Renting an Apartment: The Process Start to Finish

Renting long term in Brasil is a different process from booking a short stay. There is a contract under a national tenancy law, a guarantee the landlord will ask for, and monthly costs beyond the rent itself. This guide walks through the process in order, and explains the part of the law that matters most at the start.

The tenancy law is Lei 8.245/1991, the Lei do Inquilinato. This guide summarizes a few of its rules in plain language. It is not legal advice; read the contract carefully, and get help if anything in it is unclear.

Before you search

• Get your CPF. Landlords and agencies generally ask for it. See Getting a CPF.
• Set a total monthly budget, not just a rent number. See below for the extra costs.
• Consider a short stay first. A furnished short-term rental gives you time to learn neighborhoods before you sign a longer contract.

The monthly costs

Listings often show more than one number. Common items are:

• Aluguel: the rent.
• Condomínio: the building's shared charges, for apartments in a building.
• IPTU: the municipal property tax, which contracts often pass to the tenant.

Who pays what is set in the contract. Ask for the total monthly amount in writing before you visit. More on budgeting in An honest cost of living budget.

Viewing

• Visit at different times of day if you can. Noise and light change.
• Check water pressure, windows, locks, and any signs of damp.
• Ask what is included: appliances, fixtures, parking space.
• Ask about building rules for moving in, pets and renovations.
• Take photos and notes for each place.

The guarantee

Most landlords want a guarantee that the rent will be paid. Article 37 of Lei 8.245/1991 lists the types of guarantee a landlord may require:

• Caução: a deposit, or other security.
• Fiança: a guarantor (fiador), traditionally someone who owns property.
• Seguro de fiança locatícia: rent guarantee insurance.
• Cessão fiduciária de quotas de fundo de investimento: a pledge of investment fund shares.

The key rule: the law says that only one of these may be required in the same contract. Asking for more than one is prohibited and the extra guarantee is void. If a contract asks for a guarantor and a deposit, ask about it.

For the deposit, the law sets a limit in article 38. Check the official text for the exact rule. For foreigners without a local guarantor, insurance or a deposit is often the practical route.

The contract

Read it before you sign, in full. Use a translation tool or a translator if needed. Check:

• The rent, the readjustment rule and the index used.
• Who pays condomínio, IPTU and other charges.
• The term, and what happens if you leave early. The law has rules on this; check the official text for how they apply to your contract.
• The guarantee, and that there is only one.
• Rules on pets, subletting and alterations.

Never send money before you have seen the property and the contract, and confirmed that the person you are dealing with has the right to rent it.

Move-in

• Inspection report. Before you move in, a report on the property's condition (vistoria) is common. Read it, add anything missing, and take your own dated photos. It protects you when you leave.
• Utilities. Transfer electricity, gas and internet to your name, or confirm how they are handled.
• Keys. Count them, and note how many you received.
• Building. Register with the building management, and learn the rules for deliveries and moving.

Checklist

• CPF ready.
• Budget includes rent, condomínio and IPTU.
• Viewed in person.
• One guarantee only.
• Contract read, terms clear.
• Inspection report reviewed and photos taken.
• Utilities in order.

If your things are coming by sea, time your move-in with Shipping household goods.

Common questions

Can I rent without a Brazilian guarantor? Yes, in many cases. Rent guarantee insurance or a deposit are the usual alternatives. Ask the agency which guarantees it accepts before you apply.

Is a short-term rental covered by the same law? Lei 8.245/1991 also has rules for seasonal rentals. Check the official text for how they differ.