El TJUE avala la limitación de la comisión de agencias inmobiliarias al 4%

El TJUE avala la limitación de la comisión de agencias inmobiliarias al 4% del precio de la compraventa o del alquiler

Compatibilidad con la normativa europea

El Tribunal de Justicia de la Unión Europea (TJUE) ha confirmado que la restricción de la comisión de las agencias inmobiliarias al 4% del precio de venta o alquiler es compatible con el artículo 15.3 de la Directiva 2006/123/CE, interpretado junto con los artículos 16 y 38 de la Carta de los Derechos Fundamentales de la Unión Europea (CDFUE). No obstante, esta limitación solo será válida si se ajusta a los principios de necesidad y proporcionalidad y no existen medidas menos restrictivas para alcanzar los objetivos previstos, como la promoción del acceso a la vivienda a precios asequibles y la protección de los consumidores mediante una mayor transparencia de los precios.

Procedencia del caso y cuestiones planteadas

Diferentes entidades del sector de intermediación inmobiliaria y el Consejo Nacional de la República de Eslovenia impugnaron ante el Tribunal Constitucional esloveno la Ley en Materia de Intermediación Inmobiliaria. Esta normativa establece la nulidad de cualquier contrato o cláusula contractual que exceda el límite del 4% en las comisiones de intermediación. La regulación se aplica a operaciones de compraventa y arrendamiento de viviendas por parte de personas físicas, considerando un valor contractual mínimo de 10.000 euros. Además, en caso de arrendamiento, la comisión no puede superar el importe de una mensualidad de renta.

Ante esta situación, el Tribunal Constitucional esloveno elevó cuestiones prejudiciales al TJUE para determinar si dicha legislación era compatible con el derecho de la Unión Europea.

Análisis del TJUE sobre la regulación

El TJUE estableció que, según la Directiva 2006/123/CE, una medida de este tipo puede ser admisible si cumple tres condiciones fundamentales:

  • No discriminación: La normativa debe aplicarse por igual a todas las empresas, sin distinción de nacionalidad o ubicación del domicilio social.
  • Interés general: La limitación debe estar justificada por una razón imperiosa de interés general, como la protección de los consumidores y el acceso a la vivienda asequible.
  • Proporcionalidad: Debe garantizarse que la restricción no va más allá de lo necesario para alcanzar los objetivos previstos y que no existen alternativas menos restrictivas con el mismo efecto.

El Tribunal confirmó que la medida no es discriminatoria, ya que afecta por igual a todas las inmobiliarias sin importar su país de origen. Además, la protección de los consumidores y el acceso a la vivienda son razones válidas de interés general.

No obstante, la Sala dejó en manos del Tribunal remitente la tarea de verificar si la medida cumple el principio de proporcionalidad. En particular, se debía evaluar si la limitación es necesaria y si podrían existir otras medidas menos restrictivas que logren el mismo objetivo.

Evaluación de la proporcionalidad

El TJUE destacó que la medida aumenta la transparencia y evita comisiones excesivas, lo que refuerza la protección del consumidor. Sin embargo, la normativa no se limita a proteger exclusivamente a los consumidores vulnerables, sino que se aplica a cualquier persona que compre o alquile una vivienda, incluyendo las destinadas a otros fines distintos de la vivienda principal. Esto podría interpretarse como una extensión innecesaria de la medida.

También se indicó que la regulación podría llevar a algunas inmobiliarias a abandonar el mercado del arrendamiento, especialmente en alquileres de corta duración, si la comisión fijada no cubre los costos operativos y un beneficio razonable. Por ello, corresponderá al Tribunal Constitucional esloveno determinar si el límite del 4% es excesivamente bajo para la sostenibilidad de la actividad inmobiliaria.

Decisión del TJUE

El TJUE concluyó que la normativa nacional eslovena, en principio, no contraviene el artículo 15.3 de la Directiva 2006/123/CE, interpretado junto con los artículos 16 y 38 de la CDFUE. Sin embargo, su aplicación debe cumplir los principios de proporcionalidad y necesidad, dejando al Tribunal Constitucional esloveno la tarea de verificar estos requisitos.

En resumen

El TJUE ha respaldado la posibilidad de limitar las comisiones inmobiliarias al 4%, siempre que esta restricción sea proporcional y necesaria para alcanzar objetivos de interés general. Esta decisión sienta un precedente para otros Estados miembros que busquen regular los honorarios de intermediación inmobiliaria con el fin de garantizar la accesibilidad a la vivienda y la protección del consumidor.

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