In less than 10 minutes you’ll know how to…
- Define a safe budget (30–35%) and calculate move‑in costs with no surprises
- choose a region and neighborhood based on commute, services, safety, and building rules
- build an objective shortlist of 3–5 truly comparable properties
- conduct efficient visits (checklist for plumbing, electrical, noise, light, and inventory)
- negotiate with method (rent benchmark, value trade‑offs, automatic payment)
- understand who pays for what in maintenance and formalize deadlines in writing
- spot warning signs before signing and set up utilities/condo with no stress
How Renting Works (summary that prevents headaches)
Written contract
Get everything down on paper: identification of parties, property description, term, rent, adjustment, guarantee (deposit/guarantor/lease bond/insurance), inventory with photos and video, termination rules, and notice deadlines.
Possible guarantees
- Deposit: amount held and returned at the end based on inspection.
- Guarantor: person who assumes the debt if you don’t pay.
- Bond/Insurance: company guarantees the contract after evaluation, with a monthly/annual premium.
Trackable payments
Prefer transfer/PIX/identified slips. Cash only with a signed receipt. Save everything in the cloud.
Inventory and inspection
Photos and videos at move‑in and move‑out, including meters (water, electricity, gas) and serial numbers of appliances. It’s your “insurance” against improper deductions.
Annual adjustment
Specify in the contract a clear index and application date. Avoid vague terms.
Budget without strain (and with room for the unexpected)
The 30–35% rule
Add up rent + condo fee + fixed services (water, electricity, gas, internet). Keep this package within 30–35% of your net income. This preserves cash for food, health, transport, leisure, and emergencies.
Move‑in cost (realistic checklist)
- Deposit/guarantee
- 1st month’s rent (sometimes prorated)
- Administrative/intermediation fees (if any)
- Moving costs and materials
- Internet, electricity, and gas setup/transfers
- Small adjustments (curtains, rods, light bulbs, seals)
Practical rule: reserve an extra 10–15% of the deposit for the first 90 days (surprises happen).
How to Choose Region and Neighborhood (method, not guesswork)
Commute time
List your frequent destinations (work/study/gym/daycare/market). Make the trip at different times. A cheap place on the map can cost you time on the clock.
Access and services
Mark public transport, markets, pharmacies, healthcare, green areas, and bike paths on the map. The more walkable items, the better.
Environment and noise
Visit in the morning, evening, and weekend. Open windows. Listen for bars, construction, car traffic, schools.
Condo and rules
Ask for the internal regulations before signing. Check pets, noise, moving hours, renovations, and reservations of common areas.
Building maintenance
Look at elevators, stairs, lobby, paint, gardens, and fire hydrant boxes. A well‑kept building is a sign of fewer problems.
Objective Shortlist (3–5 properties that “compete” with each other)
Avoid visiting 20 options. Pick 3–5 within the same radius, with similar size and standard, and compare them with a simple matrix (score 1–5):
- Rent amount
- Condo fee and charges
- Overall condition (plumbing, electrical, paint)
- Natural light/ventilation
- Building features (parking, elevator, reception)
- Surrounding safety
- Distance to key points
- Adaptation potential (without renovations)
Tip: fill out the matrix on the same day as the visits. With a fresh memory you’ll make better decisions.
Efficient Visit (30‑minute walkthrough)
Plumbing
- Water pressure (shower and faucets)
- Leaks/moisture stains
- Main shut‑offs and water heating
- Seals at shower/basin
Electrical
- Breaker panel
- Outlets at strategic points (home office/kitchen)
- Lighting in all rooms
Structure and finishes
- Doors and windows that stick
- Paint and trim
- Relevant cracks
Noise and neighborhood
Open windows, stay silent for 1 minute. Observe traffic, bars, schools, construction.
Light and ventilation
Morning vs. afternoon sun, air circulation, thermal comfort.
If furnished
Turn on fridge, stove/oven, microwave, washer.
Check upholstery, mattress, closets, hinges, and sliders.
Condo
Is reception organized? Visitor control? Common areas functioning?
Record everything (photos/videos, with permission).
Coliving and Sharing a Property – When It Makes Sense?
Advantages: lower individual cost, more space per person, socialization.
Points of attention: routine compatibility (quiet, cleaning, guests), contract rules (subletting/additional occupants), transparent bill splitting.
Compatibility checklist
- Sleep/noise schedules
- Home office (calls, meetings)
- Pets and allergies/odors
- Guest policy
- Cleaning (who does what and when)
- Expense split (app or spreadsheet)
Put in writing who lives there, who pays what, how spaces are shared, and what happens if someone leaves early.
Negotiation That Works
Principles
- Objective anchor: set a clear annual adjustment index.
- Value trade‑offs: if price won’t come down, ask for paint, repair X, parking, or essential appliance as compensation.
- Reduce perceived risk: offer automatic payment, show income proof and references.
- Realistic terms: 12‑month contracts balance stability and flexibility.
Practical script (phone/voice)
“I compared similar options in this area…”
“I can close today at [amount], with annual index adjustment.”
“I have automatic payment, proof of income, and references.”
“If we keep the current amount, I’d like paint and repair [X] before move‑in.”
“I can sign by [date] and move on [date].”
Ready‑to‑copy message
Subject: Proposal for the property on [Street X]
Hello, [Name],
I’m interested in closing. I propose [amount]/month, with annual adjustment by index. I can sign by [date].
To make it easier, I offer automatic payment, proof of income, and references.
If we keep the current value, I ask for paint and repair [X] before key delivery.
Looking forward to your response so we can move forward.
[Your name] | [Contact]
Contract: 10 Items That Can’t Be Missing
- Identification of parties and property (full address and parking, if any)
- Term and rent, payment day, late fee
- Adjustment index and application date
- Guarantee (deposit/guarantor/insurance/bond), criteria, and return conditions
- Attached inventory (photos/videos and item list)
- Maintenance: who does what (small repairs vs. structure), deadlines and communication method
- Visits: advance notice, time window, accompaniment
- Pets: allowed? Conditions and responsibilities
- Renovations/holes: what can be done without permission and what needs formal OK
- Termination: notice, penalties, move‑out inspection, key return, and deposit return deadline
Maintenance and Repairs (who pays what and how to formalize)
Practical rule
- Tenant: small repairs due to use/age (light bulbs, spot painting, simple fixes).
- Owner: structure and defects (built‑in plumbing, main electrical, roof, fixed heating).
5‑step workflow
- Notify in writing with date, description, and photos/video.
- Schedule a technical visit with date and time.
- Define who’s responsible (based on contract) and record it in writing.
- Keep receipts and before/after photos.
- Follow up if the deadline expires, proposing a new date.
Wildcard clause (suggestion)
“Small repairs due to normal use are the tenant’s. The owner is responsible for pre‑existing defects and structure. Urgent issues will have containment within 48 hours and a final solution in a timeframe compatible with complexity. All communication will be in writing, with evidence.”
Warning Signs Before Signing (1‑minute checklist)
- Incomplete owner/property documents
- Rush to payment without contract/trackable receipt
- Incomplete contract (no adjustment, inventory, deadlines)
- Refusal of inspection and photo inventory
- Service debts on meters (water, electricity, gas)
- Differences between ad and reality (size, parking, furniture)
- Recent mold/moisture, strong smell, new stains
- Improvised wiring, amateur repairs, quick fixes
- Excessive noise at critical times
- Verbal promises not in the contract
- Deposit above usual with no clear return rules
Rule of thumb: if 3 or more are flagged, stop, renegotiate, and put everything in writing before any payment.
Utilities and Condo: Set Up Everything Without Stress
- Meters: take photos on key delivery day (water/electricity/gas)
- Account ownership: arrange transfer/setup in advance
- Building rules: moving hours, service elevator, party/gourmet room reservations, internal works
- Keys/controls: quantity, authorized copies, and return procedure
Planned exit from the beginning (avoid losing your deposit)
- Give notice on time and schedule a pre‑inspection (to fix what’s needed).
- Move‑out checklist: cleaning, spot painting, small repairs, removing hooks and stickers, patching holes per rules.
- Final inspection with photos and videos.
- Key and remote handover; ask for a receipt of delivery.
- Deposit: align deadline and return criteria in writing (deductions must be justified with evidence).
Keep rent + condo + services within 30–35% of your net income. This reduces the risk of strain and default.
Deposit/guarantee, first rent (sometimes prorated), administrative fees, moving, service installation/transfer, and small adjustments.
Compare total cost over 24 months. Short terms favor furnished; long terms, unfurnished.
Plumbing, electrical, mold/leaks, noise, light and ventilation, doors/windows, and if furnished, test all appliances.
Use an objective anchor (index for adjustment), offer automatic payment, present proofs and references, and trade discount for value (paint, repairs, parking, appliance).
Generally, small wear‑and‑tear repairs are the tenant’s. Structure and defects are the owner’s. Put it in writing.
Term, rent, adjustment index, guarantee, inventory with photos, maintenance, visits, pets, renovation rules, and termination deadlines.
Define in writing the return deadlines and criteria, do move‑out inspection with photos, and save all receipts.
Conclusion: Your 7‑Step Plan (to save in favorites)
- Define the budget (30–35%) and reserve move‑in costs with buffer.
- Choose the region by commute/services and condo rules.
- Build the shortlist of 3–5 comparable properties in the same radius.
- Visit with a checklist, record photos/videos, and test everything.
- Negotiate with method: adjustment index, value trade‑offs, automatic payment, and references.
- Sign a complete contract with inventory, responsibilities, and clear deadlines.
- Do a formal check‑in (meters, keys, utilities) and plan the exit from the start.
Following this roadmap, you minimize risks, anticipate costs, and increase your chances of closing a fair rental — in the right place, at the right time, with peace of mind knowing everything is documented.
