Squatters

[steve watson]

Sorry forgot to attach email

Steve

OKUPAS:

En muchas comunidades de propietarios se da este tipo de hechos que desgraciadamente en periodo de pandemia, han aumentado sobre todo en comunidades de propietarios de segundas residencias.

Existe desconocimiento en cuanto a la forma desde el punto de vista jurídico de proceder para conseguir el desalojo en estas situaciones.

Muchos propietarios recurren a su administrador de fincas colegiado para buscar una solución al problema y obtener el desahucio de los ocupantes ilegítimos.

¿Qué puedo hacer?

Es obligación de cada propietario el buen mantenimiento de todas sus propiedades y evitar que perjudiquen al resto de propietarios. Esto lo dice el artículo 9.b. de la Ley de Propiedad Horizontal, lo que significa que será el propietario/a de la finca ocupada quien tenga la responsabilidad de actuar en caso de que se produzca una ocupación en su vivienda. La comunidad no puede actuar en nombre del afectado, ya que es un derecho particular y exclusivo de esa persona.

Pasos a seguir por el titular de la finca atendiendo a la naturaleza del uso de la finca:

1. VIVIENDA PRINCIPAL:

a. Realizar una sencilla denuncia ante la comisaría de la policía nacional o, en su defecto, de la guardia civil.

b. Aportar pruebas que demuestren la propiedad del inmueble: facturas de luz, agua escrituras, empadronamiento, etc).

Desgraciadamente, por regla general para conseguir la orden judicial se deberá esperar un periodo de varios meses.

 

2. SEGUNDA RESIDENCIA:

Si la propiedad se trata de una segunda residencia, nuestro consejo es que acudas a la vía civil. Es decir, contratar abogado y plantear una demanda. Lo habitual en la zona de Alicante es que pasen entre 5 y 7 meses en obtener resultados.

3. PISOS DE BANCOS O EMPRESAS:

Debe ser la propia entidad quien ACTÚE e inicie el proceso judicial. Conviene saber que la resolución de las demandas en este caso es algo más larga y costosa que en los casos de particulares.

 

¿Qué pueden hacer los vecinos, la comunidad o el administrador?

Los vecinos, deberán tener paciencia, ya que la presencia de okupas podrá durar varios meses o años en algunos casos

Sólo en caso que los ocupas causen algún tipo de daño, desperfectos o ruidos a los vecinos éstos podrán ejercer acciones o que los daños o ruidos sean en las zonas comunes, ahí será la comunidad de vecinos quien podrá ejercer acciones legales contra ellos por estos hechos y no por el hecho de la ocupación ilegal. Será el presidente de la comunidad, al ser el representante legal de la misma, quien deberá realizar la denuncia ante la policía nacional o guardia civil. Imprescindible acudir con pruebas que acrediten los daños causados y/o testigos que puedan confirmar al autor con la finalidad de facilitar la labor de identificación a las autoridades policiales.

¿Y el administrador de fincas, puede hacer algo?

Teniendo en cuenta lo dicho anteriormente, un administrador de fincas no tiene potestad para ejercer ninguna acción legal para desalojar a los ocupas de una finca. Su papel puede ser importante en cuanto a localizar y advertir al propietario al que su vivienda ha sido ocupada y en la labor de asesoramiento. Y en los casos de daños en elementos comunes facilitar al Presidente la documentación que acredite los daños sufridos en el caso de elementos comunes y también podrá gestionar con la compañía de seguros de la comunidad, lo que proceda.

ACCIÓN EXPRESS: ¡límite 48 horas!

Cuando se pueda demostrar que los “OCUPAS” se encuentran en el inmueble en un periodo menor de 48 horas. En ese momento, la policía podrá echarlos sin ningún tipo de orden judicial, siempre y cuando logren entrar en la vivienda.

PREVENCIÓN:

¿Qué puedo hacer para prevenir la ocupación ilegal de mi vivienda?

1º Instalar un sistema de alarma en la vivienda, sobre todo en segundas residencias.

2º Cámaras de vigilancia. Las grabaciones pueden servir como prueba judicial y ser claves para el desalojo eficiente y rápido de los ocupas.

Ojalá no te ocurra, pero si es así, esperamos que estos consejos sean de utilidad.

Recibe un abrazo.

 

English version:___________________________________________________

SQUATTERS:

In many Owners’ communities, this kind of situation occurs, which unfortunately in the pandemic period, has increased especially in Owners’ Communities of second/holiday houses for the owners.

There is a lack of knowledge, from the legal point of view, as to how to proceed to achieve eviction in these situations.

Many property’s owners turn to their community administrator to find a solution to the problem and to obtain the eviction of squatters.

What can I do?

It is the obligation of each owner to properly maintain all their properties and prevent them from harming the other owners. This is stated in article 9.b. of the Horizontal Property Law, which means that it will be the owner of the occupied property who has the responsibility to act in the case of an occupation in his house. The community cannot act on behalf of the affected party, since it is a particular and exclusive right of that person.

Steps to be followed by the owner of the property according to the nature of the use of the property:

1. MAIN HOUSING (where you live):

a. Make a usual denounce into the national police station or to the civil guard.

b. Provide evidence that proves ownership of the property: electricity bills, water bills, house deeds, registration, etc.).

Unfortunately, generally, you will have to wait a period of several months to get the court order.

2. SECONDLY HOUSE (holidays house):

Si la propiedad se trata de una segunda residencia, nuestro consejo es que acudas a la vía civil. Es decir, contratar abogado y plantear una demanda. Lo habitual en la zona de Alicante es que pasen entre 5 y 7 meses en obtener resultados.

If the property is a secondly house (holidays house), our advice is to proceed by legal way. It means, hire a lawyer and file a legal lawsuit. The usual situation in Alicante area is to spend between 5 and 7 months to obtain results.

 

3. BANK OR COMPANIES’ PROPERTIES

The entity itself must ACT and initiate the judicial process. It should be noted that the resolution of the claims in this case is somewhat longer and more expensive than in the cases of individuals.

 

What can the neighbors, the community or the administrator do?

Neighbors should be patient, since the presence of squatters may last several months or years in some cases

Only in case the occupants cause some kind of damage, breakdown or noise to the neighbors, they can take action or in case the damage or noise is in the common areas, there it will be the Owner’s Community who will be able to take legal action against them for these facts and not because of the illegal occupation. It will be the President of the Owners’ Community, being the legal representative of the community, who must make the complaint to the National Police or Civil Guard. It is essential to come with evidence that proves the damage caused and / or witnesses that can confirm the author in order to facilitate the identification of the police authorities.

And can the Administrator of the community do anything about it?

Taking into account the aforementioned, a Community’s Administrator does not have the power to exercise any legal action to evict the occupants of a house or property. His role can be important in locating and advising the landlord/owner who’s house has been occupied and in advising the owers. And in cases of damage to common elements, provide the President with the documentation that proves the damage suffered in the case of common elements and may also manage with the community insurance company, as appropriate.

EXPRESS ACTION: maximum 48 hours!!

When it can be proved that the "SQUATTERS" are in the property for a period of less than 48 hours. At that time, the police will be able to evict them without any kind of judicial order, as long as they manage to access inside the house.

PREVENTION:

What can I do to prevent the illegal occupation of my home?

1º To install an alarm system in the house, especially in second/holidays properties.

2º To install surveillance cameras. The recordings can be used as judicial evidence and be key to the efficient and quick eviction of the squatters.

Ojalá no te ocurra, pero si es así, esperamos que estos consejos sean de utilidad.

Best wishes

[Derek]

Sounds to me that you will get a follow up from a Company trying to sell you a security camera and a alarm system.

I think the term is scare mongering.

If you not in Spain right now just keep am eye on you electricity bill and you will soon see if you have swatters or not.

Why worry as you can't do anything about it anyway if you are not in Spain.

Derek

 

[martin]

This is good advice. I know of a case where it took over 6 months for a house to be recovered.

[Tony Gillam]

Sounds as bad, if not worse, than the UK then. I'd have expected a swifter and more robust response from the Guardia, it being Spain.

[John H]

The law in Spain is firmly stacked on the side of squatters and tennant's, a guy we knew had some long term tennant's who lost their jobs in 2008 and couldn't pay their rent.... following legal procedures it too him 30 months to get them out, all their other debts also stayed charged against the house.
An awful and very costly experience.

Regards all

John

[DaveG]

The law in Spain is firmly stacked on the side of squatters and tennant's, a guy we knew had some long term tennant's who lost their jobs in 2008 and couldn't pay their rent.... following legal procedures it too him 30 months to get them out, all their other debts also stayed charged against the house.
An awful and very costly experience.

Regards all

John

Yes John I had neighbours who suffered something similar, it took over 2 years and around €5000 to remove them.

I made a vow then that if anybody squatted in my house they would get a visit from some very unsavoury Manchester characters. By chance I would arrive a couple of hours later completely oblivious to the situation but very relieved.

[Derek]

The law in Spain is firmly stacked on the side of squatters and tennant's, a guy we knew had some long term tennant's who lost their jobs in 2008 and couldn't pay their rent.... following legal procedures it too him 30 months to get them out, all their other debts also stayed charged against the house.
An awful and very costly experience.

Regards all

John

Yes John I had neighbours who suffered something similar, it took over 2 years and around €5000 to remove them.

I made a vow then that if anybody squatted in my house they would get a visit from some very unsavoury Manchester characters. By chance I would arrive a couple of hours later completely oblivious to the situation but very relieved.

The Spanish jails are not that comfortable. You could be put away for a long time. Unfortunately the system does not appear to be as efficient as in the North of England.

Derek

[John H]

Morning Dave, completely off subject, I know Manchester pretty well but I've been well and truly shocked over the last two weeks watching The Detectives on BBC, absolutely frightening to realise that there are folk like that sharing our streets.....if they knocked on your door you'd be out in a flash.

Regards all

John

[Derek]

Hi John

I am sure you are right but thankfully most of us abide by the law that protects us all. That post was a bit tough guy talk but I am a firm believer in the judicial system here and in Spain.

Here is the UK I have a landlord insurance and providing references are correctly obtained it covers me for loss of rent should the tenant default and the legal cost involved in eviction. I suspect a similar insurance is possible in Spain. Cut corners when letting and pay the price.

Derek

[ian-steele]

I suspect that there are 100's of empty properties as owner's are unable to go to their homes as Brits, swedes etc are unable to fly out, many have been empty for 12 months probably June before flights will resume to & fourth to Alicante, its a squatters paradise.

[loser]

Heard of a few cases in our other area (el campello) where squatters have been caught and evicted due to observant neighbors. So good neighbors and a motion activated camera (don't need more than a sim card for internet access) that shoots you an email with pictures if anything moves inside the house makes me sleep better 🙃

[BeachLife]

I've got a couple of those Amazon Blink cameras. They work a treat and are wireless so you don't need to physically connect them to your router.

I would soon see anyone going over the wall into my garden

[DaveG]

Morning Dave, completely off subject, I know Manchester pretty well but I've been well and truly shocked over the last two weeks watching The Detectives on BBC, absolutely frightening to realise that there are folk like that sharing our streets.....if they knocked on your door you'd be out in a flash.

Regards all

John

Evening John, luckily most of us never see that part of Manchester too frequently and I would expect that other major cities have similar problems but as long as they only bump each other off that's got to be a good thing.

Hi John

I am sure you are right but thankfully most of us abide by the law that protects us all. That post was a bit tough guy talk but I am a firm believer in the judicial system here and in Spain.

Here is the UK I have a landlord insurance and providing references are correctly obtained it covers me for loss of rent should the tenant default and the legal cost involved in eviction. I suspect a similar insurance is possible in Spain. Cut corners when letting and pay the price.

Derek, whilst most of us thankfully abide by the law wherever we are, the law in Spain as John said sits fair square with the squatter or defaulting renter. I saw my neighbour age before my eyes as he and his wife had to return to Spain over and over again to stop in hotels before a court case only to see the squatter get another stay of execution; whilst watching their house being trashed and bills run up. They couldn't even get the water and electricity cut off.
These people are criminals who take advantage of the situation; when the disadvantages are pointed out to them most see reason fairly quickly and quietly move on - that's fact not tough guy talk and that would be my recourse in that situation.

[NickiH]

The criminals in my mind are the Spanish government and the system to think this is the right way to tackle this. If I found squatters I would do something similar. Get them removed myself. Certainly wouldn’t wait for this farce to remove them legally.