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From 2026, deeds and financing may be suspended if the notary still maintains records only on paper. Mandatory digitization of registrations will be required by national standard and will directly impact the real estate market.
Starting on May 25, 2026, any request for purchase and sale, mortgage, lien, or annotation related to registrations still maintained only in paper books may be suspended until the notary completes the digitization of the document.
The determination is provided in Provision No. 198/2025, issued by the National Justice Council (CNJ), which extended the deadline of Provision No. 143/2023 and made mandatory the complete conversion of archives to digital records with structured data available in the Shared Electronic Service (SAEC).
What Changes with the New Deadline
Until now, digitization was occurring gradually, as new acts were presented.
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With the new rule, migration becomes mandatory for all archives, regardless of recent movement.
This includes old books that will need to be scanned, indexed, and validated in the environment of the National Operator of Electronic Real Estate Registration (ONR) by the deadline.
In addition to the deadline for the conversion of registrations, the provision requires that Real Indicator and Personal Indicator Books be made available in structured data, allowing for electronic searches by address or name of the holder.
According to the CNJ, this integration aims to facilitate remote access and interoperability between notaries, public agencies, and financial institutions.
Effects on the Operation of Notaries
When the registration associated with the transaction is still in a physical book, the notary must digitize it before performing the new act. During this stage, the protocol remains paused.
According to registry officials, the process may cause temporary delays in deeds, financing, and purchase and sale registrations, especially in offices with a large volume of old registrations.
In notary offices, the procedure follows the same principle.
If the notary verifies that the property registration has not yet been converted, they must request digitization before sending the title for registration.
In the meantime, the buyer is not listed as the owner and cannot use the asset as collateral in credit operations.
Motivations and Technical Criteria for Digitization
The National Justice Council informs that the measure aims to increase the safety and preservation of records.
Paper registrations are subject to deterioration, loss, and alteration, which can hinder the verification of information.
According to the CNJ, the electronic version brings mechanisms for digital certification, timestamp, and QR Code, allowing traceability and simultaneous access to different public agencies.
The digital model should also standardize inquiries and certificates, reducing format discrepancies between offices.
According to data from the ONR, after digitization, physical documents may be stored in secondary files, provided they are preserved for historical consultation.
Timeline and Execution of the New System
The new provision set May 25, 2026 as the single and definitive deadline for the completion of the digitization of registrations and indicators.
The text came into effect with retroactive effect to May 25, 2025, adjusting the counting of deadlines for adaptation.
The National Operator of Electronic Real Estate Registration coordinates technical support and monitoring of the process at the national level.
According to the CNJ, state corregidorias may initiate administrative procedures if there is non-compliance with the deadlines.
In such cases, disciplinary sanctions may be applied or the appropriate authorities notified.
Impacts on the Real Estate Market and Financing
According to financial institutions, operations of real estate credit and financing transfers depend on updated certificates without pending issues.
When the registration has not yet been digitized, the bank requests that the notary complete the conversion before releasing the funds.
This procedure can extend the credit analysis time.
According to brokers and registrars contacted by industry entities, the trend is that demand for digitization will increase between the second half of 2025 and the beginning of 2026, which may generate greater workload in notaries.
Professionals advise that buyers and sellers check the status of the registration in advance to avoid delays in formalizing the deal.
Relation with the Electronic System of Public Registers (Serp)
The digitization of registrations is considered one of the central steps for the implementation of the Electronic System of Public Registers (Serp), established by Law No. 14,382/2022.
The goal is to allow certificates, titles, and records to be accessed in a unified manner on a national platform.
The integration depends on the complete migration of data by notaries by 2026, according to the CNJ. How to Check the Status of the Property
The owner can confirm if the registration has already been digitized by requesting an updated certificate at the notary.
If the document shows a QR Code and reference to the electronic system, the transition has been completed. Otherwise, the registration is still in physical format.
In urgent situations, such as sale or financing, the interested party can file a request for priority for digitization, upon payment of the corresponding fees.
Consequences for Those Who Fail to Meet the Deadline
The National Justice Council did not establish automatic penalties for notaries who fail to meet the deadline, but emphasized that local corregidorias may adopt administrative measures and notify the Public Ministry in cases of negligence.
For owners and companies, the main effect is the temporary suspension of registration acts until the migration is completed.
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