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Por Edgar S. Neri Martínez

¿Debo pagar rentas si tuve que cerrar el inmueble que me arrendaron por no ser mi actividad esencial?

Como es del conocimiento general, por la pandemia que se vive a nivel mundial, por el COVID 19, se emitió un acuerdo por la Secretaría de Salud, publicado en el Diario Oficial de la Federación (DOF) el 31 de marzo de 2020, por el que se establecen acciones extraordinarias para atender la emergencia sanitaria generada por el virus SARS-CoV2., y se ordenó:

Se establece como acción extraordinaria, para atender la emergencia sanitaria generada por el virus SARS-CoV2, que los sectores público, social y privado deberán implementar las siguientes medidas:

  1. Se ordena la suspensión inmediata, del 30 de marzo al 30 de abril de 2020, de las actividades no esenciales, con la finalidad de mitigar la dispersión y transmisión del virus SARS-CoV2 en la comunidad, para disminuir la carga de enfermedad, sus complicaciones y la muerte por COVID-19 en la población residente en el territorio nacional.

El 21 de abril de 2020 nuevamente se publicó en el DOF, por parte de la Secretaría de Salud, el acuerdo por el que se modifica el similar por el que se establecen acciones extraordinarias para atender la emergencia sanitaria generada por el virus SARS-CoV2, publicado el 31 de marzo de 2020.       Para quedar en los siguientes términos:

Artículo Primero.- Se modifica la fracción I, del artículo Primero del Acuerdo por el que se establecen acciones extraordinarias para atender la emergencia sanitaria generada por el virus SARS-CoV2, publicado en el Diario Oficial de la Federación el 31 de marzo de 2020, para quedar como sigue:

«ARTÍCULO PRIMERO. […]

I. Se ordena la suspensión inmediata, del 30 de marzo al 30 de mayo de 2020, de las actividades no esenciales, con la finalidad de mitigar la dispersión y transmisión del virus SARS-CoV2 en la comunidad, para disminuir la carga de enfermedad, sus complicaciones y la muerte por COVID-19 en la población residente en el territorio nacional;

II. a VIII. []

Por dichos acuerdos se ordenó la suspensión temporal de actividades de los establecimientos públicos y privados que no realizaran actividades consideradas como esenciales, razón por la cual, muchos arrendatarios estuvieron en la imposibilidad de usar los inmuebles arrendados por la pandemia.

La legislación civil del Estado de Hidalgo no distingue entre la fuerza mayor y el caso fortuito, más la doctrina en diversos criterios los ha diferenciado al señalar que la fuerza mayor deviene de actos de autoridad o del hombre, y el caso fortuito proviene de actos de la naturaleza, en ambos casos, imprevistos e imposibles de resistir.

En consecuencia, por lo que respecta a la epidemia de COVID-19 puede considerarse como un caso fortuito, y todas las medidas preventivas dictadas por la autoridad para mitigarla se consideran como caso de fuerza mayor. Ambas figuras son un eximente de responsabilidad, universalmente reconocidos en todo tipo de contratos.

Ahora bien, por lo que hace a los contratos de arrendamiento, los artículos 2418 a 2420 del Código Civil en vigor para el estado de Hidalgo, establecen:

 “…Artículo 2418.- Si por caso fortuito o fuerza mayor se impide totalmente al arrendatario el uso de la cosa arrendada, no se causará renta mientras dure el impedimento, y si éste dura más de dos meses podrá pedir la rescisión del contrato…

Artículo 2419.- Si sólo se impide en parte el uso de la cosa, podrá el arrendatario pedir la reducción parcial de la renta, a juicio de peritos, a no ser que las partes opten por la rescisión del contrato, si el impedimento dura el tiempo fijado en el artículo anterior

Artículo 2420.- Lo dispuesto en los dos artículos anteriores no es renunciable…”

La alteración extraordinaria y sobrevenida de las circunstancias motivadas por la propagación de la epidemia COVID-19 ha ocasionado para los locatarios de establecimientos mercantiles con actividades consideradas como no esenciales por la autoridad, una causa de fuerza mayor, que impide dar cabal cumplimiento a la obligación de pago de rentas, ya que, es obvia la ruptura del equilibrio económico y lo evidente gravoso que resulta para el arrendatario que no pueda abrir al público y, por ende, que se vea impedido a generar ingresos para hacer frente al pago de la renta, servicios del inmueble, salarios de trabajadores e impuestos.

Dichos derechos no son renunciables. Por lo tanto, ante un evento de caso fortuito o fuerza mayor, por disposición expresa del Código Civil del estado de Hidalgo, no se genera la renta mientras exista el impedimento de uso total del inmueble.

En esta tesitura, se hace imperioso que, aplicando el principio cláusula «REBUS SIC STANTIBUS”, las partes establezcan mediante acuerdo escrito que, derivado del caso fortuito y fuerza mayor, que ha sido imprevisible e inevitable para ambos contratantes, se establezca la suspensión, o por lo menos reducción, del monto de la renta durante el tiempo que dure la emergencia sanitaria.

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