When you start searching for real estate agencies in Florianópolis to manage your property, the first number that appears is the management fee. One announces 8%. Another, 10%. Regente charges 12%. The quick conclusion: the cheapest is the best option.
This logic ignores the right question: 8% of what, exactly?
The advertised percentage is only half the information. The other half is the calculation base — the amount on which that percentage is applied. When the base changes, the real cost changes too. And beyond the percentage, there’s what each real estate agency includes in the service: what happens when the tenant doesn’t pay, when the property sits vacant between contracts, when a maintenance issue comes up at 10 p.m. on a Saturday.
The calculation base trap: 8% can cost more than 12%
The property management fee for rental is charged monthly as a percentage of a base value. The problem: each real estate agency defines this base differently.
Two practices in the market:
- Restricted base: percentage calculated only on the rental amount.
- Expanded base: percentage calculated on rent + HOA fee + property tax.
The difference seems technical. In practice, it changes the real amount you pay every month.
Consider an apartment in Florianópolis with rent of R$ 2,000, HOA fee of R$ 500, and property tax of R$ 150 per month:
| Agency A | Regente | |
|---|---|---|
| Advertised fee | 10% | 12% |
| Calculation base | R$ 2,650 (rent + HOA + tax) | R$ 2,000 (rent only) |
| Monthly amount | R$ 265 | R$ 240 |
| Guarantee included | No | Yes |
Agency A advertises a lower fee and charges more. Regente advertises a higher fee and charges less — and still delivers complete rental guarantee.
The calculation base matters more than the percentage. Before committing to any real estate agency, ask: “Does this percentage apply to rent only, or to rent plus charges?”
What’s included in the property management fee
The management fee covers the administration of the rental contract. What that means in practice:
Rent collection and remittance. Billing generation, bank recording, payment posting, remittance to owner with monthly accounting. It seems simple until you need to collect from a tenant who doesn’t pay and doesn’t answer the phone.
Tenant screening and evaluation. Credit analysis with consultation to Serasa, SPC, and Boa Vista, verification of income compatible with rent, and history of previous rentals. The criterion is not to approve quickly — it’s to approve for the contract to last.
Maintenance management. Receipt of tenant service requests, triage between tenant and owner responsibility, hiring of vetted service provider, oversight of execution. Without this, the call comes straight to you at 10 p.m. on a Saturday.
Entry and exit inspection. Photographic and written record of the property’s condition, signed by the tenant at entry. Compared to the exit report — documented damage is charged to the tenant.
Adjustment control. Application of the contractual index (IGP-M or IPCAIPCAVer tudo →) on the correct date. A property without adjustments applied loses real income year after year.
Legal obligations. Change of titleholder for utilities (CASAN and Celesc) at entry and exit, mandatory fire insurance, documentation for CIB.
What separates proposals in practice is what happens when the tenant doesn’t pay. That’s where rental guarantee comes in.
The cost nobody accounts for: a vacant property
Property owners who focus on the difference in fees between agencies rarely calculate the cost of vacancy — the direct cost of each month the property sits empty between contracts.
Consider an apartment with rent of R$ 3,000/month:
| Situation | Real cost |
|---|---|
| 1 month with no tenant | R$ 3,000 lost |
| 2 months with no tenant | R$ 6,000 lost |
| 2% difference in fee (R$60/month) | Equals 100 months to offset 1 vacant month |
Two months of occupancy loss cost more than any difference in management fees between serious real estate agencies.
What determines rental speed
Rental speed is not luck — it’s structure. At Regente, the property viewing process is done with two dedicated vehicles exclusively for rental viewings. When a qualified candidate wants to view your property, scheduling happens and the visit is conducted the next day — no delays due to availability.
This matters because the tenant searching for property in Florianópolis is seeing multiple options at the same time. The real estate agency that arranges the viewing the next day closes before the one that schedules for next week.
Total Guarantee: what changes when the agency guarantees payment
Most rental guarantees have a ceiling. Deposit is limited to 3 months by law. Rental insurance has coverage for a defined period in the policy. A guarantor can be challenged in court.
Regente’s Total Guarantee has no time limit.
While the tenant is in the property, rent is paid to the owner on the contracted date — every month, without exception, regardless of whether the tenant has paid or not. There is no deductible, no waiting period, no limit on covered installments.
The four coverages:
- Guaranteed rent — independent of tenant behavior and any guarantor. No deductible, no time limit.
- Coverage during eviction — the process can take 6 to 18 months. Regente continues paying the contracted rent during the entire period.
- Painting at end of rental — guaranteed by Regente.
- Property tax and HOA fee current — Regente pays; the debt does not fall on the property or the owner.
This structure was tested under real conditions. During the pandemic, rental default rates surged across Brazil. At Regente, all contracts with Total Guarantee were honored: every owner received rent on the contracted date, without exception and without retroactive negotiation.
A complete comparison of rental guarantees — deposit, guarantor, rental insurance, capitalization bond, and Total Guarantee — is in the dedicated guide on the topic.
Is the property management fee tax-deductible on income tax?
Yes — and so is the brokerage fee. Both reduce the calculation base for income tax on rent received.
The formula is straightforward: income tax base = rent received − management fee − brokerage fee paid to the real estate agency.
The owner reports gross rent and deducts both amounts as property management expense. At the 27.5% federal bracket, R$ 240/month in management fees represents R$ 66/month in tax saved — just from the deduction effect.
Other expenses deductible from rent received, per Brazil’s income tax rules for landlords:
- Property tax (IPTUIPTUVer tudo →) of the rented property, when payment is the owner’s responsibility.
- HOA fee when included in the contract as the owner’s obligation.
- Spending on repairs necessary to maintain the property (not improvements).
Keep monthly receipts for management fees and the brokerage fee receipt: these are the documents that support the deduction in your tax return.
What to evaluate beyond the percentage: comparison guide
When comparing rental management proposals, use this table:
| Criterion | What to ask |
|---|---|
| Calculation base | Does the percentage apply to rent only, or does it include HOA and property tax? |
| Default guarantee | Does the agency pay even if the tenant doesn’t? For how long? |
| Coverage during eviction | Does the remittance continue during the legal process (6 to 18 months)? |
| Vacancy | What’s the average rental time for properties like yours? |
| Credit analysis | Which agencies are consulted? What’s the minimum income criterion? |
| Renewal fee | Is there a charge when the contract is renewed? |
| 13th rent | Is there an extra charge in December? |
Regente does not charge renewal fees or 13th rent — two items some real estate agencies charge as extra income and which don’t always appear in the initial proposal.
To understand the complete cost of putting a property up for rent, including brokerage fee and documentation, also read: how to list your property.
FAQ — Frequently asked questions about property management fees
How much does a real estate agency charge to manage a property?
Market range is 8% to 12% per month. The percentage varies by agency and included service — especially if there’s default coverage. Watch the calculation base: some agencies apply the percentage to rent + HOA + property tax, which raises the effective cost even with a lower advertised percentage. An apartment with R$ 2,000 rent and R$ 650 in charges can generate R$ 265/month at 10% on the expanded base — more expensive than 12% on rent only, which comes to R$ 240/month.
What is the calculation base for the property management fee?
It depends on the agency. The most transparent practice is to calculate the percentage only on the rental amount. Some companies calculate on rent + HOA + property tax, which increases the charged amount without the advertised percentage changing. Before signing, ask explicitly: “What amount is the fee applied to?” and have it written into the contract.
What’s included in the property management fee?
Generally: tenant screening with credit analysis, contract drafting and administration, rent remittance, entry and exit inspection, maintenance management, and tenant support. What varies is default coverage: most agencies don’t guarantee rent if the tenant doesn’t pay. Regente’s Total Guarantee assumes payment regardless of tenant behavior — no time limit, including during eviction process.
Is the property management fee tax-deductible on income tax?
Yes — and so is the brokerage fee. The income tax base on rent received is the gross rental amount minus the management and brokerage fees paid to the agency. Both expenses are deductible. Keep monthly receipts and the brokerage fee receipt: they are the necessary documents to support the deduction in your annual return.
What is the brokerage fee for rental?
The brokerage fee — charged once, at contract closing — ranges from 50% to 100% of the first month’s rent. Regente charges 70% of the first month’s rent. There is no renewal fee when renewing the contract, and there is no 13th rent charge, which some agencies charge in December as extra income.
Can a real estate agency charge a management fee to the tenant?
No. The management fee compensates the service the agency provides to the property owner. The tenant is not part of this relationship — their contract is with the owner, not the agency. Charging a management fee to the tenant has no legal basis.
How to choose the right real estate agency for your Florianópolis property
The choice does not start with the percentage. It starts with what that percentage guarantees — and what happens when something goes wrong.
A property vacant for two months between contracts costs R$ 6,000 (for R$ 3,000 rent). An eviction process without coverage can cost months of lost rent plus attorney fees. A 2% difference in management fee doesn’t cover either event.
Regente Imóveis has managed properties in Florianópolis since 1998. The management fee WITH Total Guarantee is 12% on rent — without applying to HOA or property tax. No renewal fee. No 13th rent.
If you want to understand how it would work for your property specifically, fill out the rental agency form and one of our consultants will calculate it with the real numbers of your case.
Fill out the rental agency form →
