conguaglio. Sempre ipotizzando che abbia optato per il regime della cedolare secca, le tasse che dovrà pagare saranno pari a 2.100 euro (il 21% di 10.000), circa 600 euro in più rispetto allo Scenario A.

Lo so, lo so che finiamo sempre per fare calcoli…porta pazienza! (Foto di Chris Liverani su Unsplash)

Alla fine dell’anno, io e i miei coinquilini abbiamo chiesto una copia del resoconto delle spese, come è nostro diritto fare. È venuto fuori che le spese condominiali effettive erano pari a 1.500 euro.

Nello Scenario A, grazie al nostro amico “salvo conguaglio”, il proprietario ci dovrebbe restituire 3.500 euro (5.000-1.500), e così noi, invece di 12.000 euro, di fatto pagheremmo 8.500 euro. Nello Scenario B, invece, il proprietario ci dovrebbe restituire 500 euro (2.000-1.500), e noi andremmo a pagare 11.500 euro invece di 12.000.

Fin qui tutto bene.

Nella pratica, però, cosa succede? Spesso succede che gli inquilini non richiedono il resoconto delle spese effettive e i proprietari non lo inviano spontaneamente. Di conseguenza non ci sono conguagli e può capitare che il proprietario abbia un risparmio fiscale illegittimo. Nel nostro esempio, se io e i miei coinquilini non avessimo richiesto il resoconto delle spese, avremmo pagato 12.000 euro e il proprietario avrebbe ricevuto dei soldi “puliti”, senza pagarci sopra le tasse (nello Scenario A 3.500 euro, nello Scenario B 500 euro).

Naturalmente l’episodio si può ribaltare e può capitare che le spese dichiarate nel contratto d’affitto siano inferiori rispetto a quelle sostenute dal proprietario. In questo caso, se il proprietario non comunica il resoconto agli inquilini, e questi non pagano la differenza di spese, non solo non ha un risparmio fiscale illegittimo, ma dovrà anche pagare più di quanto ricevuto dagli inquilini.

Tutto ciò per dire: c’è un motivo se canone e spese condominiali sono indicati separatamente tra gli elementi del contratto d’affitto, è giusto che siano indicati in maniera quanto più corretta ed è un diritto esigere eventuali conguagli, sia da parte dell’inquilino che del proprietario.

Le altre spese (“oneri accessori”): a chi tocca pagarle?

Quello del “chi-paga-cosa”, per mia esperienza, è un tasto dolente. Diciamocelo: a nessuno fa granché piacere sborsare soldi e, nella pratica, quello degli oneri accessori è uno degli elementi del contratto d’affitto forse più dibattuti, nel corso della sua durata.

money bills
Sborsare soldi non piace a nessuno… (Foto di Artem Beliaikin su Unsplash)

Le utenze: luce, gas, internet, acqua corrente (a volte questa è ricompresa nelle spese condominiali), sono tutte spese che deve pagare l’inquilino. E ci sta. Consumi, paghi quello che consumi. E fin qui non ho mai sentito troppe lamentele (a parte le discussioni fra coinquilini per risparmiare sulle bollette…e allora è caccia a chi fa lavatrici semi-vuote e chi lascia le luci accese in tutta la casa).

Chi paga l’idraulico per il lavandino che perde? E l’operaio che ripara la tapparella? Il tecnico della caldaia? L’installazione dell’aria condizionata? E potrei continuare.

Il criterio generale è questo: le spese di piccola e ordinaria manutenzione e riparazione sono a carico dell’inquilino, tranne quando le riparazioni sono dovute a un caso imprevisto o alla vecchiaia della cosa da riparare. Le spese straordinarie, invece, sono a carico del proprietario. Semplice, no?

Nella pratica, non esattamente.

Non so se è successo anche a te, ma a me è capitato di abitare in appartamenti non proprio nuovissimi. Succede spesso nelle città universitarie: è tipico che gli studenti fuori sede vivano in appartamenti vecchi, al limite del fatiscente. Ecco: in quei casi, come si fa a decidere se la riparazione da fare è dovuta alla vecchiaia della cosa o a un suo normale uso? Per intenderci, la tapparella si è rotta perché non viene cambiata dagli anni ’60 o perché è normale che, usandola, si possa rompere?

Bella domanda.

Diciamo che la regola è lasciata a una più o meno libera interpretazione delle persone coinvolte nel contratto d’affitto, ma la tabella che trovi qui può esserti utile per capire quali spese spettano al proprietario e quali all’inquilino.

assicurati
È possibile assicurare la casa in affitto (Foto di Tumisu su Pixabay)

Attenzione! Le spese per la revisione obbligatoria della caldaia a gas sono a carico dell’inquilino, così come il risarcimento del danno in caso di incendio divampato nell’appartamento. Per coprire questo rischio (oltre a quello di perdite d’acqua, ad esempio) l’inquilino può stipulare una polizza assicurativa (in Francia è addirittura obbligatorio). Puoi informarti presso le compagnie di assicurazione o le banche che offrono prodotti assicurativi.

Ricapitolando…

Questa prima parte dell’articolo dedicato ai vari elementi del contratto d’affitto ha riguardato alcune puntualizzazioni su durata e rinnovo del contratto, modalità di pagamento del canone di locazione e spese. In sostanza, quello che devi tenere a mente è:

  • paga l’affitto (puntualmente e) con un metodo tracciabile, ad esempio bonifico o al massimo assegno
  • controlla quale importo viene indicato nel contratto d’affitto per coprire le spese condominiali, verifica che sia previsto un conguaglio e sappi che puoi esigere una copia del resoconto delle spese effettive
  • le spese a consumo sono a carico dell’inquilino, così come solitamente lo sono le spese di ordinaria e piccola manutenzione e riparazione. Le spese straordinarie sono a carico del proprietario
  • è possibile assicurare l’appartamento in affitto con delle polizze apposite, se ti interessa prova a informarti presso le compagnie di assicurazione o le banche che offrono prodotti assicurativi

Prossimamente parleremo di altri elementi del contratto d’affitto: cauzione, interessi maturati sulla cauzione e significato di “obbligazione solidale”. Ti sembrano concetti alieni? Allora leggi il prossimo articolo!

Dubbi/curiosità?

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

Al prossimo articolo!

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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    Kerassentials is a skincare and nail care product designed to promote healthy, strong nails and improve the overall condition of the skin. Combining natural and scientifically-backed ingredients, Kerassentials targets common issues such as fungal infections, brittle nails, and dry skin, providing a comprehensive solution for maintaining nail and skin health. https://sites.google.com/spsw.edu.pl/kerassentials-try/

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    EyeFortin is an all-natural eye-health supplement that helps to keep your eyes healthy even as you age. It prevents infections and detoxifies your eyes while also being stimulant-free. This makes it a great choice for those who are looking for a natural way to improve their eye health. https://sites.google.com/spsw.edu.pl/eyefortin/

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    Burn Boost is a dietary supplement designed to aid in weight management and fat loss. Combining a blend of natural ingredients, Burn Boost aims to increase metabolism, enhance energy levels, and support overall weight loss efforts. This article explores the composition, benefits, clinical evidence, and user experiences related to Burn Boost. https://sites.google.com/spsw.edu.pl/burnboost/

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  • binance

    I don't think the title of your article matches the content lol. Just kidding, mainly because I had some doubts after reading the article.

  • galabet

    thx for content is good everthing.

  • rüyada hazine aramak

    rüyada hazine aramak

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