{"id":1674,"date":"2015-11-12T08:14:00","date_gmt":"2015-11-12T08:14:00","guid":{"rendered":""},"modified":"2022-08-08T09:34:40","modified_gmt":"2022-08-08T09:34:40","slug":"cooperativas-desembolsos-iniciales-y","status":"publish","type":"post","link":"https:\/\/prayde.com\/empresa\/cooperativas-desembolsos-iniciales-y\/","title":{"rendered":"Cooperativas: Desembolsos Iniciales y Riesgos"},"content":{"rendered":"


\n<\/p>\n

<\/p>\n

\nA la hora de analizaruna promoci\u00f3n inmobiliaria
\nde viviendas en r\u00e9gimen de Cooperativa<\/b>,
\nla figura que dirige, impulsa y programa
\nes la del Gestor<\/b><\/span><\/h3>\n
\nA<\/span> diferencia del promotor<\/b> en una promoci\u00f3n para venta, no aporta capital
\nni obtiene beneficios, sino que presta
\nun servicio remunerado a los socios<\/b>. Por ello, no asume riesgos en la
\noperaci\u00f3n, en principio<\/span><\/p>\n
\n<\/a><\/div>\n<\/div>\n
\n<\/div>\n
\nSin embargo, hay casos en los que el GESTOR puede tomar la decisi\u00f3n de iniciar
\nla promoci\u00f3n, sin tener el 100% <\/b>de comuneros o cooperativistas, por lo que debe
\nasumir las cuotas de pago correspondientes a esos comuneros a los que
\nreemplaza.<\/span><\/div>\n
\n<\/div>\n
\nPara
\nevaluar econ\u00f3micamente el riesgo asumido con esta decisi\u00f3n<\/span><\/b>, una
\nalternativa de calculo que minora su cuant\u00eda es considerar que parte de los
\npagos que debe asumir los abona de la parte de su prestaci\u00f3n de servicios que
\ncorresponde a las cuotas pagadas por el resto de comuneros, y como saldo neto,
\nsi es positivo, seria la cantidad que debe financiar con sus otros recursos,
\npropios o ajenos.<\/span><\/div>\n
\n  <\/span> <\/span><\/b><\/div>\n
\n<\/span><\/b>
\nVeamos un EJEMPLO. –<\/span><\/b> Supongamos una Cooperativa
\nde 48 socios comuneros y, cuyo contrato de servicios a un GESTOR  <\/span>es del 9% de la inversi\u00f3n y los gastos de
\nAdministraci\u00f3n el 3,8%. El GESTOR establece que, seg\u00fan el programa financiero
\nhasta el inicio de la obra pasaran 12 meses desde la firma de la adquisici\u00f3n
\ndel solar, y cada socio debe afrontar un pago inicial de 30.000 para la
\nadquisici\u00f3n del solar ya que se cuenta con una financiaci\u00f3n para la adquisici\u00f3n
\ndel mismo del 50% aproximadamente, y luego 500 cada mes.<\/span><\/div>\n
\n<\/div>\n\n\n\n\n\n\n\n
<\/td>\n<\/td>\n\n
\nMes-Inicio<\/span><\/div>\n<\/td>\n
\n
\n<\/div>\n<\/td>\n
\n
\nMes-Terminaci\u00f3n<\/span><\/div>\n<\/td>\n<\/tr>\n
\n
\nPromoci\u00f3n<\/span><\/b><\/div>\n<\/td>\n
<\/td>\n\n
\n  <\/span>MARZO<\/span><\/b><\/div>\n<\/td>\n
\n
\n2.015 <\/span><\/b><\/div>\n<\/td>\n
<\/td>\n<\/tr>\n
\n
\nPrograma
\n de Obras<\/span><\/div>\n<\/td>\n
\n
\n12 <\/span><\/div>\n<\/td>\n
<\/td>\n\n
\n26 <\/span><\/div>\n<\/td>\n<\/tr>\n
\n
\nConcesi\u00f3n
\n Licencia<\/span><\/div>\n<\/td>\n
\n
\n11 <\/span><\/div>\n<\/td>\n
<\/td>\n<\/td>\n<\/tr>\n
\n
\nConcesi\u00f3n
\n Hipoteca<\/span><\/div>\n<\/td>\n
\n
\n11 <\/span><\/div>\n<\/td>\n
\n
\nEntrega llaves<\/span><\/div>\n<\/td>\n
\n
\n28 <\/span><\/div>\n<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n
\n<\/div>\n
\n<\/div>\n
\n<\/div>\n
\nCalcular el riesgo econ\u00f3mico del GESTOR<\/span><\/b>, que
\nesta dispuesto a no cobrara ning\u00fan honorario en ese periodo de Asunci\u00f3n de
\nriesgos.<\/span><\/div>\n
\n<\/div>\n
\nSOLUCION<\/span><\/b><\/div>\n
\n<\/div>\n
\nPrimeramente se deben conocer los
\ngastos en que va a incurrir la cooperativa hasta que se pueda disponer de la
\nfinanciaci\u00f3n prevista, via pr\u00e9stamo hiotecario, para la ejecuci\u00f3n de la obra <\/span><\/div>\n
\n<\/div>\n
\nSe contempla, no solo la adquisici\u00f3n
\ndel solar, sino tambi\u00e9n los costes de proyectos, licencia, constituci\u00f3n del
\npr\u00e9stamo subrogable, etc<\/span><\/div>\n
\n<\/div>\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n\n
\n
\n7.2 .-
\n TABLA DE RIESGOS Y DESEMBOLSOS INICIALES<\/span><\/u><\/b><\/div>\n<\/td>\n
<\/td>\n<\/tr>\n
\n
\n7.2-a)
\n Previsi\u00f3n de Inversiones Iniciales hasta el comienzo de<\/span><\/b><\/div>\n<\/td>\n<\/tr>\n
\n
\nla Obra.
\n Mes de Inicio :  <\/span>12 <\/span><\/b><\/span><\/div>\n<\/td>\n<\/tr>\n
<\/td>\n<\/td>\n<\/td>\n<\/td>\n\n
\n\u20ac<\/span><\/b><\/div>\n<\/td>\n<\/tr>\n
\n
\n<\/div>\n<\/td>\n
\n
\nGastos
\n Totales de compraventa del Solar<\/span><\/div>\n<\/td>\n
\n
\n2.425.202,40 <\/span><\/b><\/div>\n<\/td>\n<\/tr>\n
\n
\n<\/div>\n<\/td>\n
\n
\nProyecto
\n Basico<\/span><\/div>\n<\/td>\n
\n
\n<\/div>\n<\/td>\n
\n
\n75.725,20 <\/span><\/b><\/div>\n<\/td>\n<\/tr>\n
\n
\n<\/div>\n<\/td>\n
\n
\nProyecto
\n de Ejecuci\u00f3n<\/span><\/div>\n<\/td>\n
\n
\n<\/div>\n<\/td>\n
\n
\n79.726,46 <\/span><\/b><\/div>\n<\/td>\n<\/tr>\n
\n
\n<\/div>\n<\/td>\n
\n
\nLicencia
\n de Obras<\/span><\/div>\n<\/td>\n
\n
\n<\/div>\n<\/td>\n
\n
\n165.947,77 <\/span><\/b><\/div>\n<\/td>\n<\/tr>\n
\n
\n<\/div>\n<\/td>\n
\n
\nDeclaracion
\n de Obra Nueva<\/span><\/div>\n<\/td>\n
\n
\n<\/div>\n<\/td>\n
\n
\n35.120,77 <\/span><\/b><\/div>\n<\/td>\n<\/tr>\n
\n
\n<\/div>\n<\/td>\n
\n
\nDivision
\n Horizontal<\/span><\/div>\n<\/td>\n
\n
\n<\/div>\n<\/td>\n
\n
\n92.889,19 <\/span><\/b><\/div>\n<\/td>\n<\/tr>\n
\n
\n50%<\/span><\/div>\n<\/td>\n
\n
\nPrimer pago
\n Seguro responsabilidad Decenal<\/span><\/div>\n<\/td>\n
\n
\n10.833,35 <\/span><\/b><\/div>\n<\/td>\n<\/tr>\n
\n
\n<\/div>\n<\/td>\n
\n
\n<\/div>\n<\/td>\n
\n
\n<\/div>\n<\/td>\n
\n
\nInversi\u00f3n Total
\n Directa<\/span><\/div>\n<\/td>\n
\n
\n2.885.445,14 <\/span><\/b><\/div>\n<\/td>\n<\/tr>\n
\n
\n6%<\/span><\/div>\n<\/td>\n
\n
\nde Gastos
\n Admon. y Gerenciales s\/ Inversion<\/span><\/div>\n<\/td>\n
\n
\n172.001,70 <\/span><\/b><\/div>\n<\/td>\n<\/tr>\n
\n
\n<\/div>\n<\/td>\n
\n
\n    <\/span>(a descontar Hipoteca del Solar)<\/span><\/div>\n<\/td>\n
\n
\n0,00 <\/span><\/b><\/div>\n<\/td>\n<\/tr>\n
\n
\n<\/div>\n<\/td>\n
\n
\n<\/div>\n<\/td>\n
\n
\n<\/div>\n<\/td>\n
\n
\nInversion Neta a
\n cubrir<\/span><\/b><\/div>\n<\/td>\n
\n
\n3.057.446,84 <\/span><\/b><\/div>\n<\/td>\n<\/tr>\n
<\/td>\n<\/td>\n<\/td>\n<\/td>\n<\/td>\n<\/tr>\n
<\/td>\n<\/td>\n<\/td>\n<\/td>\n<\/td>\n<\/tr>\n
\n
\n7.2 b)
\n Importes por Socio<\/span><\/b><\/div>\n<\/td>\n
<\/td>\n<\/td>\n<\/tr>\n
<\/td>\n<\/td>\n<\/td>\n<\/td>\n<\/td>\n<\/tr>\n
\n
\n<\/div>\n<\/td>\n
\n
\n<\/div>\n<\/td>\n
\n
\n<\/div>\n<\/td>\n
\n
\nInversion neta
\n inicial a cubrir <\/span><\/div>\n<\/td>\n
\n
\n63.696,81 <\/span><\/b><\/div>\n<\/td>\n<\/tr>\n
\n
\n<\/div>\n<\/td>\n
<\/td>\n\n
\nAportacion a los
\n Gastos Admon. y Gerenciales<\/span><\/div>\n<\/td>\n
\n
\n3.583,37 <\/span><\/b><\/div>\n<\/td>\n<\/tr>\n
\n
\n<\/div>\n<\/td>\n
\n
\n<\/div>\n<\/td>\n
\n
\n<\/div>\n<\/td>\n
\n
\nHipoteca del Solar<\/span><\/div>\n<\/td>\n
\n
\n0,00 <\/span><\/b><\/div>\n<\/td>\n<\/tr>\n
<\/td>\n<\/td>\n<\/td>\n<\/td>\n<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n
\n<\/div>\n
\n<\/div>\n
\nCon estos datos el GESTOR  <\/span>puede f\u00e1cilmente calcular una Tabla que con
\nel dinero extra que debe aportar<\/b> a
\nla comunidad de propietarios, en funci\u00f3n
\ndel n\u00famero de comuneros que falten <\/b>para cubrir la totalidad de la promoci\u00f3n (fallos)<\/b>:<\/span><\/div>\n
\n<\/div>\n\n\n\n\n\n\n\n\n\n\n\n\n\n
\n
\n7.2 c)
\n TABLA DE RIESGOS PARA EL GESTOR por Socio<\/span><\/b><\/div>\n<\/td>\n
<\/td>\n<\/tr>\n
<\/td>\n<\/td>\n\n
\nNum. de Socios:<\/span><\/b><\/div>\n<\/td>\n
\n
\n48 <\/span><\/b><\/div>\n<\/td>\n
<\/td>\n<\/tr>\n
<\/td>\n<\/td>\n\n
\nImporte a<\/span><\/b><\/div>\n<\/td>\n
\n
\nIngresos de<\/span><\/b><\/div>\n<\/td>\n
\n
\nExceso de<\/span><\/b><\/div>\n<\/td>\n<\/tr>\n
<\/td>\n\n
\n <\/span>Fallan  
\n <\/span><\/span><\/b><\/div>\n<\/td>\n
\n
\ncubrir<\/span><\/b><\/div>\n<\/td>\n
\n
\nGestion<\/span><\/b><\/div>\n<\/td>\n
\n
\nDesembolso<\/span><\/b><\/div>\n<\/td>\n<\/tr>\n
\n
\n0%<\/span><\/div>\n<\/td>\n
\n
\n0 <\/span><\/div>\n<\/td>\n
\n
\n0 <\/span><\/div>\n<\/td>\n
\n
\n172.002 <\/span><\/div>\n<\/td>\n
\n
\n0 <\/span><\/div>\n<\/td>\n<\/tr>\n
\n
\n5%<\/span><\/div>\n<\/td>\n
\n
\n2 <\/span><\/div>\n<\/td>\n
\n
\n127.394 <\/span><\/div>\n<\/td>\n
\n
\n164.835 <\/span><\/div>\n<\/td>\n
\n
\n0 <\/span><\/div>\n<\/td>\n<\/tr>\n
\n
\n10%<\/span><\/div>\n<\/td>\n
\n
\n4 <\/span><\/div>\n<\/td>\n
\n
\n254.787 <\/span><\/div>\n<\/td>\n
\n
\n157.668 <\/span><\/div>\n<\/td>\n
\n
\n-97.119 <\/span><\/span><\/div>\n<\/td>\n<\/tr>\n
\n
\n15%<\/span><\/div>\n<\/td>\n
\n
\n7 <\/span><\/div>\n<\/td>\n
\n
\n445.878 <\/span><\/div>\n<\/td>\n
\n
\n146.918 <\/span><\/div>\n<\/td>\n
\n
\n-298.960 <\/span><\/span><\/div>\n<\/td>\n<\/tr>\n
\n
\n20%<\/span><\/div>\n<\/td>\n
\n
\n9 <\/span><\/div>\n<\/td>\n
\n
\n573.271 <\/span><\/div>\n<\/td>\n
\n
\n139.751 <\/span><\/div>\n<\/td>\n
\n
\n-433.520 <\/span><\/span><\/div>\n<\/td>\n<\/tr>\n
\n
\n25%<\/span><\/div>\n<\/td>\n
\n
\n12 <\/span><\/div>\n<\/td>\n
\n
\n764.362 <\/span><\/div>\n<\/td>\n
\n
\n129.001 <\/span><\/div>\n<\/td>\n
\n
\n-635.360 <\/span><\/span><\/div>\n<\/td>\n<\/tr>\n
\n
\n30%<\/span><\/div>\n<\/td>\n
\n
\n14 <\/span><\/div>\n<\/td>\n
\n
\n891.755 <\/span><\/div>\n<\/td>\n
\n
\n121.835 <\/span><\/div>\n<\/td>\n
\n
\n-769.921 <\/span><\/span><\/div>\n<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n
\n<\/div>\n
\n<\/div>\n
\nY, con estos datos tomar la decisi\u00f3n
\nque proceda, en el bien entendido de que adem\u00e1s de los recursos extras que se
\nindican para cada caso en la ultima comuna de la tabla, debe de aguantar el
\ncoste de la gesti\u00f3n que debe realizar.<\/span><\/div>\n
\n<\/div>\n
\nSi por ejemplo, no esta dispuesto a
\nponer dinero extra en la promoci\u00f3n, lo mas que puede permitirse es entre 2 y 3
\nfallos, es decir debe tener como m\u00ednimo 45
\ncontratos de adhesi\u00f3n y con ellos formar la Cooperativa, asumiendo el riesgo de
\nque tiene 5 meses mas para conseguir la firma de los 3 socios que le faltan.<\/b><\/span><\/div>\n
\n<\/div>\n
\n<\/div>\n
\nLa
\nresoluci\u00f3n del ejemplo<\/span><\/b>, solucionado de forma concreta por la
\n\u201ccuenta de la vieja\u201d, nos lleva a
\ngeneralizar sus resultados<\/b>, ya que si llamamos:<\/span><\/div>\n
\n<\/div>\n
\nDe donde resulta la formula general:<\/span><\/div>\n
\n<\/div>\n
\nE = (NF
\n– NC x CG) x P          <\/span><\/span><\/b>Luego,
\npara E = 0,   <\/b><\/span>NF = NC x CG<\/span><\/b><\/span><\/b><\/div>\n
\n<\/div>\n
\nque nos dar\u00e1 el n\u00famero m\u00e1ximo de fallos que son admisibles
\n<\/b>para que el GESTOR no tenga que aportar nuevos fondos a la operaci\u00f3n.<\/span><\/div>\n
\n<\/div>\n
\nEl
\nprograma Gestinmo realiza un calculo detallado de los riesgos para el gestor
\n<\/b>a la hora de especificar el programa de desembolsos del cooperativista y
\nlos pagos iniciales previos al comienzo de las obras<\/span><\/div>\n
\nOtro caso muy singular, en la Asunci\u00f3n
\nde este tipo de riesgos de desvio econ\u00f3mico del presupuesto, se produce en el
\ncaso de que el GESTOR pretendiera realzar una Cooperativa para la construcci\u00f3n
\nde Viviendas de Protecci\u00f3n Publica, <\/b>que tiene limitado el precio m\u00e1ximo de
\nadjudicaci\u00f3n. <\/b><\/span><\/div>\n
\n<\/div>\n
\n\u00bfQu\u00e9
\nsucede, si por ejemplo, el coste real de la promoci\u00f3n, como consecuencias de
\ndeficiencias en el proyecto de ejecuci\u00f3n, obliga al contratista a ejecutar unidades
\nde obra no previstas en el proyecto, lo que supone aumentos no previstos del
\ncoste?.<\/span><\/b><\/span><\/div>\n
\n<\/div>\n
\nLa respuesta es sencilla: se
\nmantendr\u00eda la adjudicaci\u00f3n a los socios, por la cifra m\u00e1xima legal, que seria
\nla que figura en la escritura publica correspondiente, y los comuneros tendr\u00edan
\nque abonar las diferencias al contratista.<\/span><\/div>\n","protected":false},"excerpt":{"rendered":"

A la hora de analizaruna promoci\u00f3n inmobiliaria de viviendas en r\u00e9gimen de Cooperativa, la figura que dirige, impulsa y programa es la del Gestor A diferencia del promotor en una\u2026 Continue leyendo<\/a><\/p>\n","protected":false},"author":3,"featured_media":0,"comment_status":"open","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[1],"tags":[36,23],"class_list":["post-1674","post","type-post","status-publish","format-standard","hentry","category-sin-categoria","tag-cooperativas","tag-costes-y-riesgos"],"yoast_head":"\nCooperativas: Desembolsos Iniciales y Riesgos - Gestinmo<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/prayde.com\/empresa\/cooperativas-desembolsos-iniciales-y\/\" \/>\n<meta property=\"og:locale\" content=\"es_ES\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Cooperativas: Desembolsos Iniciales y Riesgos - 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