De gemene muur – rechten en plichten – gedwongen gemeenmaking

De gemene muur

Een gemene muur is die muur die op de grens staat tussen 2 eigendommen en aan de beide eigenaars toebehoort in medeëigendom.

De gemene muur is een vorm van medeëigendom. Dit betekent dat de beide eigenaars niet eigenaar zijn elk die helft die zich aan hun zijde bevind, maar samen eigenaar zijn van de ganse muur. Zo zullen zij bvb. niet op eenzijdig initiatief de muur voor de helft kunnen afbreken of kunnen zij van de ganse dikte gebruik maken, op 54mm na, om er balken in te laten steunen. De gemene muur kan zowel een tuinmuur zijn tussen de beide eigendommen, dan wel een muur tussen twee belendende gebouwen.

Elk eigenaar van een erf dat paalt aan een muur heeft het recht om die muur geheel of ten dele gemeen te maken. Daarbij moet hij een vergoeding betalen ter waarde van de helft van dat deel dat hij gemeen wil maken. Die vergoeding wordt berekend op basis van de bouwwaarde, inclusief de funderingen en de grondwerken daarvoor nodig, maar verminderd met een factor voor de sleet.

Indien de muur volledig op het eigendom staat van de overlater, dan dient de overnemer ook de helft van de grond waarop de muur staat over te nemen.

De muurovername moet ter registratie worden aangeboden; daarop is registratierecht (10%) en zegelrecht verschuldigd. Om tegenstelbaar te zijn ten aanzien van derden kan de muurovername worden overgeschreven op het hypotheekkantoor. Voor geen van de beide handelingen is de tussenkomt van een notaris nodig.

Bij de opmaak van de stukken is de medewerking van een landmeter-expert wettelijk verplicht zodra er ook maar enig plannetje aan te pas komt .

Het zal meestal degene zijn die aanbouwt die ook voor de overname zal zorgen en de optredende landmeter-expert zal betalen.

Overeenkomstig artikel 653 van het Burgerlijk wetboek wordt iedere muur, in de steden en op het platteland, vermoed gemeen te zijn, wanneer hij tot scheiding dient tussen gebouwen, en dan tot aan het minst verheven dak, of nog wanneer hij tot scheiding dient tussen binnenplaatsen en tuinen, en zelfs tussen omheinde erven in de velden; een en ander indien er titel noch teken is van het tegendeel.

Aldus wordt er een vermoeden gecreëerd dat elke muur, die tot scheiding dient tussen gebouwen en/of binnenplaatsen en tuinen, een gemene muur uitmaakt.

ZIE zeer duidelijk artikel over de gemene muur:

http://www.landmeters-experten.be/meergemenemuur.html

Gedwongen gemeenmaking

Wanneer een buur niet vrijwillig overgaat tot muurovername, is een procedure tot gedwongen muurovername voor de vrederechter mogelijk.

De buur die zich de ‘gemene muur’ feitelijk toe-eigent door deze als steun of draagmuur voor de constructie van zijn eigen gebouw te gebruiken, begaat ‘bezitsaanmatiging’, waaruit de impliciete wil blijkt om de muur gemeen te maken. De buur is volgens artikel 661 dan ook gehouden tot een vergoeding.

De cruciale vraag om de kans op slagen van dergelijke vordering tot gedwongen muurovername is de vraag wat wordt verstaan onder bezitsaanmatiging’.

Het Hof van Cassatie – en in navolging daarvan de meeste lagere rechters – interpreteren deze bezitsaanmatiging waaruit de impliciete wil tot gemeenmaking van de scheidingsmuur blijkt, zeer strikt. Zo volstaat niet dat de buur een louter voordeel heeft bij het bestaan van Uw scheidingsmuur, in de zin dat Uw muur beschermt tegen weer en wind en ervoor zorgt dat Uw buur de EPB-normen inzake isolatie haalt.

Zo werden bijvoorbeeld niet als zodanige bezitsaanmatiging aanvaard: het plaatsen van isolerend materiaal tussen beide muren, het dichtsmeren en afsluiten van de spleet tussen de muren, het dichten van de voeg met cement of isolatiestrip, het dichten van de voeg tussen beide muren en het afdekken bovenaan met loketlood of met een verbindingsslab, teneinde vochtinsijpeling te voorkomen, en het opvullen van een minieme opening tussen de muren van de naburen met grindbeton. In een recent arrest van 4 maart 2005 verbrak het Hof van Cassatie een vonnis van de rechtbank van eerste aanleg te Brussel waarin werd geoordeeld dat sprake was van bezitsaanmatiging omdat de muur van de buurman slechts 14 cm dik was en dus zonder de bestaande scheidingsmuur onmogelijk kon voldoen aan isolatienormen,… Het Hof oordeelde dat het feit dat de buurman voordeel haalt uit de bestaande scheidingsmuur nog geen bezitsaanmatiging impliceert. Er was dus geen aanleiding om de buurman tot een gedwongen overname te veroordelen.

Wel is sprake van bezitsaanmatiging wanneer Uw muur als steun- of draagmuur wordt gebruikt voor het gebouw van Uw buur. Of nog door het verankeren en in verband metselen van een nieuwe muur met de bestaande scheidingsmuur.

Tegen deze enge interpretatie van bezitsaanmatiging die het Hof van Cassatie – en in navolging daarvan de lagere rechtspraak – aanhangt, bestaat in de praktijk wel wat tegenkanting.  De zogenaamde dragende functie als enige criterium hanteren, zou volgens de voorstanders van de ruime interpretatie van ‘bezitsaanmatiging’ volstrekt onredelijk zijn. Op die manier zou men immers komen tot een totale scheeftrekking van de verhoudingen en de rechten tussen de buren, aangezien alle lasten aan de eerste bouwer worden opgelegd, terwijl de tweede bouwer zonder de minste betaling zou genieten van alle voordelen.

Relevante bepalingen

Rechtsleer en rechtspraak gewongen gemeenmaking:

Strenge interpretatie:

  • Cass. 4 maart 2005, www.cass. be, nr. C.03.0272.N;
  • Cass 4 december 2003, T. Vred. 2004, afl. 7-8, 386
  • Cass 28 juni 2001, RW 2003-04, 456
  • Cass. 2 september 1994, R.W. 1994-95, 948
  • Cass. 23 oktober 1992, R.W. 1992-93, 820
  • Cass. 22 juni 1990, R.W. 1990-91, 779
  • Gent 26 januari 2001, T.G.R. 2001, 173
  • Rb. Nijvel 29 maart 1988, J.T. 1988, 365 en Res Jur. Imm. 1990, 139
  • Vred .Kapellen 12 juni 1996, R.W. 1998-99, 128, noot A. CARETTE
  • Vred. Kontich 29 maart 1994, R.W. 1994-95, 336
  • Vred. Willebroek 5 april 1993, T. Vred. 1994,243
  • Vred. Tienen 28 september 1992, R.W. 1992-93, 470
  • Vred. Asse 19 november 1991, T. Vred. 1992, 168

Ruime opvatting

  • Cass. 2 september1994, R.W. 1994-95, 948
  • Rb. Gent 14 juni 2004, T.G.R. 2004, 282
  • Rb. Brussel 21 juni 2002, T. Vred. 2003, 302, noot N. VANDEWEERD
  • Gent 19 januari 1999, R.W. 1999-2000, 1403, noot A. CARETTE
  • Rb. Turnhout 25 februari 1991, Turnh. Rechtsl. 1991, 48
  • Vred. Eeklo 6 april 2000, T.G.R. 2000
  • Vred .Kapellen 12 juni 1996, R.W. 1998-99, 128, noot A. CARETTE

Rechten en plichten van mede-eigenaars

Tegenwoordig wordt er algemeen aangenomen dat de muurgemeenheid een vorm van gedwongen mede-eigendom als bijzaak vormt. Het eigendomsrecht van de op de scheidingslijn opgetrokken of aan de scheidingslijn aanpalende muur is immers opgesplitst tussen meerdere personen die elk eigenaar zijn van een onbepaald – niet materieel aanwijsbaar – aandeel in de muur.

De mede-eigenaars van de muur beschikken, overeenkomstig de bepalingen van het Burgerlijk Wetboek, over specifieke rechten en plichten.

De rechten

Overeenkomstig artikel 577-2 §5 BW heeft de mede-eigenaar recht op het gebruik en het genot van de gemeenschappelijke zaak, overeenkomstig haar bestemming en in zover zulks met het recht van zijn deelgenoten verenigbaar is. Daden tot behoud van het goed en daden van voorlopig beheer kan hij wettig verrichten.

Elk van de buren mag de gemene muur aldus gebruiken en ervan genieten, op voorwaarde dat hij de bestemming ervan zal respecteren en de rechten van de andere buur niet zal schenden. Overeenkomstig rechtspraak van het Hof van Cassatie mag elke mede-eigenaar ten aanzien van de zijde van de muur van langs zijn erf optreden alsof hij er de enige eigenaar is. Men mag daarbij echter de rechten van de andere eigenaar niet in het gedrang brengen. Ook bewarende maatregelen, tot behoud van de muur, kunnen in principe eenzijdig door één van de mede-eigenaars worden verricht.

Daden van beheer en van beschikking dienen evenwel met de medewerking van alle eigenaars te worden verricht. Overeenkomstig artikel 577-2 §10 BW heeft elke mede-eigenaar eveneens de mogelijkheid om, zonder toestemming van de andere buur en op zijn eigen kosten aan de gemeenschappelijke zaak veranderingen aan te brengen, mits hij de bestemming daarvan niet wijzigt en aan de rechten van zijn deelgenoten geen afbreuk doet.

Het spreekt evenwel voor zich dat van een dergelijke mogelijkheid slechts met de nodige omzichtigheid gebruik mag worden gemaakt. De rechten van de andere mede-eigenaar dienen met name steeds te worden gevrijwaard.

Het Burgerlijk Wetboek bevat daarenboven, specifiek met betrekking tot de mandelige muur, een aantal relevante bepalingen.

Overeenkomstig artikel 657 BW mag ieder mede-eigenaar tegen een gemene muur aanbouwen en daarin balken of ribben doen plaatsen door de gehele dikte van de muur, op vierenvijftig millimeter na, onverminderd het recht van de nabuur om de balk met een steekbeitel tot de helft van de muur te doen inkorten, ingeval hij zelf op die plaats balken zou willen steken of daar tegenaan een schoorsteen zou willen maken. Daarvoor is geen toestemming van de nabuur vereist.

Artikel 662 BW voorziet daarenboven in de volgende voorschriften: “Geen nabuur mag in de gemene muur een holte maken of daartegen een werk aanbrengen of doen steunen, zonder toestemming van de andere nabuur of, indien deze weigert, zonder door deskundigen de middelen te hebben doen bepalen die nodig zijn om te voorkomen dat door het nieuwe werk aan de rechten van de andere nabuur afbreuk wordt gedaan.”

 Ook in artikel 675 BW kan er een tweede relevante bepaling worden teruggevonden: “Geen van de naburen mag, zonder toestemming van de andere, in een gemene muur een venster of opening maken, hoe dan ook, zelfs niet met vaststaand glasraam.”

Voor de werken voorzien in artikels 662 en 675 BW is aldus wel toestemming van de andere buur vereist.

In de rechtspraak en de rechtsleer wordt echter algemeen aanvaard dat men hierbij niet een onderscheid dient te maken naar het soort werken, die in artikel 657 of 662 BW zijn omschreven, maar wel naar de wijze van uitvoering van de werken.

Lichte, oppervlakkige werken aan de gemene muur, waarbij geen schade kan optreden, vereisen geen toestemming van de buur, maar de belangrijke werken die van grote omvang zijn of de nabuur materieel of moreel nadeel kunnen toebrengen of een buitengewoon gebruik van de muur veronderstellen vereisen daarentegen wel voorafgaandelijke toestemming.

De sanctie van de miskenning van artikel 662 B.W. heeft de wetgever aan de wijsheid van de rechtbanken overgelaten.Wanneer voor de belangrijke werken de vereiste toestemming niet werd gevraagd of bij gebrek aan toestemming geen deskundigenverslag werd opgemaakt, blijft het aan de rechter om soeverein al dan niet een sanctie aan de buur op te leggen. Deze kan bestaan uit een schadevergoeding, een bevel tot stopzetting van de werken indien die nog bezig zijn, de afbraak van bepaalde opgerichte constructies en de wegneming of de wijziging van de werken.

De plichten

Ter zake kan vooreerst naar de bepalingen van artikel 655 BW worden gewezen: “Het herstellen en het wederopbouwen van de gemene muur komen ten laste van allen die op de muur recht hebben, en zulks naar evenredigheid van ieders recht.”

De mede-eigenaars worden aldus verplicht om, overeenkomstig hun aandeel in de gemene muur, in de kosten voor herstel en wederopbouw van de muur bij te dragen. Het moet gaan om noodzakelijke werken aan één of beide zijden van de muur, ten gevolge van ouderdom of overmacht. Het is echter niet vereist dat de muur op instorten zou staan. Het spreekt daarom voor zich dat om de werken te kunnen uitvoeren er eerst toestemming van de nabuur dient teworden verkregen die de noodzakelijkheid van de werken zal moeten erkennen en de uitvoeringswijze bevestigen.

Werken die één mede-eigenaar in zijn eigen belang en zonder nut voor de anderen uitvoert, dienen echter door hem alleen te worden bekostigd.

Verder kan op de verplichtingen van de mede-eigenaar ingevolge de bepalingen van het gemeen recht worden verwezen. Zo verplicht, overeenkomstig artikel 1382 BW, elke daad van de mens, waardoor aan een ander schade wordt veroorzaakt, degene door wiens schuld de schade is ontstaan, deze te vergoeden. Aldus kan elke mede-eigenaar aansprakelijk worden gesteld voor de schade die door zijn fout aan de muur werd veroorzaakt.

Daarnaast is artikel 544 BW van belang, op grond waarvan door het Hof van Cassatie de theorie van de burenhinder werd uitgewerkt. Artikel 544 BW bepaalt:“Eigendom is het recht om op de meest volstrekte wijze van een zaak het genot te hebben en daarover te beschikken, mits men er geen gebruik van maakt dat strijdig is met de wetten of met de verordeningen.”

Overeenkomstig het Hof van Cassatie kent artikel 544 BW de eigenaar enkel het recht toe om normaal van zijn zaak het genot te hebben en er over te beschikken. Tussen verschillende wijzen van uitoefening van zijn recht met hetzelfde nut, is het niet toegelaten deze te kiezen die voor een ander schadelijk is of die het algemeen belang miskent.

De eigenaar van een onroerend goed die door een niet foutief feit het evenwicht tussen de rechten van naburige eigenaars verbreekt, door het opleggen aan een naburige eigenaar van een stoornis die de maat van de gewone buurschapsnadelen overschrijdt, is hem een rechtmatige en passende compensatie verschuldigd, waardoor het verbroken evenwicht hersteld wordt. Daar hij zodoende het eigendomsrecht van de nabuur krenkt, moet hij hem schadeloos stellen overeenkomstig de traditie en het algemeen beginsel dat vastgelegd is, onder meer in artikel 11 (thans art. 16) van de Grondwet.

Burenhinder veronderstelt aldus bovenmatige hinder, dit wil zeggen hinder die de gewone hinder uit nabuurschap overtreft en aldus het evenwicht verbreekt.De sanctie in geval van burenhinder is geen volledig herstel maar wel een compensatie.

 Relevante rechtsleer

  • V. GUFFENS en T. VIAENE, “De gemene muur. Een stand van zaken”, TBO 2005, p.130 e.v.
  • S. SNAET, “Gemene muren en erfscheidingen”, in G. BAERT (ed.), Bestendig handboek privaatrechtelijk bouwrecht, Antwerpen, Kluwer, losbl, 2 dln., II.314, nr. 128.
  • R. DEKKERS, E DIRIX, Handboek Burgerlijk Recht, deel II ‘Zakenrecht, zekerheden en verjaring’, Antwerpen, Intersentia, 2005, p. 131 e.v.H. VUYE, “Fundamentele regels en recente tendensen inzake burenhinder” IN M. DEBAENE en P. SOENS (eds.) Aansprakelijkheidsrecht, actuele tendensen, Gent, Larcier, 2005, p. 2 e.v.
  • W. GONTHIER en R. DE LATHOUWER, De gemene muur, Mechelen, Kluwer 2007.
  • http://www.landmeters-experten.be/meergemenemuur.html

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