Уведомление о расторжении договора аренды: порядок оформления и передачи
- Когда и в каких ситуациях расторгается договор аренды? v
- Документы, необходимые для правильного расторжения договора аренды v
- Что нужно учесть при составлении уведомления? v
- Как правильно осуществить передачу уведомления? v
- Что нужно делать после вручения уведомления? v
- Какие обязательные пункты необходимо учесть при оформлении соглашения о расторжении договора аренды? v
- Для чего нужна процедура оформления акта передачи имущества? v
- Уведомление v
- Задайте вопрос юристу > бесплатная консультация v
В целях временного использования какого-либо имущества за определенную плату арендатор заключает договор аренды с владельцем этого имущества (арендодателем). Все условия заключаемого договора должны соответствовать законодательству Российской Федерации.
Договор аренды какого-либо имущества – это по своей сути сделка между хозяйствующими сторонами и содержит обычно следующие основные пункты: объект договора, стоимость аренды, даты внесения оплаты, срок действия либо условия пролонгации, обстоятельства, при которых соглашение можно досрочно расторгнуть.
Когда и в каких ситуациях расторгается договор аренды?
Если договор «срочный», то он заключается обычно на 1 год. Существуют также договоры бессрочные, заключаемые на неопределенный срок. Следует знать, что если договор заключается на срок свыше одного года, то по действующему законодательству необходимо пройти государственную регистрацию. В «правильном» договоре следует обязательно указывать, когда и в каких случаях он может быть расторгнут.
Этими случаями могут быть:
- истечение срока договора;
- последующий выкуп арендуемого имущества (если такой вариант предусмотрен условиями договора);
- соглашение сторон;
- возбуждение судопроизводства в отношении одной из сторон;
- ликвидация одной из сторон.
Важно отметить, что в случае смерти кого-то из участников договора не прекращает действие этого соглашения, так как права умершего переходят к наследнику. Инициатором расторжения договора аренды до срока окончания его действия может любая из сторон.
Так, арендатор имеет право досрочного расторжения договора по следующим причинам:
- непредоставлением в пользование оговоренного условиями договора имущества;
- предоставление непригодного для использования имущества;
- создание препятствий для использования имущества в рамках заключенного соглашения;
- обнаружение существенных недостатков в предоставленном для пользования имуществе.
Инициацией досрочного расторжения соглашения арендодателем может служить:
- использование предоставленного имущества (помещения) в целях, незаявленных при заключении договора;
- порча арендованного помещения;
- значительное нарушение условий аренды;
- отсутствие оплаты или наличие просроченной задолженности.
Документы, необходимые для правильного расторжения договора аренды
Когда между сторонами заключался срочный договор и его срок истёк, можно ограничиться оформлением акта приема-передачи имущества. При наличии в условиях договора возможности пролонгации бывает достаточным заключение дополнительного соглашения с указанием на пункты, подлежащие изменению (обычно это сроки и стоимость).
Наименее хлопотным для арендодателя и арендатора может быть расторжение по соглашению или по истечении срока действия договора. Однако и здесь законодательство требует последовательного исполнения всех формальностей. К одной из таких относится извещение контрагента о намерении расторгнуть договор.
Конкретные сроки извещения законодательством не предусмотрены, но чаще всего это месяц. Законодательством также не предусмотрена обязательная форма или бланк уведомления. Поэтому форма уведомления может быть произвольной.
Что нужно учесть при составлении уведомления?
Хотя уведомление и предполагает произвольную форму составления, однако, существуют определенные пункты, которые обязательно должны фигурировать при составлении документа.
Итак, уведомление должно содержать следующую информацию:
- как называется документ («Уведомление») и обязательное уточнение: о чем? (например, «о необходимости досрочного расторжения договора аренды»);
- полное наименование организации – автора уведомления с указанием всех его реквизитов (ИНН, КПП, банковские реквизиты, адрес и контакты);
- обращение к руководителю организации-контрагента, а затем указывается полное наименование этой организации и её реквизиты;
- причины расторжения соглашения (обязательно указывается номер, дата заключения и объект договора) с указанием пунктов в документе;
- с какого времени договор предстоит расторгнут;
- дата составления уведомления и исходящий номер документа;
- в конце документа ставится подпись руководителя организации – инициатора расторжения соглашения по аренде с расшифровкой подписи и указанием должности;
- документ заверяют печатью организации.
Как правильно осуществить передачу уведомления?
Извещение, или уведомление, о намерении досрочного расторжения договора аренды лучше всего вручить при личной встрече либо нарочно через курьера. В обоих случаях для полного соблюдения формальностей уведомление вручается под подпись, где кроме подписи получателя необходимо расшифровать подпись получателя, его должность, а также указать дату получения.
Но порой, когда не достигнуто взаимное соглашение между сторонами, целесообразно отправить свое извещение через отделение почтовой связи с уведомлением о вручении и обязательной описью вложения. Это необходимо в случае, если существует большая вероятность разрешения спора только в суде.
Что нужно делать после вручения уведомления?
Уведомление считается полученным, если имеется подпись о вручении лично руководителю либо подтверждение о доставке документа сотрудником почты. Перед тем как приступить к расторжению договора аренды, сторонам необходимо выполнить определенные обязательства независимо от того, кто был автором уведомления.
Если инициатором расторжения договора был арендодатель, то ему необходимо проследить за:
- поступлением и полнотой оплаты арендной платы;
- состоянием передаваемого арендованного помещения.
Если же инициатором выступил арендатор, то его действия следующие:
- полностью оплатить все суммы согласно заключенному договору;
- освободить и подготовить арендуемое помещение к возврату.
На этом этапе целесообразно составить акт возврата помещения и подписать его у арендодателя во избежание возможных необоснованных претензий. В случае отказа арендодателя от подписания акта, документ можно также направить через отделение почтовой связи с уведомлением о вручении.
Какие обязательные пункты необходимо учесть при оформлении соглашения о расторжении договора аренды?
Нелишне знать, что все возникшие претензии по аренде имущества лучше урегулировать до его расторжения. Иначе может возникнуть такая неприятная ситуация, когда неудовлетворенная сторона вынуждена будет обратиться с иском об ущемлении прав в судебные органы.
Но, допустим, что претензии отсутствуют либо полностью удовлетворены. Настало время оформления процедуры расторжения договора аренды.
И, хотя, как и для уведомления, не существует какой-то утвержденной типовой формы Соглашения, всё же необходимо прописать в нём следующие важные моменты:
- дата подписания Соглашения;
- предмет расторгаемого договора;
- информация о том, с какого времени отношения считаются расторгнутыми;
- указание на отсутствие взаимных претензий;
- сведения о передаваемом имуществе;
- реквизиты сторон, адреса, подписи и печати.
Для чего нужна процедура оформления акта передачи имущества?
Законодательством РФ предусмотрено обязательное оформление передачи какой-либо недвижимости договором и актом. И если договор означает предварительное соглашение, то акт свидетельствует о фактическом выполнении условий договора и поэтому является неотъемлемой частью договорных отношений.
Поэтому в акте необходимо осветить все данные об арендуемом помещении в целях исключения возможных разногласий в последующем.
Поскольку акт приема-передачи считается юридическим документом, то в нем нужно указать следующее:
- состояние недвижимости, передаваемой в аренду;
- имеющиеся недостатки либо указание на их отсутствие;
- информация о наличии дорогостоящих предметов;
- сведения о произведенном ремонте;
- о необходимости усовершенствования либо указание о недопустимости любых изменений в арендуемом помещении.
Важно не забывать, что если при подписании акта не были указаны какие-либо недостатки, обнаруженные впоследствии, то арендодателю придется устранять их самостоятельно.
Уведомление
На рынке недвижимости довольно часто приходится инициировать расторжение договора аренды. Поэтому полезно знать обо всех этапах подготовки к подписанию договора и о правилах оформления уведомления о расторжении соглашения. Нередки случаи, что несвоевременная оплата аренды происходит по вине бухгалтера.
Руководитель может и не подозревать о нарушениях условий договора. Поэтому законодательством предусмотрено уведомление руководителя организации-арендатора о фактах нарушения этих условий. Одновременно с уведомлением можно предложить в кратчайшие сроки произвести оплату либо устранить выявленные нарушения по аренде помещения.
В содержании уведомления должны быть пункты, предупреждающие об обязанности своевременного устранения обнаруженных недостатков. В случае неисполнения этих обязательств договор расторгается немедленно и без участия второй стороны.
Иногда условия договора предоставляют возможность арендодателю самостоятельно, без участия арендатора, на основании уведомления расторгнуть договор аренды. Надлежащее оформление и своевременное вручение уведомления имеет важное значение в судебных разбирательства.
Главное всю переписку вести официально, заказными письмами, с фиксацией даты и времени отправки и получения корреспонденции, дабы не возникло проблем в случае судебных исков.
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З нюансами расторжения аренды обязательно ознакомится заранее, тем самым вы сэкономите свое время и нервы.
Экономятся в первую очередь деньги. В свое время очень сильно «попала» при неправильном расторжении договора аренды помещения. Читайте договора, читайте законы и не доверяйте пустым разговорам и обещаниям.
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А если срок договора истек, в чьих интересах как можно скорее его продлить — арендатора или арендодателя?
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