COMPRA DE IMÓVEIS RESIDENCIAS NOS ESTADOS UNIDOS

O primeiro passo para escolher o seu imóvel e ter claro o seu objetivo. Basicamente, você precisa responder à seguinte pergunta: morar? férias? investimento?

Imóvel para morar

Se você planeja uma mudança para os Estados Unidos, é importante que você escolha uma região boa para morar, que nem sempre é a mesma que você está acostumado a passar férias.

Apesar de muitas pessoas adorarem os balneários turísticos, no dia-a-dia eles podem ser cansativos. Por isso, pesquise bem as regiões antes de tomar sua decisão.

Imóvel para férias

Neste caso, o ideal é buscar um lugar que seja procurado por turistas e que você também goste, pois enquanto você não usa o imóvel, pode deixá-lo sob os cuidados de um administrador para que ele gerencie sua propriedade colocando para aluguel. É uma ótima fonte de renda que será importante para pagar seus custos fixos (impostos, manutenção, taxas de condomínio) e geração de recursos em dólar.

Muita gente tem receio de deixar sua propriedade para locação por causa da deteriorização do mesmo. Porém, através de um bom administrador, é possível selecionar o público alvo que será trabalhado, reduzindo seus riscos.

Investimento

Se o seu objetivo é pura e simplesmente o investimento, se a pretenção de utilizar o imóvel, você deve ficar atento à duas coisas: potencial de valorização e capacidade de geração de renda.

No primeiro caso, é preciso entender se quais áreas estão mais propícias para valorização. A ideia de que imóveis  “sempre se valorizarão” pode ser um tiro no pé. Como qualquer outro ativo, imóveis se valorizam conforme a oferta e a demanda. Sendo assim, tenha certeza de que as pessoas desejam morar ou estabelecer suas empresas no bairro em que estuda a sua compra. Do contrário, seus objetivos podem ser frustrados.

No caso de imóveis voltados para investimento, quanto menos “emoção”

o investidor depositar no negócio, melhor. Lembre-se: você não vai morar no imóvel. Seu propósito é acompanhar a valorização ou gerar renda de aluguel.

Sendo assim, cuide para não comprar a propriedade com o coração.

Por fim, sempre utilize a assistência de corretores qualificados para reduzir seus riscos.

Utilize um Consultor Imobiliário

Talvez o item mais importante no processo de compra é utilizar um corretor especializado no tipo de produto que ele busca. Este profissional atua como um consultor imobiliário, muito mais do que apenas um agente de transações. Ele poderá lhe ajudar a encontrar o melhor local, imóvel e tirar dúvidas sobre cada detalhe do processo de aquisição de um imóvel nos EUA.

Diferentemente do Brasil, nos EUA não há a necessidade de procurar um imóvel com diversos corretores ao mesmo tempo, pois todos têm acesso às mesmas informações. Enquanto no Brasil um vendedor registra seu imóvel em uma ou algumas imobiliárias, e somente elas sabem da sua existência, nos Estados Unidos, através de um sistema centralizado, ao registrar um imóvel para a venda, todas as imobiliárias e corretores podem localizá-lo, de forma que a busca se torna mais eficiente e transparente.

O Processo de Compra

Envio de oferta

Normalmente, quando uma pessoa deseja adquirir um imóvel, ela envia uma proposta para o vendedor formalmente, através de um documento chamado “Carta de Intenções”, ou Letter of Intent (L.O.I.). Neste documento, o comprador especificará a propriedade, preço e forma de pagamento que deseja, além de solicitar um período de inspeção, prazo utilizado para verificar se a propriedade está em condições aceitáveis e se sua documentação está em dia.

Caso o vendedor aceite a proposta, é comum que seja pedido por ele um depósito inicial, usualmente 5-10% do valor do imóvel, como indicativo de que o comprador realmente tem interesse na propriedade. Este montante ficará depositado numa “Escrow Account”, uma espécie de “agente fiduciário” que segurará este recurso até que se haja uma definição do negócio.

Findado o período de inspeção, o comprador deve informar ao vendedor se prosseguirá na aquisição. Caso sim, o depósito inicial é utilizado como um primeiro pagamento; caso o comprador desista, caso nenhuma cláusula do contrato/oferta tenha sido quebrada, o agente fiduciário devolve o depósito para o comprador, sem nenhum ônus.

Motivos para Cancelar o Contrato

Contratos são instrumentos muito sérios nos Estados Unidos. Basicamente, ele regula toda a negociação entre as partes, e o que se escreve nele deve ser cumprido por todos os envolvidos. O não cumprimento de pontos específicos, nas datas estipuladas, são motivos de quebra de contrato, como:

  • uma das partes não assinar;
  • falta de pagamento ou atraso de o consentimento e aceite da(s) demais parte(s);
  • maus resultados nas inspeções;
  • comprador não atender os requisitos dos regulamentos do condomínio;
  • não aprovação de crédito bancário, caso haja cláusula condicionante;
  • estado do imóvel na entrega das chaves diferente daquele do momento das inspeções.

Entrega das Chaves e Registro de Escritura

O evento que marca a concretização do negócio chama-se “Closing”, ou “fechamento”. Neste dia, a Title Agency (explicada abaixo) finaliza a conferência de todos os documentos e condições do contrato.

Caso ambas as partes tenham cumprido com todas as exigências previstas, a propriedade é passada para o comprador, juntamente com a documentação e os recursos financeiros são entregues para o vendedor.

Se uma das partes não tenha executado alguma obrigação, a outra parte pode cancelar a transação sem ônus.

Os custos de fechamento variam de acordo com cada condado e com cada transação. Todavia, basicamente, incluem-se apólices de seguro e eventuais garantias que os bancos ou condomínios possam requerer.

No dia do “closing”, um documento é utilizado para demonstrar todas os créditos e débitos do comprador e do vendedor, chamado HUD.

A escritura, ou “Title”, é pública e está à disposição através de portais dos condados.

Pagamento

Basicamente, o imóvel pode ser adquirido de duas formas: através do pagamento à vista ou de financiamento bancário.

Compra à Vista

Quando o comprador adquire a propriedade sem a utilização de financiamento bancário, basta ele fazer o depósito na conta da Title Agency e esta se encarregará de transferir os valores para o vendedor.

Neste caso, não há necessidade ter uma conta corrente em um banco nos Estados Unidos. Munido do contrato de compra e venda do imóvel, a transferência pode ser feita diretamente de sua conta no Brasil para os Estados Unidos, através do próprio banco ou por intermédio de uma casa de câmbio.

Ter uma conta corrente em um banco americano, todavia, pode ser um facilitador em termos de burocracia.

Na Flórida, a grande maioria dos bancos locais aceitam a abertura de conta de estrangeiros. Esta política pode mudar conforme a Legislação de outros estados.

Via de regra, os bancos pedem apenas uma cópia do passaporte e um comprovante de residência do país de origem para efetuar a abertura da conta, que é realizado na hora.

Financiamento Bancário

A aplicação para o financiamento bancário exige uma série de documentos que, se apresentados de forma completa, facilitam muito o processo.

A avaliação do crédito é toda feita com o Imposto de Renda do país de origem do comprador. Porém, a preocupação do banco é a capacidade de gerar rendimentos do cliente, e não seu patrimônio.

Com isso, quero dizer que o banco quer saber se o salário, distribuições de lucro e outros rendimentos são o suficiente para cobrir o valor das parcelas, impostos e taxas do financiamento e da propriedade.

Se o comprador não tem renda nenhuma, mas um patrimônio elevado, é mais difícil conseguir o empréstimo. A documentação básica exigida é:

  • Passaporte – página de identificação e visto;
  • Conta corrente no banco que concede o empréstimo;
  • Cópia dos 3 últimos impostos de renda;
  • Carta do Contador do país de origem atestando a renda do comprador;
  • Cópia dos 3 últimos meses de extratos bancários.

Como documentação adicional, alguns bancos podem pedir:

  • depósito de 3 a 12 meses de prestações como garantia em uma conta separada;
  • Carta de bancos do país de origem comprovando o histórico bancário e de crédito;
  • Seguros adicionais;
  • e outros documentos.

Os empréstimos, normalmente, são

concedidos pelo método de parcelas fixas, com taxas variáveis. Em geral, o cliente, na hora de pedir o crédito pode escolher o prazo em que as taxas serão corrigidas. Usualmente, o banco permite escolher entre intervalos de 3, 5 e 8 anos.

Estes ajustes de taxas de juros podem ser de três tipos:

1 – Limite de Ajuste Inicial – Neste caso, o contrato especifica quanto a taxa poderá ser ajustada pela primeira vez após finalizar o período de taxa fixa. É comum este reajuste ser de 2 a 5 pontos percentuais, o que significa que o primeiro ajuste não poderá exceder 2 a 5 pontos percentuais da taxa inicial.

2 – Limite de Ajustes Subsequentes – este limite estabelece quanto a taxa de juros pode ser elevada no período de ajuste seguinte. Usualmente, esta taxa é de 2 pontos

percentuais, o que significa que em cada novo período de ajusta a taxa não pode ser maior do que 2 pontos percentuais que no período anterior.

3 – Limite de Ajuste Total – Esta modalidade especifica quanto a taxa de juros pode ser ajustada no período total do empréstimo. Esta taxa, em geral, é de 5 pontos percentuais, o que significa que a taxa de juros nunca poderá ser maior do que 5 pontos do que a taxa inicial do empréstimo. Entretanto, alguns financiadores podem colocar um limite maior do que este.

Dica: compare os limites de ajuste quando fizer cotações com diferentes bancos. Às vezes, uma instituição financeira pode conceder uma taxa inicial menor, porém, nos reajustes ela se tornará cara demais. Outros, podem começar com taxas mais altas e menores reajustes. Lembre-se de que empréstimos para aquisição de imóveis são, em geral, de longo prazo: 20, 25 30 anos. Sendo assim, pequenas diferenças nas taxas podem elevar demais o custo do financiamento.

Title Agency – “Cartório”

Uma importante peça no processo de aquisição de propriedades nos Estados Unidos a Title Agency, que é correlata ao Cartório no Brasil.

Uma função da Title Agency é garantir que toda a transação está sendo feita conforme os termos da Lei e dos contratos entre compradores e vendedores.

Além de fornecer a escritura para o comprador, a Title Agency é a responsável por receber todos os depósitos antes de finalizar a operação.

Assim, diferentemente do Brasil, quando alguém compra um imóvel nos Estados Unidos, o dinheiro da compra é depositado na conta da Title Agency, que atua como agente fiduciário, através da guarda dos recursos financeiros até que a operação se complete. Resguarda, assim, o comprador de pagar e não levar.

Da mesma forma, a Title Agency é responsável por transferir a escritura do vendedor para o comprador. Porém, ela também somente o fará quando verificar que todos os procedimentos legais e contratuais foram concluídos, inclusive com o pagamento dos montantes financeiros pelo comprador, através do depósito na conta da Title Agency.

Assim, apenas quando a Title Agency entende que todos os documentos e procedimentos foram concluídos e que o montante depositado pelo comprador está correto, as posições são trocadas de mão: o dinheiro vai para o vendedor e os documentos para o comprador.

Este modelo de negócios imobiliários reduz, significativamente, os riscos para ambas as partes.

Despesas com Imóveis Residenciais

Assim como no Brasil, imóveis residenciais nos Estados Unidos produzem despesas fixas, que devem ser avaliadas antes da compra para que não haja surpresas depois. Entre elas, estão:

  • eletricidade;
  • água;
  • seguros;
  • gás;
  • tv a cabo e internet;
  • manutenção de piscinas;
  • jardinagem;
  • entre outras.

Para pessoas que adquirem imóveis com objetivo de férias, é muito comum contratar uma empresa administradora de patrimônios para cuidar destas despesas do dia-a-dia da propriedade. Eles se encarregam de pagar todas as contas e mandar uma fatura única para o proprietário, além de fazer a manutenção para que, quando for utilizado, o imóvel esteja em perfeitas condições.

Já para quem pensa em alugar a propriedade, nos Estados Unidos o inquilino não costuma ser o responsável pelas despesas do imóvel. Assim, o aluguel cobrado já deve prever estas despesas, incluindo o “IPTU”.

Property Taxes – IPTU

Este imposto é calculado sobre o valor de avaliação do imóvel, realizado pelo condado aonde ele está localizado anualmente. A taxa costuma variar entre 0.8% a 2% e vence em abril de cada ano. Entretanto, caso o proprietário pague antecipadamente, ele tem descontos conforme abaixo:

  • Novembro – 5% de desconto;
  • Dezembro – 4% de desconto;
  • Janeiro – 3% de desconto;
  • Fevereiro – 2% de desconto;
  • Março – 1% de desconto.

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