Fees and Services

In short: Regente charges 12% per month of the rent amount for its property management service with Full Guarantee — a plan that guarantees payment to the owner even if the tenant doesn’t pay. The fee is calculated only on the rent, never on the property’s total costs.

What’s included in the 12%

• Listing: photos, advertising on real estate portals, signage, CRM
• Tenant screening: full background check (credit bureau + income + guarantee)
• Contract: drafting and digital signature via electronic document management
• Monthly management: rent collection, payout to the owner, itemized statement
• Full Guarantee: guaranteed payment to the owner even without payment from the tenant
• Renewal at no extra cost: no new intermediation fee upon renewal

Why 12% can be cheaper than 10%

Many agencies advertise 10%, but calculate it on rent + condo fees + property tax + water + electricity. Regente calculates its 12% on the rent alone.

Practical comparison — property with R$ 2,000 rent, R$ 500 condo fee, R$ 150 property tax:

• Competitor — 10% on the total (R$ 2,650): R$ 265/month with no guarantee
• Regente — 12% on rent alone (R$ 2,000): R$ 240/month with Full Guarantee

Management fee vs. intermediation fee

• Management fee (12%/month): monthly, for ongoing management services
• Intermediation fee (75% of the first month’s rent): charged once, for closing the lease

Is the fee tax-deductible?

Yes — the management fee is deductible from gross rental income when calculating the monthly self-assessed tax (carnê-leão) and in the annual income tax return. Keep the monthly payout statements issued by Regente as proof.

Related questions

• What’s included in Regente’s rental management service?
• When and how do I receive my rent payout?
• What expenses can a landlord deduct from rental income tax?

In short: Regente’s rental management is a full-service offering with Full Guarantee — it covers everything from tenant sourcing and screening to the move-out inspection and lease closeout, guaranteeing payout to the owner even if the tenant doesn’t pay. The cost is 12% per month of the rent amount, with no year-end bonus fee and no renewal fee.

Service costs

• Management fee: 12% per month of the rent amount
• Intermediation fee: 75% of the first month’s rent — charged once at lease signing
• No year-end bonus fee: Regente does not charge the extra “13th-month” fee common among competitors
• No renewal fee: no new intermediation charge upon renewal

Full Guarantee

The owner receives rent every month, even if the tenant doesn’t pay — regardless of how long an eventual eviction process takes. The guarantee also covers condo fees and property tax, but the fee is calculated on the rent alone.

What the service includes

• Professional photos and listing on major real estate portals
• Full tenant background check (credit bureau + income)
• Lease drafting and signature via electronic document management
• Move-in inspection report (third-party company)
• Rent collection and payout to the owner with a statement
• Annual adjustment per the agreed index (IGP-M or IPCA)
• Coordination of maintenance
• Management of delinquency and activation of the Full Guarantee
• Move-out inspection report + lease termination

What’s not included

• Attorney’s fees in eviction proceedings (billed separately)
• Renovation or maintenance costs (paid by whichever party is responsible under law)

Related questions

• How much does a real estate agency charge to manage my property?
• When and how do I receive my rent payout?

Want to put your property under Regente’s management? Talk to the team.

In short: The regular fee is the monthly condo assessment covering the building’s routine expenses — front desk staff, cleaning, common-area electricity, and regular maintenance. Under a lease, the tenant pays the regular fee, as required by the Tenancy Law (art. 23, XII).

What makes up the regular fee

• Wages of condo staff (doorman, superintendent, cleaner)
• Electricity and water usage in common areas
• Cleaning and upkeep of common areas
• Preventive maintenance of equipment (elevator, intercom, pumps)
• Condo’s group insurance (the ordinary portion)
• Cleaning supplies and small routine repairs
• Condo management company’s fee

Why does the tenant pay it?

The logic behind Law 8,245/91 is that the regular fee represents the cost of living in the property — expenses that exist because someone is using the unit. That’s why they fall on whoever is using it: the tenant. Extraordinary expenses (which add permanent value or improvements to the property), on the other hand, fall on the owner.

How it’s billed

There are two models:

• Billed together with rent: Regente includes the regular fee amount in the tenant’s invoice — the owner then forwards it to the condo
• Billed directly by the condo: the tenant receives the condo’s invoice and pays the management company directly

The lease must specify which model applies.

What if the tenant doesn’t pay the regular fee?

Liability toward the condo rests with the owner — the tenant’s non-payment can generate a debt in the property owner’s name. That’s why the lease should include a contractual penalty for the tenant’s non-payment, and Regente monitors payment compliance.

Related questions

• What is the extraordinary condo fee and who pays it?
• What is the condo reserve fund and who pays it?
• Who pays for maintenance on a rented property: landlord or tenant?
• How much does a real estate agency charge to manage my property?

Not sure whether a charge is regular or extraordinary at your condo? Talk to Regente.

In short: The extraordinary fee covers non-routine condo expenses — structural work, installation of new equipment, facade renovation, setting up the reserve fund. Under a lease, the owner (landlord) pays the extraordinary fee, per the Tenancy Law (art. 22, X).

What’s billed as an extraordinary fee

• Renovation or structural repair work (waterproofing, facade painting, replacing cladding)
• Installation of new equipment (elevator, generator, security cameras, digital intercom)
• Initial setup of the reserve fund
• Improvements that increase the value or safety of the condo
• Retrofitting or modernizing common areas
• Large emergency repairs not covered by the reserve fund

Why does the owner pay it?

The legal logic is that extraordinary expenses permanently add value to the property — they benefit the owner’s asset, not just whoever is using it temporarily. That’s why Law 8,245/91 (art. 22, X) places this obligation on the landlord.

How to tell if a fee is regular or extraordinary

The distinction isn’t always obvious. Practical rule of thumb:

• Regular: a predictable, recurring expense included in the condo’s annual budget
• Extraordinary: a specific expense, approved at a special assembly, outside the regular budget

If in doubt, ask for the minutes of the assembly that approved the charge — they should classify the expense.

What if the charge comes bundled into one invoice?

Many condos issue a single invoice combining regular + extraordinary charges. The owner should check the statement and separate the amounts — the tenant is only responsible for the regular portion. If the tenant is improperly charged, the owner must reimburse the amount.

Is the extraordinary fee tax-deductible?

Not directly — the extraordinary fee paid by the owner is not deductible from gross rental income in the monthly self-assessed tax (carnê-leão) (only regular expenses paid by the owner are deductible). Consult an accountant to assess whether it can be deducted as a property-related expense.

Related questions

• What is the regular condo fee and who pays it?
• What is the condo reserve fund and who pays it?
• Who pays for maintenance on a rented property: landlord or tenant?
• What are a landlord’s responsibilities under a lease?

Got charged an extraordinary fee and not sure who’s responsible? Talk to Regente.

In short: The reserve fund is the condo’s collective savings for covering emergencies and expenses not planned for in the budget. Since it’s an extraordinary expense (as defined by the Tenancy Law), the owner pays it — except when the fund is used to cover regular expenses, in which case the cost may fall on the tenant.

What the reserve fund is for

• Covering emergency expenses (sudden water infiltration, equipment failure with no maintenance contract)
• Making up shortfalls in collection during months with high delinquency
• Financing assembly-approved work that exceeds the planned budget
• Avoiding frequent special assemblies to approve special assessments

Who pays — the legal rule

Setting up the reserve fund is an extraordinary expense (Law 8,245/91, art. 22, X) → the owner pays.

Exception: if the reserve fund is used to cover regular expenses (front desk, cleaning, electricity), the owner has the right to be reimbursed by the tenant for the regular portion — under art. 22, paragraph 2.

In practice: if the condo invoice lists “reserve fund” as a separate line item, the owner pays it.

How much it typically is

Set by the condo’s bylaws — generally between 5% and 10% of the monthly regular fee. At a condo with a R$ 600/month fee, the reserve fund contribution would add R$ 30–60/month.

How it’s managed

• Administered by the condo’s management company
• Must be kept in an account separate from the condo’s checking account
• Invested in conservative financial products (savings account, CDs)
• Reported on at the annual regular assembly
• Use subject to assembly approval (above a threshold set by the bylaws)

Can the owner contest use of the fund?

Yes — as a unit owner, the landlord has the right to attend the assembly, question how the fund is used, and vote on its use. Regente, as manager, can represent the owner in these interactions if needed.

Related questions

• What is the extraordinary condo fee and who pays it?
• What is the regular condo fee and who pays it?
• What are a landlord’s responsibilities under a lease?
• Who pays for maintenance on a rented property?

Have questions about condo charges under your lease? Talk to Regente.