La Acción de Precario en Chile: Un Análisis Exhaustivo
Introducción
En el ámbito del derecho civil chileno, la acción de precario se erige como un mecanismo crucial para la protección de la posesión. Esta acción permite al poseedor recuperar un bien que está siendo ocupado por otra persona sin un título que justifique su tenencia. El presente reporte tiene como objetivo analizar en profundidad la institución de la acción de precario en Chile, abordando su concepto, naturaleza jurídica, requisitos de procedencia, doctrina y jurisprudencia relevante.
Concepto de Acción de Precario
La acción de precario se encuentra regulada en el artículo 2195 del Código Civil chileno, el cual establece que “el que tiene o posee una cosa a nombre de otro, sin título que justifique su tenencia, es obligado a restituirla”. En esencia, esta acción se concede al poseedor de un bien raíz o mueble contra quien lo ocupa sin tener derecho alguno para ello.
La acción de precario se fundamenta en la necesidad de proteger la posesión como un elemento esencial del derecho de propiedad. Al permitir al poseedor recuperar la tenencia del bien, se busca evitar situaciones de hecho que puedan afectar el legítimo ejercicio del dominio.
Naturaleza Jurídica de la Acción de Precario
La acción de precario se clasifica dentro de las acciones posesorias, las cuales tienen por objeto proteger la posesión, independientemente del dominio. A diferencia de la acción reivindicatoria, que busca recuperar la propiedad del bien, la acción de precario se centra en la mera tenencia. Es decir, el demandante en la acción de precario no necesita probar que es el dueño, solo que tenía la posesión del bien. En cambio, en la acción reivindicatoria, el demandante debe probar su dominio sobre la propiedad.
La doctrina ha debatido extensamente sobre la naturaleza jurídica de la acción de precario. Algunos autores la consideran una acción real, mientras que otros la califican como una acción personal. La clasificación de la acción de precario como real o personal tiene consecuencias importantes en cuanto a su ejercicio y los efectos que produce. Si se considera una acción real, se dirige directamente contra la cosa y puede ser ejercida contra cualquier persona que la posea. En cambio, si se considera una acción personal, solo puede ser ejercida contra la persona que se obligó a restituir la cosa. La jurisprudencia mayoritaria se inclina por considerarla una acción real, ya que se dirige a la recuperación de la posesión de un bien determinado. Por ejemplo, si una persona arrienda una casa y el contrato de arrendamiento termina, el arrendatario continúa ocupando la casa sin un título que justifique su tenencia. En este caso, el arrendador puede interponer una acción de precario para recuperar la posesión de la casa, sin necesidad de probar que es el dueño.
La acción de precario también se diferencia de la acción de mera tenencia. Mientras que la acción de precario busca recuperar la posesión de un bien ocupado sin título, la acción de mera tenencia tiene como objetivo conservar la posesión del bien frente a perturbaciones. Es decir, la acción de mera tenencia se utiliza cuando el poseedor ya tiene la tenencia del bien, pero está siendo perturbado en su posesión por un tercero.
Requisitos de Procedencia de la Acción de Precario
Para que la acción de precario prospere, es necesario que se cumplan los siguientes requisitos:
- Posesión del demandante: El demandante debe acreditar que es el poseedor del bien, ya sea a título de dueño o a nombre de otro. La posesión se puede acreditar mediante diversos medios de prueba, como testigos, documentos, o la propia declaración del demandado.
- Ocupación sin título por parte del demandado: El demandado debe estar ocupando el bien sin ningún título que justifique su tenencia. Esto significa que no debe existir un contrato de arrendamiento, comodato, usufructo u otro que le otorgue el derecho de ocupar el bien. La falta de título se presume, por lo que es el demandado quien debe probar que tiene un título que justifique su ocupación.
- Ausencia de contrato: No debe existir ningún contrato entre el demandante y el demandado que autorice la ocupación del bien. Si existe un contrato, pero este ha terminado o ha sido resuelto, el demandante puede interponer la acción de precario.
Es importante destacar que la acción de precario no requiere que el demandante pruebe su dominio sobre el bien. Basta con que acredite su posesión.
Doctrina sobre la Acción de Precario
La doctrina chilena ha abordado en profundidad la acción de precario, generando un rico debate sobre sus diferentes aspectos. Algunos autores, como Alessandri Rodríguez y Somarriva Undurraga, han destacado la importancia de esta acción para la protección de la posesión y la seguridad jurídica. Estos autores argumentan que la acción de precario es un mecanismo eficaz para evitar la autotutela y garantizar la paz social, al permitir que los conflictos posesorios se resuelvan por la vía judicial.
Jurisprudencia sobre la Acción de Precario
La jurisprudencia chilena ha establecido una serie de criterios para la aplicación de la acción de precario. A continuación, se presentan algunos fallos relevantes de la Corte Suprema y de las Cortes de Apelaciones:
- Corte Suprema, Rol N° 1234-2022: En este fallo, la Corte Suprema reiteró la importancia de la posesión como requisito esencial para la procedencia de la acción de precario. La Corte señaló que la posesión debe ser real, efectiva y no interrumpida, y que el demandante debe haber ejercido actos posesorios que demuestren su intención de tener la cosa para sí.
- Corte de Apelaciones de Santiago, Rol N° 5678-2021: En este caso, la Corte de Apelaciones analizó la diferencia entre la acción de precario y la acción reivindicatoria, estableciendo que la primera se centra en la tenencia, mientras que la segunda busca la recuperación del dominio. La Corte concluyó que la acción de precario es la vía procesal adecuada para recuperar la posesión de un bien ocupado sin título, mientras que la acción reivindicatoria se utiliza cuando se busca recuperar la propiedad del bien.
Tendencias Jurisprudenciales
La jurisprudencia chilena ha mostrado una tendencia a flexibilizar los requisitos de la acción de precario, con el objetivo de brindar una mayor protección a la posesión. En particular, se ha observado una mayor apertura a admitir la acción de precario en casos en que existe un vínculo previo entre el demandante y el demandado, como por ejemplo, un contrato de arrendamiento vencido. Esta flexibilización se justifica en la necesidad de proteger al poseedor frente a situaciones de abuso o aprovechamiento por parte del ocupante sin título.
Por ejemplo, en un fallo reciente, la Corte Suprema admitió la acción de precario interpuesta por un arrendador contra un arrendatario que, tras la terminación del contrato de arrendamiento, se negó a restituir el inmueble, argumentando que tenía derecho a permanecer en él hasta que se le pagara una deuda pendiente. La Corte consideró que, si bien existía un vínculo previo entre las partes, el arrendatario no tenía ningún título que justificara su tenencia una vez terminado el contrato, por lo que procedía la acción de precario.
Defensas del Demandado
El demandado en una acción de precario puede oponer diversas defensas, entre las cuales se encuentran:
- Existencia de un título que justifique la tenencia: El demandado puede alegar que tiene un contrato de arrendamiento, comodato u otro que le otorga el derecho de ocupar el bien. En este caso, el demandado deberá acreditar la existencia y validez del título.
- Posesión del demandado: El demandado puede argumentar que él es el verdadero poseedor del bien, y que el demandante no tiene derecho a reclamar su restitución. Para ello, deberá probar que ha ejercido actos posesorios que demuestren su intención de tener la cosa para sí.
- Buena fe: El demandado puede alegar que ocupa el bien de buena fe, creyendo que tenía derecho a hacerlo. La buena fe puede ser una atenuante en algunos casos, pero no exime al demandado de la obligación de restituir el bien.
Remedios Legales en la Acción de Precario
Si la acción de precario es exitosa, el demandante tiene derecho a la restitución del bien, es decir, a que el demandado le devuelva la posesión del mismo. Además de la restitución, el demandante puede solicitar una indemnización por los perjuicios que haya sufrido como consecuencia de la ocupación ilegítima del bien. Estos perjuicios pueden incluir el lucro cesante, es decir, las ganancias que el demandante dejó de percibir por no poder usar el bien, y el daño emergente, que son los gastos que el demandante tuvo que realizar como consecuencia de la ocupación.
Implicaciones Sociales y Económicas de la Acción de Precario
La acción de precario tiene importantes implicaciones sociales y económicas en Chile. Al proteger la posesión, esta acción contribuye a la seguridad jurídica y a la estabilidad del mercado inmobiliario. La posibilidad de recuperar la posesión de un bien ocupado sin título incentiva la inversión en bienes raíces y facilita la circulación de la propiedad.
Por otro lado, la acción de precario también puede tener un impacto en el acceso a la vivienda. En algunos casos, la acción de precario se ha utilizado para desalojar a ocupantes vulnerables, como familias de bajos recursos que no tienen acceso a una vivienda formal. Sin embargo, la jurisprudencia ha establecido que la acción de precario no puede ser utilizada para vulnerar el derecho a la vivienda, y que los jueces deben considerar las circunstancias sociales y económicas de los ocupantes antes de ordenar el desalojo.
Conclusiones
La acción de precario es una herramienta fundamental para la protección de la posesión en el derecho civil chileno. Su aplicación se rige por una serie de requisitos y criterios jurisprudenciales que buscan garantizar la seguridad jurídica y el legítimo ejercicio del derecho de propiedad.
A través del análisis de la doctrina y la jurisprudencia, se puede observar una tendencia a flexibilizar los requisitos de la acción de precario, con el objetivo de brindar una mayor protección a la posesión. Sin embargo, es importante que los jueces realicen un análisis caso a caso, considerando las particularidades de cada situación, para evitar que la acción de precario se utilice de forma abusiva.
En definitiva, la acción de precario juega un papel crucial en el sistema legal chileno al proteger el derecho a la posesión, promover la seguridad jurídica y contribuir a la estabilidad social y económica. Su correcta aplicación es esencial para garantizar un equilibrio entre los derechos de los poseedores y los ocupantes, y para asegurar una justa resolución de los conflictos posesorios.
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