The question seems simple — but the answer depends on what you’re comparing. If the criterion is cost to the tenant, the security deposit wins. If it’s the real protection for the property owner when the tenant stops paying, the ranking changes completely.
Security Deposit: Cheap for the Tenant, Limited for the Owner
A security deposit is a cash deposit. The tenant deposits up to 3 times the monthly rent into a savings account at the start of the lease — and recovers the amount upon moving out, if there are no outstanding debts.
For the tenant: the cost is an upfront disbursement that comes back later. Financially, it’s the most rational option for anyone with available funds.
For the property owner: coverage is limited to the deposited amount. For R$ 3,000 rent, the ceiling is R$ 9,000. In an eviction process that lasts 12 months, the owner loses R$ 36,000 in rent — and the security deposit covers less than a quarter of that, not counting attorney’s fees.
The Tenant Protection Law caps the security deposit at 3 times the rent (art. 38). This ceiling is set by law and cannot be negotiated by the parties.
Verdict: the weakest option for the property owner in any prolonged non-payment scenario.
Guarantor: Theoretically Greater Coverage, Legally Slow in Practice
A guarantor is a natural person who assumes the tenant’s obligations if the tenant fails to comply. There is no coverage limit — in theory, the guarantor is liable with all his assets.
For the tenant: finding a guarantor with real estate property (the most common requirement) who will accept this responsibility is increasingly difficult. Many rental arrangements fall through due to lack of a qualified guarantor.
For the property owner: protection exists, but it is judicial. To enforce against the guarantor, formal notice is necessary, an eviction action, citation of the guarantor as joint debtor, and then execution against the guarantor’s assets. This process can take 12 to 24 months — during which the owner receives no rent.
There is another risk: the guarantor may become invalid during the lease term. If he sells the property offered as collateral or loses financial capacity, the owner only discovers this when needing to enforce.
Verdict: broad theoretical coverage, but slow enforcement and risks of invalidity over the lease term.
Guarantee Insurance: Real Protection, but with Deadlines and Deductibles
Guarantee insurance is a policy contracted by the tenant with an insurance company. The insurer pays the owner in case of non-payment and then collects from the tenant.
For the tenant: the cost is an annual premium equal to 1 to 1.5 times the monthly rent — paid throughout the lease, with no reimbursement. For long leases, it is the most expensive option for the tenant.
For the property owner: coverage is more agile than a guarantor — it does not require a court case to enforce. But there are limitations:
– Coverage is restricted to the policy period (annual renewal required)
– Some policies have deductibles or waiting periods
– Enforcement requires documentation and has a review deadline
– The insurance company’s solvency is a distant but real risk
Verdict: better than guarantor and security deposit for the property owner, but with period and coverage limitations that vary by policy.
How the Three Compare
| Criterion | Security Deposit | Guarantor | Guarantee Insurance |
|---|---|---|---|
| Maximum coverage | 3× rent | Unlimited (theoretically) | As stated in policy |
| Process to enforce | None required | Judicial | Extrajudicial (insurer) |
| Time to receive payment | Immediate (from deposit) | 12–24 months | 30–90 days |
| Covers eviction costs | No | Yes (if enforced) | Depends on policy |
| Risk of invalidity | No | Yes | If not renewed |
Regente’s Total Guarantee: Outside This Comparison
Total Guarantee is not guarantee insurance, not a security deposit, and not a guarantor. It is Regente Imóveis’ proprietary product that eliminates the financial risk for the property owner regardless of any of these modalities.
With Total Guarantee, the rent arrives to the property owner on the agreed date — every month, without exception, without need to enforce, without a maximum deadline. If the tenant does not pay, Regente pays and resolves the problem internally. If an eviction process becomes necessary, Regente pays for all the months the process lasts.
The owner does not follow up on collections, does not contact the insurer, does not cite the guarantor. He receives the rent and gets the report.
To understand how Total Guarantee fits into the total cost of property management, the guide on real estate management fee in Florianópolis details what is included and why the fee base matters more than the percentage.
Talk to Regente about managing your property →
Sources: Law 8.245/1991 — Tenant Protection Law, art. 37 and 38 (Planalto.gov.br); operational data Regente Imóveis (2026).
