Inevitabilmente numerosi rapporti di locazione relativi ad immobili ad uso commerciale subiranno gli effetti nefasti della crisi economica innescata dall’emergenza sanitaria.
Per quanto ottimistici si possa essere il quadro macroeconomico che si prospetta è tale che un numero imprecisato di imprese sarà costretto a chiudere i battenti.
Tale effetto sarà determinato non solo e non tanto dal periodo di sospensione dell’attività imposta dai provvedimenti governativi emanati per controllare la diffusione della pandemia, quanto dalla situazione di mercato che le imprese avranno di fronte al momento del riavvio delle attività.
Il mercato, com’è ovvio, sarà caratterizzato da un alto tasso di incertezza e, sicuramente, da volumi di affari rilevantemente ridotti rispetto a quelli preCovid-19.
Il tema giuridico degli istituti da applicare ai contratti di locazione ad uso commerciale per disciplinare gli effetti dei provvedimenti governativi che hanno bloccato le attività – tranne che nei settori esclusi – e comunque gli effetti del crollo generalizzato dei volumi di affari quale conseguenza delle rigide limitazioni imposte alla circolazione delle persone, è stato ampiamente dibattuto in questo periodo.
Si sono richiamati l’istituto della risoluzione del contratto per impossibilità sopravvenuta della prestazione e quello della risoluzione per eccessiva onerosità sopravvenuta.
Unanime è stato l’invito alle parti a rinegoziare le condizioni economiche del contratto, al fine di eliminare bonariamente e senza ricorre all’autorità giudiziaria lo squilibrio tra le prestazioni causato dall’emergenza sanitaria ed a rendere in concreto possibile l’adempimento dell’obbligazione di pagamento cui è tenuto il conduttore.
E’ da escludersi ad un primo approccio l’applicabilità dell’istituto della risoluzione della locazione per impossibilità sopravvenuta dalla prestazione, in quanto da un lato il locatore continua a rendere la sua prestazione mettendo a disposizione l’immobile, mentre il conduttore non riesce ad onorare il canone non perché sia oggettivamente impossibile ma perché è soggettivamente difficoltoso per grave carenza di liquidità.
L’istituto che sembra più adatto è dunque quello della eccessiva onerosità della prestazione di cui all’art. 1467 c.c., determinata dalla sospensione dell’attività per legge ed, alla ripresa, da un quadro economico generale che non consente più di mantenere l’equilibrio economico tra le due prestazioni così come era stato condiviso e consacrato nel contratto prima dell’emergenza sanitaria.
L’articolo attribuisce al conduttore la facoltà di chiedere la risoluzione del contratto ed al locatore di evitarla offrendo di modificarne equamente le condizioni.
Se, pertanto, il conduttore domanda la risoluzione per eccessiva onerosità sopravvenuta e se, da parte sua, il locatore non offre di modificare equamente le condizioni economiche – con tutte le evidenti problematiche connesse a tale giudizio di equità – per impedirla e si perviene ad una pronuncia giudiziale risolutiva, occorre verificare se il conduttore ha o meno diritto all’indennità di perdita dell’avviamento commerciale.
In questa sede è possibile solo un accenno al giudizio in merito all’idoneità dell’offerta della modifica equa ad impedire la risoluzione. E’ sufficiente richiamare la Suprema Corte che così delinea la categoria dell’equità rilevante in tale prospettiva: “con il termine equamente, usato nel 3° comma, art. 1467 c. c., si richiede, perché sia evitata la risoluzione del contratto per eccessiva onerosità, che la parte contro la quale la domanda è rivolta offra di così modificare le condizioni del contratto in modo che questo sia riportato ad un giusto rapporto di scambio, con la conseguenza che il corrispettivo deve essere uniformato, in quanto possibile, ai valori di mercato, così che venga eliminato lo squilibrio economico e le prestazioni siano ricondotte ad una piena equivalenza obiettiva; l’indagine del giudice deve, pertanto, essere condotta attenendosi a criteri estimativi oggettivi di carattere tecnico, e non soltanto con un mero criterio di equità” (Cass. Civ., Sez. II, sent. 9.10.1989, n. 4023).
°°°°
Come è noto l’art. 34 della legge n. 392/1978 stabilisce che, in caso di cessazione dei rapporti di locazione relativi ad immobili utilizzati per lo svolgimento di attività che comportano contatti diretti con il pubblico degli utenti e dei consumatori – con le eccezioni di cui al successivo art. 35 – che non sia dovuta a risoluzione per inadempimento o disdetta o recesso del conduttore o ad una delle procedure previste dalla legge fallimentare, il conduttore ha diritto ad una indennità pari a 18 mensilità dell’ultimo canone corrisposto, incrementata per le attività alberghiere a 21 mensilità.
In caso di risoluzione per eccessiva onerosità sopravvenuta il rapporto sicuramente non cessa per inadempimento o disdetta o recesso del conduttore, ma per il sopravvenuto squilibrio del rapporto sinallagmatico che, per il meccanismo previsto dall’art. 1467 c.c., il locatore non ha inteso riequilibrare, non offrendo l’equa modifica delle condizioni economiche.
Può dirsi perciò, seppure latamente, che in questo caso il rapporto cessa per volontà del locatore che non ha offerto una modifica ritenuta dal giudice idonea ad impedire la risoluzione.
Del resto la Corte di Cassazione interpreta la previsione nel senso che “è attribuito alla parte la cui prestazione sia divenuta eccessivamente onerosa per avvenimenti straordinari e imprevedibili unicamente il potere di chiedere la risoluzione del contratto e soltanto alla parte, contro la quale è domandata la risoluzione, quello di evitarla offrendo di modificare equamente le condizioni del contratto” (Cass. Civ., Sez. II, sent. 25.3.2009, n.7225). Il conduttore di conseguenza può solo agire per la risoluzione, potendo il locatore soltanto formulare l’offerta atta ad impedirla.
L’indicazione delle ipotesi che, ai sensi dell’art. 34 l. 392/1978 escludono il diritto all’indennità per la perdita commerciale è tassativa (per tutti v. Cass. Civ., Sez. III, 16.9.2000, sent. n. 12279) e non esemplificativa.
Per questo la risoluzione della locazione commerciale per eccessiva onerosità sopravvenuta è ipotesi che attribuisce al conduttore il diritto all’indennità per la perdita – incolpevole – dell’avviamento ed espone il locatore all’obbligo di corrisponderla.
Le seppur frammentarie argomentazioni di cui sopra consigliano di valutare attentamente e con il necessario supporto tecnico:
– da un lato le iniziative che il conduttore deve adottare per evitare, ove si pervenga alla cessazione del rapporto locatizio, di perdere il diritto all’indennità di avviamento commerciale, perdita inesorabile, ad esempio, in caso di risoluzione del contratto per suo inadempimento oppure in caso di recesso per gravi motivi, senz’altro integrati dalla situazione emergenziale;
– dall’altro il comportamento che il locatore deve assumere in presenza di una iniziativa del conduttore finalizzata alla risoluzione della locazione per eccessiva onerosità, al fine di impedire l’effetto risolutivo e di non essere esposto al pagamento dell’indennità di perdita dell’avviamento.
Occorrerà per il conduttore valutare anche la tempistica delle iniziative per evitare che la domanda di risoluzione per eccessiva onerosità sopravvenuta venga paralizzata da eccezioni o domande riconvenzionali di risoluzione per inadempimento; ed occorrerà per il locatore valutare attentamente l’offerta di equa modifica delle condizioni economiche.
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