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Promotions immobilières – Algérie : comment éviter les arnaques ? - Algerie360
Le 30 novembre dernier, la circonscription de Dar El Beida a procédé, dans la commune de Bordj El-Kiffan (à l’est d’Alger), à la destruction de plusieurs promotions immobilières . Cette opération intervient, selon les services administratifs, « dans le cadre de la lutte contre les projets de constructions illicites entrepris par de faux promoteurs immobiliers ».
Les images spectaculaires de gros engins démolissant des bâtiments en chantier ont fait le tour des réseaux sociaux . Les réactions des internautes variaient entre incompréhension, stupéfaction et interrogation . Beaucoup se demandaient pourquoi les pouvoirs publics ont fermé les yeux pendant toute la durée des travaux.
À qui la faute alors ? aux promoteurs immobiliers sans scrupules qui arnaquent les gens, aux acquéreurs qui, séduits par des prix attractifs, ont conclu des transactions hors du cadre de loi ou aux pouvoirs publics qui ont laissé faire les uns et les autres ?
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Mais au-delà de la question de savoir qui incriminer, le citoyen a surtout besoin de connaître la manière d’échapper aux arnaques immobilières et d’éviter, ainsi, que son rêve d’acquérir un logement ne soit réduit en ruine…
La circonscription de Dar El Beida annonce le début de l’opération de démolition de la promotion immobilière de Bordj El Kiffan.
Promotions immobilières : ce que le futur acquéreur doit faire avant de signer le contrat Il faut d’abord savoir que sur le plan législatif, la loi algérienne a fixé les règles qui régissent l’activité de promoteur immobilier . Celles-ci, non seulement, définissent le profil des individus (ou des entreprises) éligible à exercer cette fonction, mais aussi protègent les futurs acquéreurs des éventuelles arnaques.
M. Graba, président de l’Association des promoteurs immobiliers de Béjaïa, explique dans les colonnes du Soir d’Algérie qu’avant d’entamer un projet de vente sur plan (achat qui vise l’acquisition par un particulier auprès d’un promoteur d’un logement en cours de construction ou à construire), il faut au préalable signer un contrat chez le notaire . « Ce dernier ne peut pas établir de contrat si le promoteur ne justifie pas son activité par des documents officiels, à savoir l’agrément, le permis de construire et les garanties au fonds de garantie ». « L’acquéreur et le notaire, poursuit l’intervenant, doivent vérifier tout cela. Si le promoteur ne réunit pas ces conditions, il ne peut pas établir de contrat ».
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Un autre promoteur immobilier d’Alger indique que « les acquéreurs doivent exiger des actes de propriété individuels et s’assurer que les immeubles de la promotion ont été construits avec un permis délivré par les services d’urbanisme . » « Quand le permis est établi, assure-t-il, il n’y a pas de craintes à avoir. Les communes ne délivrent pas de permis sans les documents qui garantissent la propriété. Il faut donc exiger l’acte de propriété ».
Reste à savoir maintenant comment distinguer un promoteur honnête d’un potentiel escroc. À ce propos, M. Graba conseille de se fier à la réputation du promoteur . « Dans chaque région, dit-il, on sait grâce au bouche-à-oreille quels sont les promoteurs honnêtes qui travaillent dans la légalité ».
Activité de promoteur immobilier : que dit la loi ? Pour encadrer un marché où règnent arnaques et escroqueries en tout genre, la loi algérienne fixe un ensemble de règles strictes qui régissent l’activité de promoteur immobilier . Celle-ci stipule que :
Sur les maquettes, tous les projets immobiliers font rêver. Mais parfois le rêve se transforme en cauchemar.
— « Le contrat de réservation et le contrat de vente sur plan doivent comporter : l’origine de la propriété du terrain, le numéro du titre foncier, s’il y a lieu, les références du permis de lotir, un certificat d’aménagement et de viabilité ainsi que la date et le numéro du permis de construire ».
— « Tout promoteur immobilier qui, dans le cadre d’un contrat de vente sur plan ou de réservation, ne porte pas à la connaissance de l’acquéreur ou du réservataire les renseignements nécessaires est puni d’une amende allant de 200 000 DA à 2 000 000 DA ».
— « Nul ne peut se prétendre de la qualité d’un promoteur immobilier ni exercer cette activité si son nom ne figure pas sur le tableau national des promoteurs immobiliers ».
— «
Les projets immobiliers conçus pour la vente ou la location doivent être initiés par des professionnels disposant d’un
savoir-faire en la matière et de
capacités financières suffisantes ».
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Afin de garantir les droits des futurs acquéreurs , la mise en vente d’un bien immobilier par un promoteur doit « faire l’objet d’un contrat dûment établi en la forme authentique conformément aux dispositions législatives et réglementaires ».
Engagements et obligations du promoteur immobilier En outre, le législateur astreint le promoteur immobilier à une série d’obligation et d’engagements. Il lui exige, entre autres, de :
— Ne pas recourir à la publicité mensongère ni abuser de la bonne foi et de la confiance des acquéreurs.
— Veiller à l’exactitude des indications et des renseignements portés sur les documents, les actes et les contrats.
— Souscrire une
garantie de promotion immobilière à l’effet de garantir le remboursement des paiements effectués par les acquéreurs
sous forme d’avances .
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Du reste, tous les promoteurs immobiliers doivent s’affilier au fonds de garantie et de caution mutuelles de l’activité de promotion immobilière … C’est ce fonds qui, dans le cas d’une faillite, d’une liquidation judiciaire ou d’un retrait d’agrément au promoteur immobilier, protège les droits des acquéreurs par le remboursement des avances à la commande et l’engagement d’un nouveau promoteur pour poursuivre l’achèvement des constructions , dans la limite des fonds versés. Mais très souvent, les promoteurs qui se rendent coupables d’arnaque ne s’y inscrivent pas.
Promotion immobilière de Bordj El Kiffan : une responsabilité partagée Pour finir, le président de l’Apoce, Mustapha Zebdi , invite les futurs acquéreurs à prendre leurs précautions avant de conclure un contrat de vente sur plan avec un promoteur immobilier. M. Zebdi indique « qu’ils doivent s’assurer de la présence de tous les documents nécessaires pour se couvrir en cas de problèmes », et rappelle qu’avant de payer quoi que ce soit, « il faudrait passer par un notaire avec tous les documents pour voir si la transaction est légale, complète et ne comporte aucun risque ».
Déroulement de l’opération de démolition de le promotion immobilière de de Bordj El Kiffan.
Citant l’exemple de la promotion de Bordj El Kiffan , le président de l’Apoce souligne que le promoteur immobilier et les acquéreurs se partagent la responsabilité. « Le promoteur immobilier, explique-t-il, ne possédait pas les documents et les autorisations nécessaires, mais comme ses prix étaient attractifs , les clients ont accepté de conclure les transactions contre la promesse d’une future régularisation. Le piège était apparent ».
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Mustapha Zebdi n’a pas manqué également de dénoncer le silence des autorités locales pendant tout le temps qu’ont duré les travaux de construction de ces immeubles dans l’illégalité la plus totale.