CONSTRUÇÃO DE CASAS NOS ESTADOS UNIDOS

construção de casas nos estados unidos

Investir em construção de casas nos Estados Unidos pode gerar bons resultados, entre 20-30%. O investimento no setor imobiliário pode se dar de forma passiva ou ativa. Enquanto no primeiro modelo o investidor adquire uma propriedade e aguarda sua valorização no tempo ou coleta renda de aluguel, na segunda forma, ele beneficia a propriedade e lucra com sua atividade.

Muito semelhante a investir no mercado de acionário, aonde você pode comprar uma ação e esperar sua valorização, ou adquirir uma boa parte da empresa e fazê-la crescer, para, no futuro, aumentar seu valor de mercado de forma ativa. A grande diferença, neste caso, entre o mercado imobiliário e o acionário é o valor investido.

Para adquirir o controle de uma empresa, é necessário milhões, às vezes BI-lhões em investimentos. Porém, quando investe-se ativamente em imóveis, o valor necessário é bem menor. Além disso, seu investimento estará “lastreado” em um ativo real, reduzindo seus riscos.

 

CONSTRUÇÃO DE CASAS

Entre os anos de 2008 (eclosão da crise imobiliária mundial) e 2013, muita gente conseguiu ganhar dinheiro apenas de forma passiva, ao adquirir um imóvel nos Estados Unidos e “segurando”, no aguardo de sua valorização.

É importante frisar que isto só foi possível pois o país sofria sua maior crise desde a década de 1930, ou seja, os preços estava extremamente depreciados em função de uma distorção do mercado. Agora que os valores já voltaram aos padrões de mercado, é muito mais difícil lucrar desta forma.

A alternativa à isso, para quem ainda deseja investir no maior mercado do mundo, os Estados Unidos, é construir casas novas e vendê-las, operação conhecida como “spec house”, que vem do termo “especulação”.

Esta “especulação”, entretanto, não é um cassino. Chama-se desta forma pois é uma propriedade que constrói-se justamente para vender para alguém que ainda não se sabe quem é, diferentemente de uma “custom home”, que é quando uma pessoa constrói uma casa com objetivo de ali morar.

Ao contrário do que acontece no Brasil, aonde famílias ou indivíduos constróem suas casas “sob medida”, nos Estados Unidos apenas 25% da população faz uso desta modalidade. Cerca de 75% das casas adquiridas são no modelo “spec homes”, ou seja, alguém constrói e outra pessoa compra para morar.

Avessos às dores de cabeça que envolvem a construção nos Estados Unidos, os compradores querem adquirir a casa e se mudar, de preferência sem levar mobilia.

COMO FAZER

O processo de construção de casas nos Estados Unidos precisa respeitar uma série de etapas, sem atropelos, para que o investimento seja rentável e de baixo risco.

1. Comprar o Terreno

Primeiramente, adquire-se o terreno com a ajuda de um corretor registrado. Ele ajudará a identificar qual a área que está mais “aquecida”. Há um ditado no mercado imobiliário que existem três variáveis importantes: localização, localização e localização.

Então, nada de se aventurar baseado no “feeling”. Lembre-se que quando o objetivo é apenas investimento, deve-se deixar ao máximo o lado sentimental de lado. Você não irá morar na casa. A construção tem objetivo de venda. Então, é preciso pensar em quem vai comprar e como ele toma a decisão. Se você gosta ou não do vizinho, isso não é importante.

2. Escolha de Arquiteto

Em seguida, é preciso que um arquiteto veja no Plano Diretor local, qual o potencial construtivo do terreno. Isto irá determinar o tamanho da casa a ser construída, seu custo, e o valor de venda. Este passo é extremamente importante pois, diferente do Brasil, a área que é contada para venda, ou também área “vendável”, é apenas a que está fechada, referida como “área de ar condicionado”.

Já no Brasil, computa-se a “área de vassoura”, porém, espaços abertos, mesmo que tenham construção, não entram no cálculo do preço de venda nos Estados Unidos, para efeitos comparativos.

3. Desenho do projeto

Com isso, o arquiteto poderá iniciar os desenhos da casa, procurando otimizar a relação entre área total e área de ar-condicionado. Este relação deve ser a maior possível, pois quanto mais área construída for “vendável” melhor.

De forma análoga à decisão sobre o terreno a ser adquirido, no que diz respeito ao projeto também é necessário deixar as paixões de lado. Neste momento, é importante uma pesquisa na área que se está investindo, que tipo de construção é mais valorizada: a moderna, ou a clássica; casas térreas, ou vários andares.

É o mercado quem determina o que é bom ou ruim, não sua opinião baseada no que viu no Discovery Channel.

4. Aprovação das Plantas

O quarto passo é aprovar todas as plantas na Cidade. E isto pode ser muito frustrante. Se o arquiteto não tem um bom conhecimento sobre o que é permitido ou não na jurisdição em que se vai construir, muito tempo, e dinheiro, podem ser gastos até que o projeto final seja aprovado pelos órgãos competentes, que são:

  • Departamento de Zoneamento e Planejamento;
  • Departamento de Construção;
  • Departamento de Serviços Públicos;
  • Departamento de Paisagem;
  • Departamento de Eletricidade;
  • Departamento Mecânico (ar condicionado, elevadores, motores elétricos, etc);
  • Departamento de Hidráulica;
  • Departamento de Engenharia;
  • Departamento Estrutural;
  • Departamento de Controle Ambiental;
  • Departamento de Água e Esgoto.

5. Orçamento e escolha do General Contractor

General Contractor é a empresa ou pessoa responsável por realizar a obra. No Brasil, este seria o empreiteiro. O grande diferencial nos Estados Unidos é que, para exercer esta atividade, é necessário ser autorizado pela Cidade aonde vai-se construir.

Isto é benéfico ao mercado pois sabe-se que o responsável pela obra passou por diversos testes e mostrou ao Estado que está apto a administrar e realizar obras, diminuindo o risco da construção. O General Contractor, também referenciado como GC, se encarrega de contratar todos os profissionais necessários para realizar a construção, tais como encanador, eletricista, paisagista, etc.

Ao escolher o GC, com as plantas do arquiteto em mãos, ele irá fazer o orçamento detalhado. Esta parte, normalmente surpreende os Brasileiros. Nos Estados Unidos não existe o CUB para referência de construção. Ninguém passa um orçamento de uma obra baseado em um índice. Os cálculos são feitos baseados no que realmente deverá ser construído. E as variações ocorrerão, principalmente, no nível de acabamento que se deseja aplicar. Não custa frisar: coloque o acabamento que o mercado aceita, não aquele que você prefere.

6. Execução da Obra

Após todas as plantas estarem prontas e o orçamento fechado com o General Contractor, o investidor solicita o alvará de construção, building permit, e, apenas após ele ter sido emitido é que a construção pode começar.

Durante toda a obra, o investidor deve acompanhar o que o General Contractor faz, para saber se ele está de acordo com o projeto e o que foi combinado. Ao mesmo tempo, a Cidade acompanha a obra e emite certificados a cada etapa concluída.

Ao final do processo, se todas as tarefas tiverem passado na inspeção da Cidade, o projeto recebo o “HABITE-SE” (nos Estados Unidos chamado de Certificate of Occupancy, ou simplesmente C.O.) e a mesma já pode ser ocupada.

7. Venda

DA mesma forma que a compra foi realizada com o auxílio de um corretor, a venda também deve ser. Repare que eu utilizei o ver “dever” e não o “necessitar”. Isto por que não é obrigada a venda passar por um corretor, porém, para se ter maior exposição e melhor poder de negociação, utilizar profissionais registrados é uma ótima decisão de investimentos.

RETORNO ESPERADO

Como qualquer investimento, não há certeza de retorno. Todo investimento incorre em riscos, que deverão ser compensados pela sua possibilidade de retorno. Ou seja, quando o investidor imagina que algo é muito arriscado, ele decide entrar caso a possibilidade de retorno também seja elevada. Ninguém em sã consciência vai entrar em um negócio extremamente arriscado, com retorno esperado de 1% em um ano.

Porém, repare que o retorno é esperado, e não garantido. Como há fatores incontroláveis, pode haver divergências.

Entretanto, a média de retorno em “spec homes” é de 18%, podendo atingir melhores resultados se houver utilização de financiamento bancário, cuja prática é comum e incentivada nos Estados Unidos, devido às baixas taxas de juros, que podem ser tão baixas quanto 3-4% ao ano.

Quanto ao prazo, dependerá do tipo de projeto. Casas de alto padrão, cujo preço é acima de $1MM, podem levar de 12-24 meses, porém tem retorno maior. Já as mais simples, podem ser construídas entre 10-18 meses, mas com menor rentabilidade.

VEJA ALGUNS EXEMPLOS

Para conhecer alguns exemplos de projetos para spec houses, acesse clique aqui e baixe o material.

 

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