El mercado de la vivienda se ha movido mucho en 2021. Tras el parón registrado en los peores momentos de la pandemia, la demanda residencial ha vuelto con fuerza este año. Además de las compraventas tradicionales, este ejercicio que termina también pasará a la historia por los récords marcados por las herencias y las donaciones de inmuebles, así como por el despertar de las permutas de viviendas.
Más de 166.000 viviendas heredadas
En el caso de las herencias, el principal factor que explica el repunte de las operaciones es el elevado número de fallecimientos que se está produciendo a raíz de la pandemia. Según los datos del INE, entre enero y octubre, el último dato oficial, se han contabilizado más de 166.060 herencias de viviendas. Pese a que todavía falta contabilizar los meses de noviembre y diciembre, el dato actual ya supera todos los balances anuales de la serie histórica, a excepción de los de 2017, 2018 y 2019.
Pero, si tenemos en cuenta que el promedio mensual de este año (16.600), todo apunta a que el ejercicio podría terminar con unas 200.000 herencias de viviendas y, por tanto, marcar un volumen inédito hasta la fecha. A la espera de conocer el cierre oficial del año, lo que sí está claro es que todas las operaciones de 2021 se librarán de los cambios fiscales que llegan el próximo 1 de enero, en el marco de la ley de prevención y lucha contra el fraude fiscal.
Dónde se tramitan y cuánto tiempo se tarda en heredar
Ante el fuerte repunte de las herencias de inmuebles, conviene conocer dónde se tramitan y cuánto tiempo se tarda en heredar.
La mayor parte del trámite de una herencia se desarrolla en una notaría, normalmente previo paso por un despacho de abogados o una gestoría. También hay algunas empresas del sector inmobiliario y agencias que se encargan de todo el proceso de herencia de una vivienda, así como su posterior comercialización cuando los herederos quieren vender el patrimonio heredado. Se trata de una fórmula que permite ahorrar tiempo y dinero.
Por otro lado, el tiempo que se tarda en realizar el procedimiento para adquirir una vivienda es relativo, ya puede llevar pocos meses o incluso años, en función de dos factores fundamentales: la tenencia o no de un testamento y el consenso entre los herederos. Este último, es complejo, pues son muchos los que pueden acarrear a las herederos y las disputas son frecuentes.
Uno de los conflictos más habituales es que parte de los herederos quieran vender la casa, mientras que otra se incline por venderlo. Para poder traspasar la casa es necesario que todos estén de acuerdo o bien buscar una alternativa, como por ejemplo comprar la parte correspondiente o acudir a la vía judicial. La clave es la negociación para evitar la subasta pública de la propiedad.
Los impuestos y gastos de una herencia
Al margen de los problemas que puedan surgir entre los herederos, conviene tener presentes los impuestos y los gastos a afrontar al heredar una vivienda, así como algunos consejos para no malvender una propiedad.
El principal tributo es el Impuesto de Sucesiones, un tributo que se aplica sobre la transmisión de bienes y derechos entre las personas físicas y que no tiene una cuantía fija. Depende de cuánto se hereda, con un gravamen que va del 7,6% al 34%, con bonificaciones según cada comunidad. Las cuantías más altas se registran en Asturias, Castilla y León y la Comunidad Valenciana; mientras que al otro lado de la tabla se encuentran Comunidad de Madrid, Galicia, Cantabria y Andalucía. En Madrid, por ejemplo, hay una bonificación del 99% del impuesto en caso de los familiares directos (cónyuges, hijos, nietos, adoptados, adoptantes, padres, abuelos…) Para el abono del impuesto los herederos tienen un margen de seis meses desde el momento del fallecimiento, prorrogables por el mismo tiempo y un coste adicional. Actualmente, ante los problemas generados para heredar durante el covid-19, algunas comunidades han ampliado esta prórroga para facilitar esta tramitación.
Otro tributo a tener en cuenta es la plusvalía municipal, que se abona siempre que hay un cambio de titularidad de un inmueble. Se trata de un impuesto municipal que grava el incremento de valor de los inmuebles de naturaleza urbana cuando se produce una transmisión y que tiene en cuenta su valor catastral. Se paga en el ayuntamiento de la localidad donde esté situada la vivienda, con un plazo de seis meses para su desembolso, y hay sanciones por impago, que pueden ir desde el 50% hasta el 150% de la cantidad resultante, en función de la gravedad de la infracción.
A este impuesto hay que sumar algunos gastos adicionales que deben asumir los herederos, como por ejemplo la notaría, los gastos fiscales o el Registro de la Propiedad. En caso de ser varios herederos, el porcentaje de gasto que asume cada uno dependerá del reparto de la herencia indicado en el testamento y del acuerdo al que lleguen los mismos. También estará determinado por el grado de parentesco con el fallecido y con posibles reducciones de estos costes, que también varían en función de cada comunidad autónoma. Por otro lado, y al igual que cualquier otra propiedad, una vivienda heredada conlleva gastos como el pago de seguros, la comunidad, el IBI…
Más de 20.000 donaciones
Al igual que en el caso de las herencias, las donaciones de viviendas han tocado máximos en 2021. Según los datos del INE, hasta agosto se habían registrado más de 16.000 donaciones, la mayor cifra en dicho plazo de toda la serie histórica. Y hasta octubre se han contabilizado en toda España 20.537 donaciones, por encima de los resultados anuales de la última década. A falta de conocer las estadísticas de noviembre y diciembre, parece fatible que las donaciones de viviendas puedan un nuevo récord en el conjunto del año, mejorando las 23.507 operaciones de 2008.
Los expertos afirman que la tendencia al alza empezó a consolidarse desde 2018, pero que el efecto psicológico de la pandemia y el endurecimiento de la tributación que entrará en vigor en enero de 2022, en el marco de la ley de lucha contra el fraude fiscal, han llevado las donaciones hasta niveles récord.
Por un lado, explican que muchas personas que, ante la visión de que estamos de paso y que dejar las cosas para mañana puede ser tarde, han decidido planificar y organizar su patrimonio entre sus familiares realizando en vida la transmisión de sus bienes para dejarlo todo organizado sin necesidad de esperar a que llegue el fallecimiento. Además, recuerdan que muchas operaciones han podido adelantarse en el calendario para evitar el impacto de los cambios fiscales que vienen y la introducción del valor de referencia de Catastro, y prevén que las donaciones vayan a más en los próximos meses, ante el temor de que se produzca una armonización fiscal que limite las actuales bonificaciones que establecen autonomías como Madrid o Andalucía.
El cambio impositivo que llega en 2022
La Ley antifraude fiscal es una normativa que cambia por completo la forma de cálculo del Impuesto de Sucesiones y Donaciones, el tributo que pagan los contribuyentes que heredan o donan un inmueble. Y también tendrá impacto en el Impuesto de Transmisiones Patrimoniales (ITP), que se aplica en las compraventas de viviendas.
Impacto en las herencias
Todas las transmisiones de la propiedad que se lleven a cabo en 2021 se librarán del cambio fiscal. El cambio consiste en que el heredero seguirá pagando impuestos por el valor neto de la vivienda heredada, pero, en el caso de los inmuebles, se considerará que el valor de referencia será el aprobado por la Dirección General del Catastro. Este nuevo valor se aprobará en diciembre de cada año y entrará en vigor en enero de 2022, con lo que afectará a todas las herencias que se produzcan solo a partir de esta fecha, ya que no tiene carácter retroactivo.
En resumidas cuentas, este cambio en la valoración de inmuebles supone que este valor de mercado será calculado a partir de precios de transacciones de inmuebles, según información facilitada por Notarios y Registradores, por lo que no habrá necesidad de visitar el inmueble ni se tendrá en cuenta el estado de conservación, materiales empleados, si está reformado o no, etc.
Es decir, la Hacienda autonómica ya no va a visitar ni a hacer una comprobación ‘in situ’ del inmueble heredado o donado para saber si el contribuyente ha tributado por el valor correcto, sino que la base imponible será el valor de referencia aprobado por el Catastro. Por tanto, una vez entrado en vigor el valor de referencia de Catastro, los contribuyentes deberán declarar conforme a dicho valor, porque así lo exige la Ley.
En caso de que el contribuyente no esté de acuerdo con este nuevo valor de referencia, deberá demostrar su desacierto. La carga de la prueba, por tanto, recaerá en el contribuyente, que deberá demostrar que el valor de referencia de Catastro no se corresponde con el valor de mercado. Hasta ahora, era la Administración la obligada a probar que el valor por el que había tributado el contribuyente no era el valor real del inmueble.
Impacto en las donaciones
Los expertos recuerdan que la nueva ley que entrará en vigor el 1 de enero de 2022 incide en dos aspectos muy relevantes que tienen un claro efecto recaudatorio: la valoración del inmueble y los pactos sucesorios.
Actualmente, son los intervinientes de la donación (donante y donatario) los que indican el valor del inmueble donado, que servirá de base imponible para el cálculo del impuesto. La valoración que se realiza es una valoración real, de mercado, pero que es subjetiva y en muchos casos da lugar a disputas entre la Administración y los sujetos pasivos del impuesto por existir disparidad en la valoración. Pero, con la nueva ley, ese valor real será sustituido por el valor de referencia. Según los expertos, el cambio supondrá que en muchos casos las valoraciones sean superiores a las que los sujetos pasivos le hubieran dado a la propiedad y ese mayor valor supone una mayor base imponible y, por consiguiente, una mayor liquidación a pagar por parte de los contribuyentes.
Por otro lado, la normativa mantiene el beneficio fiscal que suponen los pactos sucesorios en el IRPF, pero sólo si el inmueble se transmite cinco años después de celebrar el pacto sucesorio o del fallecimiento del causante. De este modo, si se vende cinco años después sólo hay que tributar por el Impuesto de Sucesiones y Donaciones y no en el IRPF.
Crecen las permutas de viviendas
A lo largo del año también se ha producido un incremento de las permutas de viviendas; es decir, los intercambios de inmuebles que tienen un valor similar y que dos partes pactan de forma voluntaria. Los datos del INE apuntan a que en los 10 primeros meses del año se han formalizado 1.311 trueques de viviendas en España, la cifra más alta en dicho periodo desde 2015 (1.439) y más que en todo 2020 (1.080).
Los expertos señalan que, cada vez que se produce una crisis económica, esta alternativa a la hora de vender un inmueble coge impulso, aunque descartan que su uso se generalice de forma masiva. Y es que se trata de una solución que complicada, ya que exige casar las necesidades de dos compradores para que la operación salga adelante.
No obstante, creen que es una alternativa al alza para perfiles concretos, como el de personas mayores que tienen un inmueble adaptado a la familia y que ahora viven en pareja, o incluso solas, y buscan otro hogar que se adapte mejor a su nueva situación e incluso le permita obtener una liquidez extra.
Por otro lado, insisten en que, al igual que cualquier transacción convencional, es necesario firmar ante notario la operación para evitar problemas futuros y pagar impuestos como el ITP o la plusvalía municipal. Además, es importante asegurarse de que la vivienda está libre de cargas y al corriente de todos los pagos antes de tomar la decisión y formalizar la permuta.
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