Condominium Profile Generator

How Brazilian condominium unit numbers work

In Brazil a condomínio edilício is the legal regime that governs vertical residential buildings, gated neighbourhoods (condomínios horizontais) and mixed-use developments. Each unit — an apartment, a townhouse or a parking spot — receives a number that identifies it for property registry, tax and management purposes. The numbering scheme is defined in the convenção do condomínio, the founding document filed at the local Cartório de Registro de Imóveis.

A common convention is to concatenate floor and apartment: 101 means 1st floor, apartment 01; 1502 means 15th floor, apartment 02. When the building has multiple towers, a bloco prefix is added (Bloco A, ap. 304). Ground-floor units are sometimes labelled 01 or "Térreo"; some buildings skip the 13th floor (numbering jumps from 12 to 14) for superstitious reasons inherited from European real-estate practice.

Legal foundations

Two pieces of legislation govern the regime: Lei 4.591/1964 — the original Condominium Law, which still regulates incorporation of buildings, ideal fractions (fração ideal) and common areas — and the Civil Code articles 1.331–1.358, which codified the modern Direito Real de Condomínio Edilício in 2002. Together they require every condomínio to have a written convenção, a regimento interno and an elected síndico.

Parking spots, storage and autonomous units

Parking spots (vagas de garagem) follow a separate numbering scheme — for instance G-12 in the underground garage or A-3 for the surface lot. A spot can be either vinculada (tied to a specific apartment in the registry) or autônoma (registered as its own unit with its own ideal fraction, freely tradable). Some condomínios run an annual lottery for vagas rotativas when the count of spots is smaller than the count of apartments.

Governance and tax identity

Every condomínio edilício is required to have its own CNPJ — not because it is a regular legal entity, but because the Receita Federal classifies it as an ente despersonalizado for tax-withholding purposes (Instrução Normativa RFB 1.863/2018). The síndico is the legal representative and may be an owner (internal síndico) or a hired professional (síndico profissional). The taxa condominial is split among owners according to their fração ideal, registered in the Matrícula of each unit at the Cartório.

Convenção vs. Regimento Interno

The convenção states permanent rights and duties — voting weights, ideal fractions, unit destination (residential or commercial), pet rules. The regimento interno details day-to-day use: pool hours, noise curfews, party-room booking, short-term rental rules. Famous buildings such as Edifício Vintage in São Paulo or properties along Itanhangá in Rio de Janeiro illustrate how detailed these documents become in luxury developments.

FAQ

Can the convenção change the unit numbering later? Only with approval from owners representing at least two-thirds of the ideal fractions and a new filing at the Cartório de Registro de Imóveis — the change must hit the Matrícula of every affected unit.

Older buildings without a CNPJ — what to do? Regularise immediately. Without CNPJ the condomínio cannot withhold INSS from its employees, open a bank account or contract services with PJ counterparties.

Can the building forbid Airbnb / short-term rentals? Yes. STF precedent (RE 1.196.696) confirms that a residential convenção may restrict short-term lodging if it is explicitly excluded from the unit's destination.

Is the generated number tied to a real address? No — the tool produces a plausible internal number only. It is meant for property-management mockups, ERP test fixtures and lease-contract templates.