Renting a house (casa) in Florianópolis is a dream for many digital nomads and expat families relocating to the island. Living in a spacious house with a garden and pool in Campeche, Rio Tavares, or Jurerê sounds like the ultimate lifestyle upgrade.
However, when transitioning from short-term Airbnbs to long-term contracts (12 to 30 months), foreigners face the biggest barrier in the Brazilian real estate market: the requirement of a Fiador (guarantor).
A Fiador is a co-signer who legally takes financial responsibility for your rent. They must own property in the same state (Santa Catarina) and have a clean local credit history. As a newly arrived foreigner, finding a local guarantor is nearly impossible.
Fortunately, there are legal and widely accepted workarounds. This guide covers how to rent a house in Florianópolis without a guarantor, the financial alternatives available, and how to deal with local real estate agencies (imobiliárias) or rent directly from owners.
1. 4 Alternatives to the Guarantor (Fiador) Requirement
If you do not have a Brazilian guarantor, you can propose one of the following legal financial guarantees allowed under the Brazilian Rental Law (Lei do Inquilinato):
Option A: Security Deposit (Caução) — Best for Direct Rentals
This is a standard cash deposit. You transfer an amount equal to 3 months of rent into a joint savings account (poupança conjunta) or directly to the owner. Upon move-out, the deposit is returned to you in full, with bank interest, provided the property is in the same condition as when you moved in.
- Best For: Renting directly from owners (direto com proprietário). Most formal agencies avoid standard deposits because they prefer more automated financial products.
Option B: Capitalization Bond (Título de Capitalização) — Best for Agencies
If you rent through a major local real estate agency (such as Santa Ilha, Buzz, Brognoli, or Ibagy), this is the most reliable option for foreigners. You purchase a capitalization bond from an insurance company (like Porto Seguro or Icatu), freezing an amount equal to 6 to 12 months of rent. The bond serves as the security deposit. Once the lease ends, the insurance company releases 100% of the funds back to you.
- Pros: Agencies approve this instantly since their financial risk is zero. No Brazilian proof of income is required.
- Cons: Requires freezing a significant amount of capital for the duration of the lease.
Option C: Tenant Insurance (Seguro Fiança / CredPago)
You pay an insurance company (such as CredPago or Porto Seguro) to act as your guarantor. In return, you pay them a non-refundable annual fee, typically equivalent to 1 to 1.5 months of rent per year.
- Pros: No need to tie up large sums of cash.
- Cons: It is a non-refundable expense. To be approved, you must have a Brazilian credit history, a CPF, and proof of legal income within Brazil.
Option D: Renting Directly from Owners (Direto com Proprietário)
Bypassing formal agencies and renting directly from local landlords is the most common route for digital nomads and expats who lack a Brazilian salary history. These deals are signed using a contrato de gaveta (private contract) at a notary (cartório), backed by a 2 to 3-month security deposit.
- Our Practical Tips:
- Target Small Condominiums: Owners of luxury villas in large gated communities almost always hire strict agencies or property managers. However, in small private complexes (3 to 8 houses) in the South Zone (Campeche, Rio Tavares), landlords are much more willing to rent with a simple cash deposit.
- Rent During the Low Season (March – August): In the summer (November to February), rental demand is massive, and landlords have the upper hand. In the low season (March to August), properties sit empty, making owners much more flexible about accepting foreign tenants without a guarantor and negotiating lower rates.
2. Where to Look for Houses in Florianópolis
The rental market in Florianópolis is split between formal agencies and direct owner contracts:
💼 Option A: Real Estate Agencies (Imobiliárias)
The most prominent agencies on the island are:
- Santa Ilha (specializes in the South Zone: Campeche and Rio Tavares).
- Buzz Inteligência Imobiliária (premium houses in Campeche and Jurerê).
- Brognoli and Ibagy (island-wide coverage).
The Expat Catch: Be prepared for extensive paperwork. You will need to translate and apostille your foreign bank statements or proof of income, get a CPF, and buy a Título de Capitalização. However, the contract is fully regulated and legally secure.
👥 Option B: Direct from Owner (Direto com Proprietário)
Look for listings on Facebook Groups, Facebook Marketplace, and OLX using the search terms “Aluguel direto com proprietário Florianópolis”. Alternatively, rent a bicycle or car and tour the residential streets of Campeche or Rio Tavares, looking for signs reading “Aluga-se” (For Rent) hung on gates with WhatsApp numbers.
The Expat Catch: You deal directly with the landlord. Usually, a simple contract (contrato de gaveta) signed at a local notary public (cartório) and a 2 to 3-month cash deposit is all that is required.
3. Real Expat Experiences
Expats from our HelpinFloripa community share how they successfully bypassed the guarantor system:
💬 Telegram Chat Review (Maxim, lives in Campeche):
"We wanted a 3-bedroom house with a yard for our kids. Every agency asked for a local fiador. Finally, we approached Santa Ilha, found a great house in a gated community, and offered to use a Título de Capitalização. We locked up 6 months of rent with Porto Seguro using a transfer from our Wise BRL account. The contract was approved the next day. It ties up cash, but we got a great legal lease and the money is returned when we move out."
💬 Reddit Expat Review (u/FloripaGringo):
"Don't bother with QuintoAndar if you are a newly arrived foreigner without a residency card (CRNM) and a local salary—their automatic scoring algorithm will just reject you. We found our house in Rio Tavares directly through the owner by spoting a sign on the fence. We agreed on a 2-month cash deposit and a 1-year contract. We pay him monthly via Pix from Bybit."
4. Understanding Brazilian Lease Contracts
If you sign a long-term lease, keep these crucial legal details in mind:
- The 30-Month Standard: Under Brazilian law, the standard residential lease term is 30 months. However, you should negotiate an early termination clause that waives the penalty after 12 months (multa rescisória isenta após 12 meses). This allows you to break the lease after a year without penalties.
- Additional Fees: The base rent (aluguel) does not cover everything. You will be responsible for:
- IPTU: The municipal property tax (usually billed monthly).
- Condomínio: The monthly maintenance fee (if the house is inside a gated community).
- Seguro Incêndio: Mandatory fire insurance (costs around R$ 300–600 per year).
- The Inspection Report (Vistoria): Before you move in, the agency will perform an inspection and generate a report (laudo de vistoria) with hundreds of photos of every wall, outlet, and lock. Review this document carefully. Take your own photos of any pre-existing damage and email them to the agency within 48 hours, or you may be charged for repairs upon move-out.
FAQ
Can I pay my security deposit (caução) in US dollars or Euros?
No. Under Brazilian law, all lease contracts must be denominated and paid in Brazilian Reais (BRL). You can easily convert your foreign currency and transfer it to the landlord's bank account or Pix key using Bybit or Wise. (→ Guide to paying Pix via Bybit).
What if the landlord refuses to return my deposit (caução)?
By law, landlords must return the deposit within 30 days of the keys being handed back (entrega de chaves), minus any agreed-upon repairs. If they refuse or delay without cause, you can file a claim in the Small Claims Court (Juizado Especial Cível), which is fast and accessible to foreigners.
→ How to fund BRL and pay Pix via Bybit with low fees
→ Apply for a CPF online for your rental lease