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AGREEMENT ON PARTICIPATION IN SHARED CONSTRUCTION A.V. Nemchinova, Student
Supervisor: R.R Khazieva, Candidate of Philological Sciences, Associate Professor Ufa University of Science and Technology (Russia, Ufa)
DOI:10.24412/2500-1000-2024-3-1-108-111
Abstract. This article examines the agreement on participation in shared construction in the Russian legislation, focusing on key legal aspects and participants' rights and obligations. It provides insights into regulatory frameworks, emphasizing transparency, information disclosure, and recent legislative updates. Aimed at legal professionals, developers, and potential homebuy-ers, the concise analysis offers a valuable understanding of the evolving legal landscape in shared construction projects in Russia.
Keywords: civil law contract, shared construction, property rights, legal problems, participation in the contract.
The restructuring of the socio-economic framework in the Russian Federation during the 1990s resulted in significant transformations within the construction industry. There was a marked decrease in construction projects funded by governmental means, particularly in housing construction, with some regions experiencing a near standstill. The shift towards non-governmental investment became prevalent in capital construction endeavors, as privatization led to a majority of construction enterprises escaping state control. Consequently, privately-owned relations became predominant in this sector by the mid-1990s.
In this context, a novel player emerged in the construction industry—the investor. Although passive in certain aspects, as they don't fulfill roles such as client, developer, or contractor, investors play a crucial role by financing the construction projects. Developers, responsible for attracting capital from various individuals, manage the funds on behalf of the investor. Depending on the financial requirements, the number of investors can vary widely. This article explores the intricacies of the legal landscape governing shared construction agreements in the Russian Federation, focusing on the "Agreement on Participation in Shared Construction," commonly known as the "Shared Construction Agreement" (SCA). The aim is to provide a comprehensive understanding of the regulatory
framework, its evolution, and its implications on various stakeholders [1].
Presently, construction stands as one of the most financially demanding economic activities, necessitating substantial investments. Therefore, equity participation (investment) is widely employed in both residential and commercial construction. While the concept of equity construction dates back to the 1950s, its current form involves property buyers formalizing relationships through civil contracts, such as simple partnership agreements and contracts for participation in equity construction [2].
The legal definition of the contract for equity participation in real estate construction, as outlined in the Federal Law "On Participation in Shared Construction of MultiApartment Houses and Other Real Estate Objects" [5], does not allow for a clear classification within the system of civil contracts. The law specifies the obligations of the developer and the participant in shared construction, encompassing construction and payment terms.
The Participation Agreement in Shared Construction possesses specific characteristics: it is bilateral, onerous, and consensual. Both parties - the developer and the equity participant - have obligations, with the developer receiving payment for construction. It is considered concluded when both parties agree, even if formal documentation is pending.
Concerning public contracts and adhesion contracts, the shared construction agreement doesn't fit the strict definition of a public contract, as it involves not only commercial organizations but any legal entity. Instead, it aligns more closely with the characteristics of an adhesion contract, characterized by standardized forms and obligations on both parties, though the equity participant retains the option to refuse the contract. In conclusion, while not purely a public contract, the participation agreement in shared construction closely resembles an adhesion contract due to features of mass standardized transactions [3].
Characteristics:
1. Bilateral: The participation agreement in shared construction obligates both parties -the developer and the participant in shared construction (equity participant). The developer undertakes to construct real estate, while the equity participant commits to paying the specified price and accepting the property in accordance with the contract terms.
2. Onerous: The agreement is onerous, as the developer receives payment from the equity participant for the construction of the real estate.
3. Consensual: The agreement is considered concluded (with mutual consent) at the moment when both the developer and the equity participant agree to its terms, even if formal documentation is not yet finalized.
Relation to Public Contracts and Adhesion Contracts:
1. Public Contracts: The question of categorizing the shared construction agreement as a public contract is raised. According to the definition in the Civil Code of the Russian Federation, public contracts necessarily involve the participation of a commercial organization acting as a seller, contractor, or performer. However, shared construction involves not only commercial organizations but also any legal entity, including noncommercial organizations. Additionally, there is no obligation for the developer to sell goods or provide services to all applicants on identical terms, a characteristic of public contracts.
2. Adhesion Contracts: The participation agreement in shared construction is more aligned with the characteristics of an adhesion
contract. This type of contract is characterized by the use of standardized forms, similar to the practice of shared construction. However, it's essential to note that the participation agreement in shared construction imposes obligations on both parties, and the equity participant has the option to refuse to enter into the contract.
Although the participation agreement in shared construction is not a pure public contract, it aligns more closely with the characteristics of an adhesion contract, considering the features of mass conclusion of standardized transactions.
Traditional scholars typically consider the participation agreement in shared construction as a contract of sale, a construction contract, a simple partnership (joint venture) agreement, an investment contract, and sometimes a mixed contract. Analyzing the relations between the developer and the equity participant allows for the conclusion of the similarity between the participation agreement and the contract of sale. Legal literature highlights the following features that identify these two types of contracts:
1. Paid Basis (Consideration): Both contracts are concluded on a paid basis (consideration).
2. Agreement on Essential Terms (Consensual): Both agreements are based on the mutual agreement of the parties on essential contract terms.
3. Subject Matter Involving Real Estate: The subject matter involves real estate, either existing (in the case of a sale) or to be constructed (in the case of shared construction).
4. Definable Object: A definable object is a vital condition for both contracts, requiring clear indication of the key characteristics in the contract, including data defining its location or components.
5. Price as a Vital Condition: Price is considered a vital condition in both contracts.
6. Document Confirming Transfer: A document confirming the transfer of real estate is required in both contracts.
7. Possibility of Assignment (Cession): Both contracts allow for the possibility of the assignment (transfer) of the buyer's and equity participant's rights.
However, there is a significant difference in the subjective composition of the contracts of sale and participation in construction. According to Article 454 of the Civil Code [6], the seller is the owner of the goods, whereas the developer does not have ownership rights to the construction object being transferred to the equity participant. Thus, the researched contract, unlike a sales contract, is the initial means of acquiring property rights. The developer, due to the unique nature of the contract, is not a seller of goods because they initially create the object not for themselves and not at their own expense. In the construction of real estate, the developer does not acquire ownership or other property rights to it. Property rights that the developer does not possess cannot transfer to the equity participant as
they are initially created by the equity participant. Therefore, based on the distinct legal nature, the contract of sale and the participation agreement in shared construction of real estate cannot be equated. The ultimate goal of legal regulation is to achieve the well-being of society, which constitutes social benefit, competent public policy, social justice [4].
In conclusion, this scientific article provides a comprehensive overview of the "Agreement on Participation in Shared Construction" within the context of Russian legislation. By examining the rights, obligations, and dispute resolution mechanisms for both developers and participants, this article contributes to a deeper understanding of the legal intricacies surrounding shared construction projects in Russia.
References
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2. Белов, В.А. Гражданское право в 2 т. Том 2. Особенная часть: учебник для вузов. -Москва: Издательство Юрайт, 2023. - 463 с. - (Высшее образование). - ISBN 978-5-53400191-4.
3. Выборнова, Е.С. Предмет гражданско-правового договора: монография / Е.С. Выборнова, Н.С. Александрова. - 2-е изд. - Москва: Издательство Юрайт, 2022.
4. Хазиева, Р.Р. Проблема слияния справедливости и права в общественно-правовых воззрениях Б.Н. Кардозо / Р.Р. Хазиева, Р.В. Саттарова // Евразийский юридический журнал. - 2023. - № 11(186). - С. 550-551. - DOI 10.46320/2073-4506-2023-11-186-550-551. -EDN OWRLDQ.
5. Федеральный закон от 30.12.2004 N 214-ФЗ (ред. от 04.08.2023) «Об участии в долевом строительстве многоквартирных домов и иных объектов недвижимости и о внесении изменений в некоторые законодательные акты Российской Федерации».
6. «Гражданский кодекс Российской Федерации (часть вторая)» от 26.01.1996 N 14-ФЗ (ред. от 24.07.2023) (с изм. и доп., вступ. в силу с 12.09.2023).
ДОГОВОР ОБ УЧАСТИИ В ДОЛЕВОМ СТРОИТЕЛЬСТВЕ А.В. Немчинова, студент
Научный руководитель: Р.Р. Хазиева, канд. филол. наук, доцент Уфимский университет науки и технологий (Россия, г. Уфа)
Аннотация. В данной статье рассматривается договор участия в долевом строительстве в российском законодательстве, уделяя особое внимание основным правовым аспектам, а также правам и обязанностям участников. Он дает представление о нормативно-правовой базе, уделяя особое внимание прозрачности, раскрытию информации и последним обновлениям законодательства. Этот краткий анализ, адресованный юристам, застройщикам и потенциальным покупателям жилья, дает ценное понимание меняющейся правовой среды в проектах долевого строительства в России.
Ключевые слова: гражданско-правовой договор, долевое строительство, права собственности, правовые проблемы, участие в договоре.
