Rental: Tenant

Short answer: To rent a property through Regente Imóveis, you’ll need personal documents, proof of income, and documentation for whichever guarantee you choose. Once submitted, the process from approval to key pickup takes around 5 business days — and the entire signing process is digital, with no need to visit a notary office.

Required documents

• Personal documents: ID card (RG) or driver’s license (CNH), CPF (tax ID), and proof of current address (no more than 90 days old).
• Proof of income:
  • Salaried employees (CLT): the last three pay stubs and work record booklet (carteira de trabalho)
  • Self-employed/small business owner (MEI): bank statements from the last three months or an income declaration with a DECORE (accountant-issued income certificate)
  • Retiree: INSS (Brazil’s social security) benefit statement
  • Business entity: articles of incorporation, CNPJ (business tax ID), and proof of revenue
• Chosen guarantee: security deposit insurance, capitalization bond, CredPago, or guarantor. Each option has its own documentation. Regente does not accept a plain cash security deposit (caução).

What happens after you submit the documents

1. Thorough review: Regente’s review goes beyond financial capacity — it also assesses the applicant’s profile as a tenant. For guarantees involving third-party guarantors (security deposit insurance, CredPago, Garantia Total), the guarantor company runs its own independent review. Typical minimum income required: 3 times the rent plus expenses.
2. Result: you’ll be notified whether you were approved or declined. The reason for a decline isn’t disclosed.
3. Move-in inspection: once approved, the move-in inspection is scheduled — carried out by a specialized third-party company, with a photographic and descriptive report. It happens before the keys are handed over. You can and should attend.
4. Drafting the contract: the contract is drafted in the days following the inspection. It’s not done the same day as the inspection. The process from approval to key handover takes 5 business days — sometimes less, but that’s the buffer the team needs to work around any hiccups. If you have a specific move-in date in mind, let the team know.
5. Digital signature: the inspection report and the contract are sent by email for electronic signature. No travel required.
6. Key pickup: once everything is signed, you pick up the keys at the agency and receive Regente Imóveis’s Tenant Handbook — provided in print and sent by email.
7. Disputing the inspection: once you have the keys, you have 3 calendar days to dispute any point in the move-in inspection report. The dispute is submitted by email, with photos and a description of the discrepancy from what was recorded. Don’t let it slide — the move-in report is your main line of defense when the lease ends.

Practical example in Florianópolis

An IT analyst wants to rent an apartment in Trindade with rent of R$ 2,800 and condo fees of R$ 400. Expected minimum income: R$ 9,600 (three times R$ 3,200). He submits pay stubs of R$ 5,200 and adds his spouse with R$ 4,800 — combined income of R$ 10,000. The review is approved within two business days; the move-in inspection is scheduled right after; the contract is drafted over the following days; digital signature and key pickup with the handbook happen within 5 business days of approval.

Related questions

• What is a guarantor, and what are the alternatives to renting without one?
• How does the annual rent adjustment work?
• What is the move-in/move-out inspection, and why does it matter?
• Who pays property tax on a rental: landlord or tenant?

Need help? Talk to a Regente agent.

Short answer: A guarantor is one of the accepted forms of lease security, but not the only one. Regente accepts four options: guarantor, security deposit insurance, capitalization bond, and CredPago — and only one can be used per contract.

What a lease guarantee is

A lease guarantee is required by the owner to cover potential non-payment. The Tenancy Law (Law 8.245/91, art. 37) lists the legal options and establishes that only one guarantee is allowed per contract — you can’t combine a guarantor with security deposit insurance, for example.

How it works in practice

1. Guarantor: an individual who owns property free and clear and takes on the debt if the tenant fails to pay. No direct cost to the tenant, but it requires the guarantor’s full documentation and a credit check. An updated property title certificate (matrícula, no more than 30 days old) is mandatory.
2. Security deposit insurance (seguro fiança): arranged with a partner insurer. Estimated annual cost between 8% and 12% of the rent. No guarantor needed. Approval follows the insurer’s own criteria.
3. Capitalization bond (título de capitalização): a deposit equal to 3 to 6 months’ rent placed into a financial bond. The amount is locked for the duration of the lease and returned at the end, with potential for a small return.
4. CredPago: fast digital approval through a simplified credit check. Cost of roughly 7% to 10% of the rent, included in the monthly invoice. Good for tenants who want speed without a guarantor.
5. Formalization: once you choose an option, the documentation is gathered, Tatiane completes the credit check, and the contract is sent for digital signature.

Practical example in Florianópolis

A teacher relocating to Florianópolis wants to rent in Córrego Grande (R$ 2,500/month) without a local guarantor. She compared security deposit insurance (~R$ 200–250/month) and CredPago (~R$ 175–250/month, approval in 24 hours). She chose CredPago for the speed: the contract was signed digitally and the keys confirmed within two business days.

Related questions

• What documents are required to rent a property?
• How does the annual rent adjustment work?
• What is the move-in/move-out inspection, and why does it matter?
• Who pays property tax on a rental: landlord or tenant?

Need help? Talk to a Regente agent.

Short answer: The annual adjustment can only be applied after 12 months of the lease and uses the index defined in the contract — usually IGP-M or IPCA (Brazilian inflation indices). In 2025, cumulative IGP-M was -1.05% (deflation), while IPCA came in at roughly 4.46%.

What the annual rent adjustment is

The adjustment is the legal mechanism that updates the rent for inflation, provided for in the Tenancy Law (Law 8.245/91, art. 18). After 12 months, the rent can be adjusted using the index agreed to in the contract. The index cannot be changed unilaterally during the lease term.

The two most commonly used indices in Florianópolis:

• IGP-M (FGV): tracks wholesale, retail, and construction prices. More volatile — 2025 cumulative: -1.05% (deflation).
• IPCA (IBGE): measures consumer inflation. More stable — 2025 cumulative: ~4.46%. Trending upward in new contracts.

How it works in practice

1. Check the index in the contract: the adjustment clause states which index applies and the reference period (usually the 12 months ending the month before the anniversary).
2. Calculate it: New rent = current rent × (1 + index variation). Example: R$ 2,000 × (1 + 4.46%) = R$ 2,089.20.
3. Automatic update: Regente updates the invoice on the contract’s anniversary date.
4. Negative IGP-M: when the index is deflationary, the rent cannot be adjusted upward using that index — it either stays the same or a 0% adjustment applies, depending on the contract’s wording.
5. Questions: contact Regente’s finance department before the anniversary date.

Practical example in Florianópolis

A lease that started in April 2024, with rent of R$ 2,000, using the IPCA index. Cumulative IPCA from April 2024 to March 2025: ~5.48% (IBGE). New rent in April 2025: R$ 2,109.60. If it had used IGP-M (-1.05%) instead: rent stays at R$ 2,000 — no adjustment, since the index was negative.

Related questions

• What documents are required to rent a property?
• What is a guarantor, and what are the alternatives to renting without one?
• What is the move-in/move-out inspection, and why does it matter?
• Who pays property tax on a rental: landlord or tenant?

Need help? Talk to a Regente agent.

Short answer: The inspection records the property’s condition at the start and end of the lease. It’s what determines whether there’s damage to repair and who pays for it — the tenant or the owner. Without a documented inspection, any dispute at move-out has no objective basis.

What a lease inspection is

The inspection is the technical report that describes the property’s condition: walls, floors, ceilings, electrical and plumbing systems, doors and windows, fixtures, and paint. Indirectly required by the Tenancy Law (arts. 22 and 23), it establishes that the tenant must return the property in the same condition it was received, except for normal wear and tear from use.

At Regente, the inspection is handled differently at each stage:

• Move-in inspection: a specialized third-party company — a photographic and descriptive report, ensuring impartiality in the initial record.
• Move-out inspection: Leonardo, from the in-house team, comparing directly against the move-in report.

How it works in practice

1. Move-in inspection (before the keys): the inspection happens before the keys are handed over. The report is photographic and descriptive — it documents every room in detail. The tenant can and should attend.
2. Digital signature of the report: after the inspection, the report is sent digitally. Keep a copy — it’s your main line of defense at move-out.
3. Handover of the keys: once the report and the lease are signed, the keys are handed over along with Regente Imóveis’s Tenant Handbook — provided in print and sent by email.
4. Disputing the inspection (3-calendar-day window): once you have the keys, you have 3 calendar days to dispute any point in the move-in report. The dispute is submitted by email, with photos and a clear description of the discrepancy from what was recorded. Don’t let it slide — pre-existing flaws need to be listed in the report so they aren’t charged to you at move-out.
5. During the lease: damage caused by the tenant is their responsibility. Structural or pre-existing issues are the owner’s.
6. Move-out notice: give 30 days’ notice (or as stated in the contract). The move-out inspection is scheduled close to when the keys are returned.
7. Comparison: Leonardo compares the current condition against the move-in report. Differences beyond normal wear generate a list of pending items.
8. Closing: pending items are resolved (repairs or a deduction from the deposit/guarantee), the keys are formally returned, and the lease is closed out.

Practical example in Florianópolis

A tenant lived in Itacorubi for 3 years. At move-out: a wall with moisture damage from a window left open during rain (her responsibility) and a bathroom leak that was already listed in the move-in report as the owner’s pending issue. The move-in report was decisive — only the wall damage was charged. She authorized a deduction from her capitalization bond and received the remaining balance within 15 days.

Related questions

• What documents are required to rent a property?
• What is a guarantor, and what are the alternatives to renting without one?
• How does the annual rent adjustment work?
• Can I dispute the move-out inspection report?

Need help? Talk to a Regente agent.

Short answer: By law, IPTU (Brazil’s annual municipal property tax) is the owner’s (landlord’s) obligation. But the lease can shift that responsibility to the tenant — as long as it’s stated expressly. If the contract is silent on it, IPTU remains the landlord’s obligation.

What the law says about IPTU in a lease

The Tenancy Law (Law 8.245/91, art. 22, item VIII) establishes that paying IPTU is the landlord’s obligation, unless the contract states otherwise. Shifting it to the tenant is valid and common in the Florianópolis market, but it needs to be expressly stated in the contract — naming IPTU specifically. A generic clause like “all expenses are the tenant’s responsibility” isn’t enough.

How it works in practice

1. Check the expenses clause: if IPTU is listed as the tenant’s obligation, it will be charged — usually on the monthly invoice or in annual installments.
2. Tenant-paid IPTU: the tax bill is issued in the owner’s name, but Regente passes the amount to the tenant on the invoice per the contract terms. It can be paid in full (January) or in installments.
3. Landlord-paid IPTU: the owner pays the city directly — it won’t appear on the tenant’s invoice.
4. Note — condo fees: don’t confuse IPTU with condo (HOA) fees. Regular condo fees (monthly upkeep): the tenant’s responsibility (art. 23). Special assessments (renovations, reserve fund): the owner’s responsibility (art. 22). If a special assessment is charged incorrectly, Regente refunds it on the following invoice.
5. Questions about the invoice: check with Regente’s finance department before the due date.

Practical example in Florianópolis

A tenant in Agronômica with an express clause making IPTU the tenant’s responsibility. Annual IPTU: R$ 1,200. The City of Florianópolis allows payment in up to 6 installments. Regente splits it into 6 installments of R$ 200 on the February through July invoices.

Another property in Pantanal: the contract has no such provision. The owner pays IPTU directly — it doesn’t show up on the tenant’s invoice.

Related questions

• What documents are required to rent a property?
• What is a guarantor, and what are the alternatives to renting without one?
• How does the annual rent adjustment work?
• What is the move-in/move-out inspection, and why does it matter?

Need help? Talk to a Regente agent.