Building a house in Brazil (Armação dos Búzios, RJ)

fred2brazil wrote:

Thanks for that. Will look into it with my Brazilian partner. I have yet to obtain my CPF, which is something required to open a brank account in Brazil (I am assuming).

My partner recalls having to pay high fees for bank accounts, but this was 10 years ago (when she finally closed her account after having moved out of Brazil). Any bank recommendations? I shall also do my own research a bit.

We pay R$28.25/mo. in fees per account at Banco do Brasil - not free checking like I had in the US, but not outrageous,  at least not at R$5.532 to the dollar.  We pay all of our bills through the BB app, and pay for most of our purchases with the account debit cards.  I've heard that the other big government-owned bank, Caixa (Caixa Econômica Federal), has somewhat lower fees, and that the private banks are often a little higher.

You need a CPF and a CRNM or RG to open a bank account.  The government-owned banks are a little easier than the private banks and have branches and ATMs everywhere; Bradesco and Itaú also have good nationwide networks,  and some other private banks have good regional presence, if you'll be staying local most of the time.

abthree wrote:

fred2brazil wrote:

Thanks for that. Will look into it with my Brazilian partner. I have yet to obtain my CPF, which is something required to open a brank account in Brazil (I am assuming).

My partner recalls having to pay high fees for bank accounts, but this was 10 years ago (when she finally closed her account after having moved out of Brazil). Any bank recommendations? I shall also do my own research a bit.

We pay R$28.25/mo. in fees per account at Banco do Brasil - not free checking like I had in the US, but not outrageous,  at least not at R$5.532 to the dollar.  We pay all of our bills through the BB app, and pay for most of our purchases with the account debit cards.  I've heard that the other big government-owned bank, Caixa (Caixa Econômica Federal), has somewhat lower fees, and that the private banks are often a little higher.

You need a CPF and a CRNM or RG to open a bank account.  The government-owned banks are a little easier than the private banks and have branches and ATMs everywhere; Bradesco and Itaú also have good nationwide networks,  and some other private banks have good regional presence, if you'll be staying local most of the time.

Thanks for the info! I will definitely look into that. I wasn't aware that I also needed a CRNM or RG. I was under the impression that a CPF and a valid (foreign) passport would suffice.

It has been a while since my last update and a lot has happened since. We actually visited Brazil (SP, RJ, Buzios) in December 2020. Since October 2020 (my last update here), we managed to:

- Finalize the transfer of ownership of the land in Buzios to us
- Finalize 2D plans/blueprints and give our "go ahead"
- Get 3D renderings done (see below)
- Apply for a building permit

As I would like to help others in their quest to buy a land, build a house and all things related to paperwork, here is a list of items that we have paid for in the past months in order to transfer the land to us and get the 2D/3D rendering going (if anybody would like more detailed information, feel free to send me a private message):

- Initial 2D blueprint and architectural costs: BRL 8.250
- Payment for 3D images (included various detailed back-and-forth conversations, changes to renderings etc.): BRL 3.000
- Pagamento ART-Crea (Anotação de Respons. Técnica): BRL 233.94
- Payment for land registry/notary: BRL 1.800
- Pagamento ITBI - Imposto  de Transmissão de Bens Imóveis: BRL 2.500

At this stage we are waiting for an approval on the building permit. We have been told by our architect/construction manager that Buzios is creatively slow regarding these processes and it could take anywhere between 6 to 8 months. However, supposedly there is light at the end of the tunnel as Buzios has elected new officials who are, for lack of a better terminology, more "pro-building" and "pro-development," meaning that, hopefully, this process will be moved along swiftly. I personally have no hope but don't let my pessimism get you down

Time for pictures, I'd say? Here are some renderings of the outside and inside. Please note: these are renderings and slight changes may still occur. I am very open to all your feedback, ideas and tips!

Here is the link for all images regarding this project: https://myalbum.com/album/XHwe293NQdjW

These sketches of the layout may help to visualize where everything goes:
Outside plan including swimming pool to show footprint of construction

First floor

Second floor






The glass "façade" you see here are sliding doors. I want to create an open pathway from within the living room to the garden.



View from the garden into the house


View from the living room corner


Mezzanine - We will be changing the black library/book casing as it does not allow for a lot of space in the mezzanine pathway


Top floor master bedroom with en suite - Bathroom

Beautiful!   I hope that the local authorities amaze you with their speed and cooperation.   Stranger things have happened  - although,  I  admit,  not often. 

How will you address air conditioning  and hot water?

It is beautiful!!!  Best wishes with the process!!  And...I hope you will enjoy being there immensely!

abthree wrote:

Beautiful!   I hope that the local authorities amaze you with their speed and cooperation.   Stranger things have happened  - although,  I  admit,  not often. 

How will you address air conditioning  and hot water?

Air conditioning will most likely be done through individual units per room. I personally wanted a "central HVAC" system that has a "main unit" outside of the house and canals with vents/grills into every room. However, on the advice of our architect and building manager, we opted for the first option of simply installing individual overhead units in every room. The central system with "canals"
and "grills" into each room would be much more costly.

I personally prefer it over the individual AC system, as it is much cleaner, but as this is a holiday home I do understand the architect's point. Now that you raised the topic though, I am kind of back on the fence and leaning towards a central HVAC unit.

Any thoughts?

knedelisky wrote:

It is beautiful!!!  Best wishes with the process!!  And...I hope you will enjoy being there immensely!

Thanks! I will make sure to post pics of the progress.

fred2brazil wrote:

Air conditioning will most likely be done through individual units per room. I personally wanted a "central HVAC" system that has a "main unit" outside of the house and canals with vents/grills into every room. However, on the advice of our architect and building manager, we opted for the first option of simply installing individual overhead units in every room. The central system with "canals"
and "grills" into each room would be much more costly.

I personally prefer it over the individual AC system, as it is much cleaner, but as this is a holiday home I do understand the architect's point. Now that you raised the topic though, I am kind of back on the fence and leaning towards a central HVAC unit.

Any thoughts?

Ah, the perennial Brazilian dilemma!  Is what I really want (1.) available in Brazil, at (2.) a price that isn't outrageous, and (probably most important and most frequently overlooked) (3.) when it breaks down, will I be able to get it fixed? 

If I were building from scratch, I would have looked into central, too, fully expecting to be greeted with blank stares since I've never seen a residential central system here, and ready  to give up the idea at the first sign of confusion.

By "overhead units", I assume that you mean splits.  Splits are far superior to window-type units.  We have them in our bedrooms and our study, and are very happy with them.  They're quiet and, if scaled properly to the room, very effective.  We didn't bother with the common areas, but a big enough unit probably could have cooled our living room and beyond, if we'd gone in that direction.  Make sure that your builder puts a 220V outlet in every room where you even [i]think[i] that you eventually might want to put a spilt.

One advantage of splits is that you can just close the rooms you're not using, and cool the rooms that you are, when you are.  One disadvantage is that the condenser units will be hanging on your outside walls.  They'll need to be accessible, by ladder anyway, for regular servicing and cleaning.  In dehumidifying, the interior unit generates a lot of runoff water, which a drainpipe carries outside and usually just drops.  You probably want to work out with your builder how to remove the water now, if you don't want it just dropping to the ground and splashing up onto your walls.

We have ceiling fans in every room.  They keep the rooms without air conditioning cooler, and even help the AC out in the others.

@fred2brazil How did it go? I just found this thread and loved it. Hope it went well!

Hi Fred
You have taken up a great job. I can forsee definitely reaching you for help.

Please could you let me know how did you buy the land. What was the process like?
Appreciate if you could detail please.

Thanks

Ola Fred,
Nice to hear from you. Very nice home.
Keep in touch.
Tex

seriema wrote:

@fred2brazil How did it go? I just found this thread and loved it. Hope it went well!

Thanks for your message! My personal conclusion is that the process of applying for a building permit and finally starting the build, specifically in the region of Búzios (I am not sure about other regions) is extremely slow and tedious for no logical reason. It has taken around 12 months to get from application to build (permit application) to finally obtaining the permit.

I might add: the permit was approved sometime in November, but was only handed to us (our construction manager) a month later, meaning that we have essentially lost one out of the twelve months to build (why one out of twelve? Because the permit is only valid for 12 months). Essentially, the project needs to be finished within 12 months (by the end of November 2022).

Even our construction manager, who builds in Buzios and surrounding areas regularly, finds it sad for the region that it takes so long. The region would flourish a lot more if they had their things under control when it comes to building permits (i.e. more local as well as foreign investments coming into the region. Currently, people are "staying away" as it is hard to get things done).

Gans3 wrote:

Hi Fred
You have taken up a great job. I can forsee definitely reaching you for help.

Please could you let me know how did you buy the land. What was the process like?
Appreciate if you could detail please.

Thanks

Hi Gans3,
Sure, feel free to reach out!

We bought the land from my wife's father, who initially purchased it to build a house but never got around to building it. The transfer of ownership was rather simple as it went through family and we did not even have to be present in Brazil to get the land ownership transfer completed (we gave somebody locally a power of attorney).

Are you looking to buy land in Búzios? I have a contact locally (who acted as our power of attorney) who does this professionally. He can surely help. Very reliable and affordable.

Texanbrazil wrote:

Ola Fred,
Nice to hear from you. Very nice home.
Keep in touch.
Tex

Thanks! The progress is finally starting to take shape.

---

On a general update:
- We have obtained the building permit (as mentioned above, a bit later than we had hoped, but nonetheless)

- The land was already flattened (i.e. trees were removed). We were not allowed to remove all of the trees as the local government decides which trees you are allowed to remove and which you are not (depending on the building plan)

- The water connection has already been taken care of

- Electric connection is going in this week

- Tomorrow actually they are starting to plot out and dig the holes for the various water and septic tanks

Here are some pictures

01/23/22

Fred,

That's fantastic!  Good luck in seeing the project to completion.  Tremendous patience on the part of you and your wife.

- Electric pole and electric connection has been set up and installed
- The tanks were installed (Fossa Septica, Filtro Anaerobico and the Sumidouro)
- Construction shed will be built soon, to house all the tools and construction materials. After that, the foundation will be created



[img][link under review]

Congratulations and great luck moving forward.

Hi Fred
The plans of the house look fantastic and now with the construction work under way you are making real progress and should hopefully be moving in by the end of 2022 if not earlier.
I hope you do not mind me asking just out of a matter of interest what is the estimated total cost of the finished house.

Hi Fred,

What kind of windows will be used in your new home?

We had triple pane windows in Alaska.  Now, we are looking for a property to build on in Paraná; which has a much colder winter than Rio de Janeiro.  I have not looked into window options at the local construction material stores, but my wife has assured me that it will be difficult to find doulble pane windows.

Like the size of your planned home.

Alex

- @Alex Paraná

Anyway, to answer your question: I am still working  on the windows and will share more on that with you once I have more info!

Hi Fred
The plans of the house look fantastic and now with the construction work under way you are making real progress and should hopefully be moving in by the end of 2022 if not earlier.
I hope you do not mind me asking just out of a matter of interest what is the estimated total cost of the finished house.

- @FR267

I think that building a house is a complicated matter. The place where you build it does not make a big difference. You will still need a lot of documentation, and you will have to find good companies that you can rely on to do the construction for you. When my parents were building their house, they struggled with many problems. The most difficult part was finding a company to help them with the home plans. They asked me for help, and I searched a lot on the market until I ran into******. They were really helpful, and their services were very useful to my parents.

No Isopor.  That's Styrofoam.  Are you insane?????

Bricks, made of clay. Avoid, if all possible, the concrete cinder blocks.   Hollow clay is ok.  Cooked clay!!!!!

You will thank me later.   

It translates into a better thermal envelop, for cold and hot days, specially at the nightfall.

Flooring, you will probably end up with porcelain tiling or some stone.  If you need wood, then Parquet flooring. But do not expect getting  top quality here. Most of the good stuff is smuggled to North America, Asia, and Europe.   Besides, if you get any rare strong redwood , chances are you will end up paying bribes to get it sourced. 

Get a mason who can lay bricks, and can also do the stucco and

Use wood for architectural accents. 

most of aluminum framing and window frames made in Brazil are a joke. Import if you can

The scarcity of quality planks and beams is so accute, Chinese in Brazil scour demolition sites to get their hands on Good peroba wood so they can export at premium.   

There is a reason why I rather take listings from old houses.  They were better built, materials and workmanship.   

- @sprealestatebroker

I have built several homes in the USA using foam blocks and poured concrete, in areas known for being -34 degrees C and up into the +40 degrees C temperatures during the summer months. They work exceptionally well! Their U-value, thermal resistance to change unlike "R" value, for insutlation is fantasticlly high. It's called modern technology

08/05/22 @fred2brazil. It looks really great, Fred!  Thanks for the update. Good luck with the ongoing work. 
How are you doing so far in terms of budget and schedule?
-@abthree

Thanks abthree! Schedule may be slightly delayed; the initial expectation was to be finished by the end of the year. I believe February/March may seem like a more accurate deadline. Believe it or not, we actually haven't visited the location since the December 2020. We are hoping to visit December/January and then make a decision on tiles, appliances etc. (which all have certain delays and order times, which is what may delay the build a bit). I will ask the construction company when they believe it could be finished, if we had all materials on site. It's September and "all" we have is a foundation with concrete beams. On the other hand, bricklaying goes quite quickly, so end of year would actually be possible in my estimation.

Ola, Fred,You are well on the way! Thanks for the update. It looks great!I hope you and your neighbor are good friends.(Pet peeve: Why is it all the walls are white and owners do not clean them? I have this issue with our neighbors!
-@Texanbrazil

That neighbor's house is semi-abandonned. I have actually asked about purchasing it, but the owner is difficult to track down. Somebody overseas apparently, possibly in the UK. It has apparently never been lived in. I find it quite a pity. It's a reasonable build.

Those walls are essentially the neighbor's "outside" walls, which owners never really care about cleaning from what I can tell. We will be building a wall right against it, actually a wall that is a lot higher. As our land has a steep slope at the back (it goes down by around 2.5m), we had to create a reinforced concrete foundation for our brick wall to be built upon. The forces of the land/earth pushing against the wall/brick would otherwise be too strong. Anyhow, this meant that our wall will be over 4-5m high (measured from the foundation) and easily over 2.5m high from the newly heightened ground.

Here are some picture updates:

Foundation

Beams going up

View from the front

View from the back

The reinforced surrounding wall

There is a home warranty in Brazil for visible and hidden defects.  See the article below.  But the article does not specify whether the guarantee applies only when the builder is a construction company.  Does anyone know?  I ask because I bought a house built by a man who is not a building contractor, he does not have a building company.  There is water infiltration (which is a hidden defect) but the man who sold me the house says there is no guarantee but that he will do the repairs out of goodwill.

https://fibersals.com.br/blog/entenda-a … cao-civil/

Some more picture updates!

• The first steel beam has been put in place
• Clay bricks have arrived
• More exterior/perimter wall foundation has been built
• A decision about where to put the whirlpool water jets has to be made

HI Fred,

One big project. Looking good.

10/11/22. Wow, Fred - looks fantastic!  How are they doing against your schedule?

Kind of jealous of all the materials and equipment available to you. We built a multi-level house in Bahia back in 1985 and  didn't have so much available like there is now.

Looking really good!

10/11/22. Wow, Fred - looks fantastic! How are they doing against your schedule?
-@abthree

I doubt we will manage to get the build completely finished by the "deadline" stated on the permit. Then again, I have been told that some of these deadlines can be looked at as more of a placeholder. Let's see. So far, nobody from the munincipality has been "bothering" us with checks or visits on site. I will have my construction manager look into the permit once more (i.e. if an official extension is required).

The building process should flow quickly now, though! Bricklaying will be the core focus in the coming week(s). I will make sure to post pics!