Seller Certificates in Brazil: What Property Buyers Need to Check
Even when you verify that the seller is the legitimate owner and there is no debt recorded in the property registration, there are still several concerns to be addressed.
Reviewed by Luciano Oliveira, Esq., LL.M. · October 2026
The main concerns on the seller’s side are unpaid taxes and lawsuits (or possible lawsuits) against the seller. Some certificates obtained at this stage will assess whether taxes have been paid. Other certificates will help you assess if the seller owes money to other people or businesses.
If the seller owes money to other parties and still sells the property to you, a creditor may try to challenge the sale or claim the property through a lawsuit. This does not mean every unpaid debt puts your purchase at risk. Your lawyer must assess the debt, the property record, and the protections and exceptions that apply to your purchase.
This guide is general information, not legal advice. Before acting on it, retain your own lawyer licensed in Brazil to assess your circumstances and advise you.
1. When to request the certificates
Some certificates can be obtained online immediately; others take several days or longer. Allow time for corrections and follow-up checks. Realtors may provide such certificates as part of their services, but confirm who will request and review them.
Start before signing or paying a deposit.
- Some of the certificates are not required by the registration office but are still very important to reduce your risks. A document can be useful without being legally required. For purchases covered by the law, a missing court-search certificate does not by itself invalidate the purchase or prove that the buyer acted dishonestly. Your lawyer should identify the checks your transaction needs.
- Some sellers and realtors will want to provide you with the certificates only after the Purchase and Sale Agreement has been signed and a downpayment provided. The buyer can still obtain many public certificates without the seller’s consent. Access rules and the identification needed depend on the issuing authority. Ask your lawyer to resolve missing information before you commit.
2. Main certificates related to the seller
The actual list of certificates applicable to a real estate transaction in Brazil will depend on the state where the property is located. It also depends on who is selling, where they live or do business, and the risks found during the checks.
Buyers are free to ask for more certificates than the legal minimum. The notary prepares the public deed; the property registry records the transfer. Neither replaces your own lawyer’s review of the risks.
These are the main certificates related to a seller that are commonly considered before a purchase (don’t forget to check those related to the property itself here):
Federal taxes
1. Certidão Negativa de Débitos Relativos a Créditos Tributários Federais e à Dívida Ativa da União (CND)
This certificate, issued jointly by the federal revenue department and the federal debt-collection authority (RFB and PGFN), reports the tax position of an individual or entity in their records. A negative result means no outstanding federal tax obligations covered by that certificate were found. It does not prove the seller’s overall financial health. A positive certificate with the effects of a negative one can also be issued when debts exist but meet legal conditions, such as an approved installment plan. Have your lawyer check the result.
State taxes
2. Certidão Negativa de Débito Estadual
This certificate checks for unpaid state-specific taxes covered by the issuing authority. Since each state in Brazil has distinct tax regulations and its own revenue department, confirm which state records need to be searched. It does not provide a complete picture of the seller’s finances.
Municipal taxes
3. Certidão Negativa de Débito Municipal
Focused on municipal-level financial obligations, this certificate may cover local taxes such as IPTU (Urban Property Tax), depending on the document requested. Given that municipal regulations can vary significantly from one city to another, check whether it covers the seller, the property, or both. A seller’s certificate may not replace the property’s tax clearance.
Labor debts
4. Certidão Negativa de Débitos Trabalhistas (CNDT)
Especially relevant for properties owned by companies or business entities, this certificate checks the national labor-debt database. It can also cover an individual seller. A clear CNDT does not mean there are no pending labor lawsuits. Separate court searches may be needed for cases that have not yet become debts listed in that database.
Civil and criminal court searches
5. Certidão de Ações Cíveis e Criminais
This certificate provides information about civil or criminal cases associated with the seller within the records searched. Names and coverage vary by court. A listed case needs review; it does not by itself prove wrongdoing or mean the purchase cannot proceed.
Unpaid bills formally protested
6. Certidão de Protesto
This certificate indicates the presence or absence of protested bills or debts in the records searched. A protesto is a formal record that a payment obligation was not met. For buyers, it is a reason to check the debt and its possible effect on the sale, rather than a complete measure of the seller’s financial reliability.
Restrictions on signing
7. Certidão de Interdição, Tutela e Curatela
Personal legal restrictions like guardianships or curatorships can affect property transactions. This certificate helps identify recorded restrictions that could affect who may sign or whether court approval is needed. It does not by itself prove the individual seller has full legal rights to complete every transaction.
Criminal court searches
8. Certidão de Distribuição Criminal
Going beyond civil cases, this certificate offers information about criminal proceedings within the court records searched. It can overlap with the checks above. Your lawyer should decide whether it is relevant. A clean record here does not guarantee the seller’s overall legal standing.
Bankruptcy and company restructuring
9. Certidão de Falência e Recuperação Judicial (for companies)
For corporate-owned properties, this certificate checks court records for bankruptcy or court-supervised debt restructuring. It does not vouch for the company’s financial health. Also check company records and who is authorized to sign. Older documents may use the term concordata for an earlier debt-restructuring procedure.
3. What to check before relying on the results
- The right seller: confirm the name and CPF or CNPJ on every result. Check all owners and any other people your lawyer identifies as relevant.
- The right coverage: check which courts, tax authorities, locations, and periods were searched. One certificate does not cover everything.
- The actual result: a listed debt or case needs an explanation. A positive result is not automatically a reason to abandon the purchase, and a negative result is not a guarantee.
- The date and authenticity: verify each certificate with its issuer and check whether it needs to be updated before signing or payment.
4. Watch: clearance certificates for Brazilian property purchases
Watch our YouTube video “How to Obtain Clearance Certificates for Real Estate Transactions in Brazil” for background. Confirm current requirements with your lawyer; the written guide explains the limits of these checks.
Further reading
To learn all about purchasing real estate in Brazil, check our How to Buy Properties in Brazil guide.
Learn about the advantages of buying real estate in Brazil in our Why Buying Real Estate in Brazil guide. Find opportunities and decide where to buy using our Know Where to Buy Real Estate in Brazil guide.
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Before you rely on these checks
This content is intended for general information purposes only and does not constitute legal advice. Hire a licensed Brazilian lawyer before signing or paying. You should not act or rely on the information on this website without first seeking the advice of an attorney. Collecting documents is only part of the work. Your lawyer needs to interpret the results and explain what they mean for your purchase.
Frequently Asked Questions
What are ‘Certidões Negativas’ in the context of Brazilian real estate?
‘Certidões Negativas’ are negative certificates reporting no debts, liens, or other legal issues of the type covered in the records searched. They help check for hidden liabilities, but each certificate has limits: the database, area, period, and person or property it covers.
Why are these certificates essential for foreign citizens buying property in Brazil?
For foreign citizens, these certificates offer an additional layer of information. They help identify local legal problems or financial liabilities which might not be immediately evident. A clear result is useful, but it does not guarantee a risk-free purchase.
What does the ‘Certidão de Objeto e Pé’ provide?
This certificate offers details about a specific court case involving the seller. It helps potential buyers understand if there are legal concerns that might impact the property or its sale. Ask for it when a search identifies a case that needs closer review.
Why should I be concerned about the ‘Certidão de Justiça Federal’?
This certificate checks for cases involving the seller in the federal court records searched. It encompasses a broad range of matters. Your lawyer should review any results to see whether the property could be affected by federal legal disputes.
How does the ‘Certidão de Ações Trabalhistas’ affect my purchase?
This certificate helps identify labor-related lawsuits involving the seller that might impact the transaction. It is different from the CNDT labor-debt certificate. A pending case may require review even when the CNDT is clear.
What about properties owned by companies?
The ‘Certidão de Falência e Recuperação Judicial’ is relevant here. It checks for bankruptcy or judicial recovery, within the court records searched. It does not establish the company’s financial health.
Are there certificates related to personal legal issues of the seller?
Yes. A certificate of actions affecting recovery of the property may identify claims potentially affecting its title or the rights of the seller. This differs from a general check of the seller’s personal history. Ask your lawyer which property and court records cover these claims.
Can a search show whether the seller has other properties?
The ‘Certidão de Busca de Bens’ helps identify other properties in the seller’s name within the registries searched, offering insights into their broader financial situation. It does not prove that every asset has been found or that the seller can pay all debts.
Are there specific certificates for state or municipal-level fiscal proceedings?
Absolutely. The ‘Certidão de Execuções Fiscais Estaduais e Municipais’ provides information on state or municipal tax-collection cases linked to the seller. Coverage depends on the court and the search requested.
What if the seller has a divorce history?
It’s crucial to obtain an updated Marriage Certificate showing the divorce, along with the divorce decision or agreement and property division where needed. Your lawyer should check who owns the property and who must sign to avoid future ownership disputes.
What identification is needed to request seller certificates?
Usually the seller’s correct name and CPF (individual tax number) or CNPJ (company tax number) are the starting point. Some authorities need more details. Check for name changes and people with similar names so that the result refers to the right seller.
How does the ‘Certidão de Dívida Ativa’ impact a sale?
The federal certificate issued jointly by Receita Federal and the Procuradoria-Geral da Fazenda Nacional (PGFN) covers federal taxes and debts formally registered for collection. State and municipal debts require their own checks. “Dívida ativa” means a debt formally entered for collection, not every unpaid bill.
Finally, with so many certificates, should I consult with a local legal expert?
Absolutely. Given the complexity and the importance of these certificates, especially for foreign citizens unfamiliar with Brazilian processes, having a licensed Brazilian attorney guide you is important. Ask for a clear explanation of any risks before deciding whether to proceed.
Sources and further checks
Legal requirements: Law 13.097/2015, article 54 · Decree 93.240/1986, article 1. Certificate coverage: Receita Federal and PGFN tax certificates · TST explanation of the CNDT. Requirements and available searches vary; confirm the current documents for the transaction.