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New Rental Law Now in Effect in November Requires Attention from Tenants and Landlords.
The new rental law is now in effect in November and consolidates rules for contracts, adjustments, guarantees, and property return, clearly defining what each party can and cannot do in urban residential leasing in Brazil. The regulation reinforces central points of the Tenancy Law and places tenants and landlords in front of immediate obligations, especially regarding contract signing, guarantee choice, and property maintenance, preventing undue charges and unfounded evictions.
In practice, the new rental law in effect in November 2025 does not create the rental system but updates and reaffirms procedures already outlined in Law No. 8,245/91 so that leases made during this period follow a secure legal standard. This means that verbal contracts, adjustments outside the stipulated index, and the requirement of more than one guarantee will be viewed with even more scrutiny. Those who rent or offer property need to know what they can and cannot do to avoid conflict, fines, or eviction actions.
What Changes with the New Rental Law in November
The new rental law in November reinforces that every lease must have a written contract, with defined value, term, adjustment index, and guarantee modality. It is no longer acceptable to rely solely on informal conversations or scattered messages.
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The contract becomes the central document of the leasing relationship, and it is from this document that the landlord and tenant should base their charges or payments.
Another important point is that the law delineates the behavior of the parties. The landlord cannot include abusive clauses in the contract, such as adjustments in less than 12 months or charging two guarantees at the same time.
The tenant, on the other hand, cannot use the property differently than stipulated, nor delay rent and charges payment, under threat of eviction action.
Leasing Contract and Allowed Guarantees
The leasing contract must clearly include the rent amount, the lease term, the correction index (IGP-M or IPCA, usually), and the chosen guarantee.
The document is essential for those signing in November, as the new rental law favors formalized and predictable relationships.
The law maintains the rule that the landlord cannot require more than one guarantee modality in the same contract.
This means that it is permissible to choose a guarantor, a security deposit up to three months’ rent, or a rental insurance contracted through an insurer, but not all at the same time. Requiring two simultaneous guarantees is prohibited and can be contested.
Responsibilities of Landlords and Tenants
The new rental law in November also reinforces the division of responsibilities. The landlord must deliver the property in usable condition, covering structural problems, pre-existing leaks, construction defects, and extraordinary condominium expenses, such as renovations and improvements.
The tenant, in turn, must care for the property as if it were their own. They are responsible for daily maintenance, minor repairs, and the payment of ordinary condominium expenses, such as common area lighting, cleaning, and employee salaries.
The property tax (IPTU) and other fees can only be passed on to the tenant if this is stipulated in the contract. Without contractual stipulation, the landlord is responsible.
Rent Adjustment: When It Can Happen and How to Do It
The new rental law maintains the rule that the rent amount can only be adjusted once a year, on the anniversary date of the contract. The landlord is not allowed to increase the rent in intervals shorter than 12 months.
The adjustment must follow the previously chosen inflation index recorded in the contract, generally IGP-M or IPCA. The law does not allow for arbitrary increases or invented indexes during the lease.
If the contract stipulates IPCA, the adjustment will be by IPCA; if it stipulates IGP-M, it will be by IGP-M. Index changes must be negotiated and documented.
Early Return of the Property by the Tenant
The new rental law reaffirms the tenant’s right to return the property before the end of the contractual term. This right exists but is not free of cost.
When the tenant leaves before the end, the early termination penalty provided for in the contract applies.
This penalty, however, must be proportional to the remaining time of the lease. The closer to the end of the contract the tenant is, the lower the penalty will be.
There is an exception for cases of job location change when the tenant proves transfer and notifies the landlord 30 days in advance. In this case, the law protects the tenant and may exempt them from the penalty.
When the Landlord Can Request the Property Back
The landlord cannot simply take back the property during the term of a fixed-term contract just because they want to. The new rental law preserves the balance of the contract and only allows for recovery based on legal grounds, such as failure to pay rent or breach of clauses.
The indicated tool to reclaim the property is the eviction action. It can be used in situations such as tenant default, improper use of the property, prohibited subletting, or proven need for personal use of the property owner in specific cases. Without a legally or contractually stipulated reason, eviction cannot be sustained.
Conflict Resolution and Formalization of Charges
The law also encourages that conflicts be resolved through formal means, with communication records and the possibility of mediation.
Conflict resolution platforms can be used to register complaints and seek agreements, which helps to prove that one party attempted to resolve the issue before going to court.
Documenting notifications of delays, repair requests, and inspection requests in writing strengthens the position of those acting in accordance with the new rental law. The more documented the relationship, the lower the chance of future disputes.
The new rental law, effective in November 2025, reinforces that renting is not just an agreement of trust, but a legal relationship with clear rules around contracts, adjustments, maintenance, guarantees, and returns.
Those who respect what is in the law reduce the risk of loss and judicial disputes. For you who are a landlord or tenant: which point of the new rental law still generates the most doubt in your specific case?
Estou morando a 3 anos neste quarto cozinha, com cozinha americana e um banheiro ! Até agora fiquei por interesse meu pintar de branco para iluminar mais o ambiente, pois a cor é cinza e escurece o local ! Mas foi por boca e trocar o vidro da janela do banheiro que já estava quebrado! E o proprietário disse pra todos os moradores que vai trocar todo o Telhado, por ter mais de 40 anos de uso, aliás o filho da sra que mora na frente, nasceu aqui onde eu moro ! E tem infiltração no meu quarto, justamente onde fica a cama e durmo com problemas de sinusite e rinite crônica ! Mas tenho receio de dizer alguma coisa mais, apesar de ter falado Paraná Imobiliária e para o proprietário , essas coisas ! O Brasil vai melhorar se as Leis forem cumpridas, o fato que os três Poderes deste País, usa o nosso dinheiro , para eles estarem seguros e não precisarem de Pagar Aluguel para Moradia própria ! Todos Ganham Demasiadamente Bem !! Façamos pagar a eles apenas o Salário Mínimo ! E terem que Sobreviver com Isso ! Como é na Suiça, e outros Países , o se não obedecerem a Lei Maior do País, e **** **** Pra eles e a Família deles, para não Usufruir do Ganho Ilícito !
Necessário alencar outras obrigações do proprietário de imóvel. Garantir que o imóvel se encontra em condições adequadas de uso, sem infiltrações, sem ocorrências de problemas hidráulicos porque já é sofrido pagar aluguel, porém pagar e ter problema no imóvel que traga problema de saúde ou altere a rotina do inquilino é falta de respeito. O pessoal quer dinheiro mas não tem respeito com quem cumpre obrigação corretamente. Assim o inquilino sendo ambos cumprem sua parte.
A lei nova do aluguel, pra mim, nao acrescentou nada. Mas tenho dúvidas sobre a pintura de saída do locatário, posso pedir o valor dessa pintura futura na entrada do inquilino no imóvel? Sem caracterizar outra tipo de garantia?
Nao é obrigaroria a pintura do imovel no final do contrato. A nao ser que o inquilino o deixe sem condicoes de morar. Imagine cobrar antes. Inquilino nao é pintor de locador. Pode pesquisar. Pelo menos é o que tenho ouvido de advogados. Eu sempre deixei pintado, como peguei. E nao destruo propriedade alheia, mas ja levei algubs timbos em relacao a isto.