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Real Estate Consumer Credit: A New Side to Vulnerability

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Consumer Law and Socioeconomic Development

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Abstract

The establishment of modern private law is based on the paradigms of freedom and equality and, consequently, of individuals’ autonomy in all sorts of interpersonal relations. It works based on the idea that right holders are rational and free and have the necessary conditions to self-rule their lives. From another perspective, the new private law seeks to value human rights and new social and economic roles. It aims at the equalitarian protection of the most vulnerable individuals in legal relations.

And you think you have to want more than you need

Until you have it all you won’t be free

(...)

And when you think more than you want

Your thoughts begin to bleed

I think I need to find a bigger place

Because when you have more than you think

You need more space

(…)

Society, you’re a crazy breed.

Hanna Jerry and Vedder, Eddie, “Society”. Into the wild, 2007.

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Notes

  1. 1.

    Marques and Miragem (2014), pp. 24–29.

  2. 2.

    As noted in another source, “the legal protection of consumers is included in the historical context in which the Civil Code lost its centralising character in the regency of private relations and, at the same time, norms considering the real characteristics of individuals—concrete subjects with their own particularities—were multiplied. This stepped away from Nineteenth Century paradigm of abstract men and formal equality. Regarding the first point, the Twentieth Century removes the exaggerated centrality and completeness pretention of the Civil Code. After the 1930s, a series of extravagant laws were issued in Brazil. Due to their scope, they put into question the absolute and central role of the Civil Code of 1916. Following that, the Code lost its exclusivity character in regards to private property relations. Special laws—and no more extravagant ones or exceptions—are issue in order to give effect to the state’s welfare intervention. Bessa Leonardo Roscoe (2009), p. 27.

  3. 3.

    Despite the normative prohibition and the actions of the Administrative Council for Economic Defence. Law 12529 of 30 November 2011 establishes the Brazilian System for the Defence of Competiveness and advocates the prevention from and repression of violations against the economic order. The aforementioned legal act establishes a series of administrative infractions (article 36) which invariably affect the collective interests of consumers. This is the case of the agreement between companies to establish the final price of a particular product (cartel)—and such prices may be more than double the price resulting from free competition.

  4. 4.

    The so-called recall is envisaged by article 10 of the Consumer Code. The goal is to avoid consumption accidents in situations where one finds a defect after placing the product in the market. “Article 10. The supplier cannot put the products or services that they know (or should know) are heavily harmful or hazardous to health and safety. §1 The supplier of products that become aware, after placing a product or service in the consumer market, of the risks they pose should immediately report their concerns to the competent authorities and to consumers through public advertisements. §2 The aforementioned advertisements will be conveyed by the press, radio and television and all costs shall be paid by the supplier of the product or service. §3 Whenever they become aware of the risks products or services pose to the health and safety of consumers, the union, states, the Federal District, and the municipalities should inform the population about it”.

  5. 5.

    On the current meaning and legal relevance of privacy, especially with regards to personal data. Danilo Doneda (2006).

  6. 6.

    Several countries, especially from the 1970s on, have issued rules for the protection of consumers’ interests. Some examples of that are the German Law 09.12.1976 known as AGB-Gesetz on the general conditions of contracts, the French Law from 22.12.72 on housing sale, and the Fair Credit Reporting Act of 1970, which currently still rules the database for credit protection in the United States. However, the “birth” of Consumer Law took place in the previous decade. Law doctrine points out that a symbolic moment for the emergency of consumer protection was a message from the President of the United States, John Kennedy on 15 March 1962 to the US congress which emphasised the need for the protection of consumers’ interests, principally in regards to the need for product quality, adequate information, fair prices, consumer participation in governmental decisions which might affect their interests. Precisely due to this event on the 15th of March the world now celebrates the day as Consumer Day. In Brazil, the National Consumer Day was established by Law n. 10504 from 08 June 2002. Article 2 establishes that on the 15th of March “federal, state and municipal agencies for the defence of consumers will promote festivals, debates, lectures and other events in order to disseminate consumer rights”.

  7. 7.

    Still from a constitutional perspective, the dignity of human beings, which is expressed by the Federal Republic of Brazil (article 1, III of the Brazilian Federal Constitution), justifies their protection in the consumer market. In fact, “consumer protection should be studied as a particular and essential moment of a broader type of protection: the protection of human personality”. Gustavo Tepedino correctly posits that article 5, XXXII, and article 170, V, must be analysed together with the arrangements of article 1, III and 3, III, of the Brazilian Federal Constitution: “Thus, the Constituent Assembly not only included consumers under the umbrella of individual rights and guarantees, but also established that consumer protection must be carried out from an instrumental perspective, i.e., with the instrumentalisation of their patrimonial interests protecting their dignity and existential values. This is therefore a normative perspective to protect human beings in consumer relations, not just the consumer as a category per se”. A responsabilidade civil por acidentes de consumo na ótica Civil-constitucional, in Temas de Direito Civi l, Rio de Janeiro, 2004, Renovar, pp. 279–281.

  8. 8.

    Article 48. Within a hundred and twenty days after the promulgation of the Constitution, the National Congress will elaborate the consumer defence code.

  9. 9.

    The Consumer Defence Code was inspired by important legislative models from other countries. The greatest influence came from the Projet de Code de la Consommation. The basic consumer rights were taken from Resolution 39/248 UN. Other models were the Lei General para la Defensa de los Consumidores y Usuarios from Spain, Lei 29/81 from Portugal, Lei Federal de Protección ao Consumidor of 5 February 1976 from Mexico, and the Loi sur la Protection du Consommateur, issued in 1979 in Quebec. In relation to specific issues, the Code was inspired by the European Community Law: Policy 84/450 (advertising) and 85/374 (civil responsibility for consumer accidents). Regarding the contractual protection of consumers, the examples followed were Decreto-lei 446-85 from Portugal and the Gesetz zur Regelund des Rechts des Allgemeinen Geschaftsbedingungen—AGB Gesetz of December 1976 from Germany. The influence of the US law was directly through the Federal Trade Commission Act, the Consumer Product Safety Act, the Truth in Lending Act, the Fair Credit Reporting Act, and the Fair Debt Collection Practices Act. There was also a direct influence, as the most modern European rules for consumer protection were inspired in US cases and statutes. GRINOVER, Ada Pellegrini et al. Código de Defesa do Consumidor comentado pelos autores do Anteprojeto. 8. ed. rev. and ampl. Rio de Janeiro, Forense Universitária, 2004, p. 10.

  10. 10.

    For example, in this case the concept and meaning of vulnerability are crucial for determining whether the legal entity that operates in the market can be considered a consumer. This is a doctrinal approach called informed finalism (finalismo aprofundado) which is based precisely on the notion of vulnerability of small businesses so to justify their legal protection as consumers. Bessa, Leonardo Roscoe. Relação de consumo..., cit., pp. 59–66. Following this same line, Cláudia Lima Marques stresses that vulnerability can work for the good enforcement of norms, “it is an instrumental notion which guides and sheds light to the enforcement of the protective and rebalance norms for and equal basis and equitable justice”. Contratos no Código de Defesa do Consumidor, 6 ed., São Paulo, Revista dos Tribunais: 2011, p. 323.

  11. 11.

    Souza (1999a), p. 25. While individualism is not an evil feature, whether or not in agreement with the positions of Hobbes or Montesquieu, it was a crucial factor for unleashing absolute state intervention in private life management.

  12. 12.

    Barassi (1955), p. 43.

  13. 13.

    Rodrigues (1979), p. 9.

  14. 14.

    Monteiro (2003), p. 9.

  15. 15.

    Benjamin et al. (1999), p. 226.

  16. 16.

    Contratos no Código de Defesa do Consumidor, 6 ed., São Paulo, Revista dos Tribunais: 2011, p. 323.

  17. 17.

    Contratos no Código de Defesa do Consumidor, 6 ed., São Paulo, Revista dos Tribunais: 2011, pp. 324–326.

  18. 18.

    Contratos no Código de Defesa do Consumidor, 6 ed., São Paulo, Revista dos Tribunais: 2011, p. 327.

  19. 19.

    Leonardo Roscoe Bessa, Relação de consumo…, cit., pp. 42–43.

  20. 20.

    Contratos no Código de Defesa do Consumidor, 6 ed., São Paulo, Revista dos Tribunais: 2011, p. 325.

  21. 21.

    Contratos no Código de Defesa do Consumidor, 6 ed., São Paulo, Revista dos Tribunais: 2011, p. 329.

  22. 22.

    The Brazilian Superior Court of Justice examines consumer vulnerability alongside the same lines of the propositions of Cláudia Lima Marques. One example of that can be the following trial: “(…) doctrine traditionally indicates the existence of three types of vulnerability: technical (lack of specific knowledge on a product or service that is the object of consumption), legal (lack of legal, accounting or economic knowledge and its reflections on consumer relation), and factual (situations in which consumers’ economic, physical, or psychological insufficiency makes them unequal in comparison to suppliers). More recently, informational vulnerability (insufficient data on the product or service, which can influence the decision process of the purchase) is also being considered. 5. Despite the in abstracto consideration of such types of vulnerability, other examples can present new forms of vulnerability that can call for the Consumer Protection Code in a consumer relation. In an inter-company relationship, aside from the vulnerability hypotheses considered by the doctrine and court decisions, the dependency relationship of one of the parties in relation to the other can, depending on the case, constitute vulnerability, which would then entail the legitimate enforcement of Law n. 8078/90. This would thus mitigate the rigidity of the finalist theory and allow the equalisation of the condition of the buyer legal entity to that of a consumer”. (REsp 1195642/RJ, Rel. Ministra Nancy Andrigui, j. on 13/11/2012, DJe 21/11/2012).

  23. 23.

    Moraes (1999), p. 152.

  24. 24.

    Carvalho Diógenes Faria de (2015), p. 16. Following that, the author states that: “consumerist culture is full of constant quality pressures which demand the acquisition of refined and luxury goods. Nowadays, added values have come to mean wealth accumulation and prestige. This new behaviour pattern adopted by individuals has resulted in rampant (hyper) consumerism”.

  25. 25.

    Oliveira and Castro (2014), p. 235.

  26. 26.

    Revista de Direito do Consumidor, cit., p. 243.

  27. 27.

    Incidentally, an observation made by Diogenes Faria de Carvalho should be considered: “The illusions which culminate in desires and desired objects are believed to put men in a situation of considerable vulnerability and suffering. When individuals surrender to immediate pleasures instead of making sacrifices for the sake of their future, this is conditioned to economic debt and momentary satisfaction. Such unruly behaviour will be a legacy for future generations—a cultural debt, and a legacy of exhaustion and compulsory contamination which annihilate healthy and rational consumption practices”. Consumo e (super) endividamento: vulnerabilidade e escolhas intertemporais, cit., p. 18.

  28. 28.

    Lima (2014), p. 178.

  29. 29.

    According to the João pinheiro Foundation (in partnership with IDB/UNDP/and the Ministry of Cities), the Brazilian housing deficit has little drop variance, with an average of almost five million families without conventional houses (considering the historical series involving metropolitan regions and other areas measured since 1995). Available at http://www.fjp.mg.gov.br/index.php/produtos-e-servicos1/2742-deficit-habitacional-no-brasil-3. Accessed 08 February 2016.

  30. 30.

    According to the Brazilian Chamber of Construction Industry, civil construction activity constitutes about 8.0% of the Gross Domestic Product of Brazil, and it operates with a considerable amount of consumer capital. Available at http://www.cbicdados.com.br/menu/pib-e-investimento/pib-brasil-e-construcao-civil. Access 08 February 2016.

  31. 31.

    Furtado et al. (2013), Estimativas do déficit habitacional brasiliero (2007–2011) por municípios (2010).

  32. 32.

    Ferreira (2004).

  33. 33.

    Bonduki (2008), pp. 70–104.

  34. 34.

    Looking back, the collapse of the self-sufficient rural economy lead to (especially in Western countries—each one at their time) rural exodus migration trajectories with migrants landing in cities with something in mind: the dream of owning their houses. After the Twentieth Century, population flows are no longer from farms to cities, but in between increasingly populous cities (states and countries) which are challenged by environmental preservation, land order issues, and the search for a balance between housing supply and demand (Johnson and Beale 1998, p. 18; Batty 2008, p. 770).

  35. 35.

    Marshall (1950), p. 60.

  36. 36.

    And so did (p.e.) the German Constitution, the Italian constitution (1947), and the Spanish one (1978). The US Constitution, as well as the Brazilian (1934) and the French (1958) ones gave established the inviolability of private from the perspective of house ownership, aiming at family peace and tranquillity.

  37. 37.

    Kong (1992), pp. 147–161.

  38. 38.

    Schumpeter and Hausman (1994), p. 228, 1949 Foucault et al. (2010).

  39. 39.

    Parallel to the acquisition of property, there is the no less important relation of home leasing, not analysed in this study.

  40. 40.

    Cohen (2004), p. 237.

  41. 41.

    Stone (1983), p. 49.

  42. 42.

    Kotz (2009), p. 16.

  43. 43.

    Samuel and Lewis (1920), Coviello (1924).

  44. 44.

    Turner et al. (2009).

  45. 45.

    Schwartz (2012), pp. 35–58.

  46. 46.

    The categories proposed by Bauman were not established based on sociopolitical conjectures, but take into account the choices and desires of social groups relating to their own consumption. Bauman (2008), p. 49.

  47. 47.

    Bauman (2008), p. 42.

  48. 48.

    Bauman (2008), p. 32.

  49. 49.

    Bauman, Zygmunt. Op. Cit., pp. 51–52. “Accordingly, in a society of consumers the pursuit of happiness – the purpose most often invoked and used as bait in marketing campaigns aimed at boosting consumers’ willingness to part with their money (earned money, or money expected to be earned) – tends to be refocused from making things or their appropriation (not to mention their storage) to their disposal – just what is needed if the gross national product is to grow. For the consumerist economy, the previous focus, now by and large abandoned, portends the worst of worries: the stagnation, suspension or fading of buying zeal. The second focus, however, bodes rather well: another round of shopping. Unless supplemented by the urge to get rid of and discard, the urge for mere acquisition and possession would store up trouble for the future.” Perhaps through a fault in translation, consumerism described the solid modernity of capitalism, it being patent in the Portuguese language that the word itself is associated with exaggerated consumption, which is, paradoxically, more in line with the characteristics of the liquid modernity of the second phase.

  50. 50.

    After all, as illustrated by the song in the epigraph, when you have more than you think, you need more space.

  51. 51.

    Jayme (2003), p. 60.

  52. 52.

    Frade and Magalhaes (2006), p. 24.

  53. 53.

    Souza (1999b).

  54. 54.

    Bonduki (2004), p. 192.

  55. 55.

    Aigner et al. (2001), pp. 493–507.

  56. 56.

    An example is Federal Law no. 5,107, of 13 September 1966, admitting and limiting the use of mandatory savings—of the Government Severance Indemnity Fund (FGTS)—for the acquisition of homes. Law no. 5,107/1966 was revoked by Law no. 8,036/1990. From the Vargas administration, Caixa Economica Federal bank began specialising in real estate credit, afterwards incorporating the National Housing Bank and becoming the largest Brazilian financial institution to subsidize credits for home acquisition. De Azevedo (1988), pp. 107–119.

  57. 57.

    Feijo (2007), p. 466. Regarding John Maynard Keynes’ general theory, practiced by capitalist economies since 1930, recommending government intervention in the economy to stimulate production, which, in turn, generated a rise in employment.

  58. 58.

    Rolnik and Nakano (2009), p. 09.

  59. 59.

    Santos Cláudio (1999).

  60. 60.

    Benjamin Antonio Herman de Vasconcelos et al., Op. Cit., p. 264.

  61. 61.

    Caixa Econômica Federal has recently increased its real estate credit to periods of up to 35 years, obviously with interest that far surpasses the initial value of the acquired resource. Available at: http://www1.caixa.gov.br/imprensa/noticias/asp/popup_box.asp?codigo=6911946. Access on 8 February 2016.

  62. 62.

    Bauman (2008), p. 49.

  63. 63.

    Marques et al. (Coord.) (2000), p. 3. In the United States, opening to credit began increasing in the 1970s. In some European countries, such as Portugal, the opening started in the 1990s. In both cases, the expansions were preceded by an organisation of the financial system.

  64. 64.

    Sealey and Lindley (1977), pp. 1251–1266.

  65. 65.

    See the following rulings by the Superior Court of Justice (STJ): AgRg no REsp 902.555/SP, Rapporteur: Minister ANTONIO CARLOS FERREIRA, FOURTH PANEL, ruled on 18/12/2012, DJe 04/02/2013; AgRg no AREsp 438.106/RS, Rapporteur: Minister HERMAN BENJAMIN, SECOND PANEL, ruled on 12/08/2014, DJe 25/09/2014; AgRg no AREsp 527.456/RS, Rapporteur: Minister RAUL ARAÚJO, FOURTH PANEL, ruled on 03/02/2015, DJe 18/02/2015; REsp 954.588/RS, Rapporteur: Minister HUMBERTO MARTINS, SECOND PANEL, ruled on 06/03/2012, DJe 14/03/2012.

  66. 66.

    MC 20.135/SC, Rapporteur: Minister LUIS FELIPE SALOMÃO, FOURTH PANEL, DJe 22/10/2012; AgREsp 638.441/SP, Rapporteur: Minister LUIS FELIPE SALOMÃO, FOURTH PANEL, DJe 19/05/2015.

  67. 67.

    AgRg no AREsp 262.706/RJ, Rapporteur: Minister LUIS FELIPE SALOMÃO, FOURTH PANEL, ruled on 11/02/2014, DJe 17/02/2014; EREsp 670.117-PB, Original Rapporteur: SIDNEI BENETI, Rapporteur for appellate ruling: Minister Antonio Carlos Ferreira, 2nd Section, STJ, ruled on 13/6/2012.

  68. 68.

    AgRg no AREsp 363.451/PE, Rapporteur: Minister HUMBERTO MARTINS, SECOND PANEL, ruled on 08/09/2015, DJe 16/09/2015; EDcl no AgRg no REsp 1519713/MG, Rapporteur: Minister HUMBERTO MARTINS, SECOND PANEL, ruled on 13/11/2015.

  69. 69.

    Available at: https://www.gpo.gov/fdsys/pkg/GPO-FCIC/pdf/GPO-FCIC.pdf. Access 8 February 2016.

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Authors and Affiliations

  1. Brasilcon Board, Brasília, Brazil

    Walter José Faiad de Moura & Leonardo Roscoe Bessa

  2. University Center of Brasília (UniCEUB), Brasília, Brazil

    Walter José Faiad de Moura & Leonardo Roscoe Bessa

  3. Brasilcon, Brasília, Brazil

    Leonardo Roscoe Bessa

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  1. Walter José Faiad de Moura
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Correspondence to Leonardo Roscoe Bessa .

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  1. Faculty of Law, Federal University of Rio Grande do Sul, Porto Alegre, Brazil

    Claudia Lima Marques

  2. Faculty of Law, University of Macau, Macau, Macao

    Dan Wei

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de Moura, W.J.F., Bessa, L.R. (2017). Real Estate Consumer Credit: A New Side to Vulnerability. In: Lima Marques, C., Wei, D. (eds) Consumer Law and Socioeconomic Development. Springer, Cham. https://doi.org/10.1007/978-3-319-55624-6_23

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