REURB land regularization lawyer in São Paulo, Brazil
We advise on the regularization of informal urban settlements: Reurb-S or Reurb-E, documents, project, CRF and registration. Meetings on Avenida Paulista or remote assistance, with local coordination where needed.
5,0 · 18 Google reviewsLaw 13,465/2017 governs REURB to integrate informal urban settlements and enable registered ownership where the requirements are met. Proceedings generally take place before the municipality, subject to special statutory powers. The CRF — Land Regularization Certificate supports an application for the appropriate property registration acts. Feasibility also depends on planning and environmental conditions and third-party rights; not every obstacle is missing paperwork.
When REURB may be appropriate.
- Home in an informal settlementYou have lived for years in a subdivision that was never regularized and has no individual property record.
- ClassificationReurb-S and Reurb-E affect infrastructure responsibilities and fee exemptions. Classification requires legal grounds, not a free choice based on convenience.
- Land title grantOriginal acquisition of ownership by an act of the public authority within REURB, subject to the statutory date and other requirements.
- Recognition of possessionAdministrative recognition of possession that may convert into ownership under the statutory conditions. This instrument does not apply to public property.
- Irregular subdivisionDevelopers who need to regularize the subdivision and deliver property records to buyers.
- Documents and projectLand survey, descriptive reports, identification of occupants and other required documents.
- Registering the CRFWe apply for registration and follow the registrar’s examination, requisitions and the acts appropriate to the case.
Who decides and what each stage means.
Powers generally lie with the municipality under Article 30: classification, project examination and approval, and issuance of the CRF. If the Union or a state requests REURB, the initiating authority handles classification (paragraph 1). For land they own, the public bodies and entities identified in paragraph 4 may also initiate, process and approve regularization. The municipality has up to 180 days to classify or give a reasoned refusal. Inaction makes the eligible applicant’s stated category prevail and allows proceedings to continue, subject to later revision supported by a technical study. It does not automatically approve the project or transfer ownership.
The instruments have different effects. A land title grant (legitimação fundiária) under Article 23 is original acquisition by a public act in an informal urban settlement consolidated as at 22 December 2016, subject to the statutory requirements. Paragraph 2 removes encumbrances from the original property record except those relating to the beneficiary; it is not a promise of property free from every obligation. Recognition of possession (legitimação de posse) under Articles 25–26 converts into ownership five years after registration where Article 183 of the Constitution is satisfied. Other cases follow their own requirements and require an application to the registry. This instrument does not apply to public property.
Reurb-S covers settlements occupied predominantly by low-income residents, classified by the competent authority; it is not automatic. Reurb-E covers the other cases. Both must meet the applicable planning and environmental requirements. The distinction concerns infrastructure responsibilities and statutory fee exemptions, not a general waiver of studies or all private costs.
How we run the case.
- Diagnosis of the settlement and the plotWe check the registry position, who owns the land, the consolidation date and who the occupants are.
- Determining the category and instrumentWe assess Reurb-S or Reurb-E and the available instruments for granting title, including their requirements and effects.
- Preparing the application and projectWe coordinate legal and technical documents, plans, descriptive reports and identification of occupants; qualified professionals carry out the studies and surveys.
- Administrative proceedingsFiling, monitoring requisitions and responding to notices before the competent authority, without guaranteeing approval.
- CRF and registrationOnce the certificate is issued, we apply to the competent property registry and follow the subsequent acts.
What to bring to the first conversation.
Documents that speed up the review
These documents help start the assessment and prepare a case-specific list of outstanding items. A missing document does not, by itself, determine whether regularization is feasible.
- Personal ID and proof of address
- Purchase or assignment agreement, or receipt, if available
- Property tax and utility bills in your name
- Property record of the larger area, if available
- Plan, sketch or measurements of the plot
- Evidence of the length of occupation
- Residents’ association documents, if any
- Notices received from the municipal government
Document checklist and a written proposal. Informational content under Brazilian Bar Association Rule 205/2021; it does not replace an assessment of the specific case.
What clients say on Google.
“From the very start I was looked after exceptionally. The team is attentive and explains every step.”
Amanda M. · Google“Excellent, highly qualified professionals. I highlight the professionalism, the service and the honesty.”
Rita G. · Google“Very polite, patient, always with precise, accurate answers. I recommend them with no reservations!”
Thais T. · GoogleTranslations of real client reviews published on Google.
Who leads this area.
Partner in charge of real estate and probate matters (OAB/SP 428.777). Postgraduate in Real Estate Law (PUC/SP) and Succession Law (PUC-Campinas). Notário Luiz Gama Medal (Santo André City Council). Fluent in English.
Meet Letícia MarquesCommon questions.
Which documents does REURB require?
The list depends on the category, settlement and competent authority. It usually includes identification, occupation documents, contracts, a plan or survey, the original property record where one exists, and a list of occupants. Technical documents and planning or environmental checks depend on the project. We prepare the specific list after assessing the case.
What is the difference between Reurb-S and Reurb-E?
Reurb-S applies to settlements occupied predominantly by low-income residents, classified by the competent authority; Reurb-E covers the other cases. The distinction concerns infrastructure responsibilities and statutory fee exemptions. It does not mean every service is free or that either category waives environmental requirements.
Are a land title grant and recognition of possession the same thing?
No. A land title grant (legitimação fundiária) is original acquisition within REURB for settlements consolidated as at 22 December 2016, subject to Article 23. Encumbrances relating to the beneficiary are not removed by the release of encumbrances on the original record. Recognition of possession (legitimação de posse) may convert into ownership under Article 26: five years from registration with the constitutional conditions, or other statutory requirements upon application. It does not apply to public property.
How long does REURB take?
There is no single overall deadline. Article 30 gives the municipality up to 180 days to classify the category or issue a reasoned refusal. Inaction produces the statutory classification and continuation effects, not automatic project approval. Special powers apply to REURB requested by other public authorities and to publicly owned land. Other stages have their own rules and deadlines; duration depends on documents, notices, studies, requisitions and disputes.
Do I need a lawyer for REURB?
Law 13,465/2017 allows eligible beneficiaries to request REURB without requiring a lawyer for every administrative act. Legal advice helps assess titles, requirements, instruments and objections; qualified technical professionals handle the studies. If court proceedings arise, the representation rules for that procedure must be followed.
Do you act outside the city of São Paulo?
Yes. Much of the work is documentary and can be coordinated remotely. We act in Brazil with local support or travel where necessary; proceedings depend on the competent authority and the responsible property registry.
Your home still has no property record?
Describe the property and the settlement. We will assess the available documents, requirements and possible routes to regularization.