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Urbana","movilidad-urbana",{"code":23},{"id":1447,"status":1448,"segmentId":25,"slug":1449,"title":1450,"editorsPick":1451,"topImage":1452,"coverImage":1453,"slideImage":8,"publishDate":1454,"readTime":81,"maxRelatedEvents":5,"image":8,"imageCredit":1455,"imageCreditColor":1456,"breakNewsUntil":1457,"seoTagConversionId":8,"seoTag":8,"seoTitle":8,"seoKeywords":8,"seoDescription":8,"seoAbstract":8,"seoImage":8,"visitCounter":1458,"createdAt":1459,"updatedAt":1460,"translations":1461,"segment":1474,"categories":1482,"countries":1491,"authors":1494,"urls":1495},2467,"TRUE","garantias-em-operacoes-de-fiis-avancos-e-desafios","Garantias em operações de FIIs: avanços e desafios",false,"https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews\u002FSlider_2025_4_04_16_01_15_1743793275.webp","https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews\u002FTop_2025_4_04_16_01_15_1743793275.webp","2025-04-04T00:00:00.000Z","Credit: Envato","#FFF","2025-04-11T00:00:00.000Z",1199,"2025-04-04T16:01:15.000Z","2025-04-04T16:47:54.000Z",[1462],{"id":1463,"newsId":1447,"languageId":25,"title":1450,"subtitle":1464,"content":1465,"summary":8,"takeaways":8,"seoTagConversionId":1466,"seoTag":1467,"seoTitle":1468,"seoKeywords":1469,"seoDescription":1464,"seoAbstract":978,"seoImage":1470,"createdAt":1471,"updatedAt":1472,"language":1473},2621,"Modernização legislativa procura aliar flexibilidade e segurança jurídica para atender um mercado em constante evolução","Por \u003Cstrong> Rodrigo Mutti \u003C\u002Fstrong>e\u003Cstrong> Ana Larissa da Rosa Pereira\u003C\u002Fstrong>\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nOs Fundos de Investimento Imobiliário (FIIs), regulamentados pela Lei nº 8.668\u002F93, tiveram um início discreto no mercado brasileiro, caracterizado por reduzida adesão e limitada diversificação em suas operações. Nos últimos 10 anos, contudo, o setor apresentou avanços expressivos. Novos gestores adentraram ao mercado e a base de investidores se multiplicou. Hoje, os FIIs estão consolidados como veículo essencial no mercado de capitais brasileiro, democratizando o acesso a investimentos imobiliários de forma estruturada e regulada.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nO crescimento e a visibilidade deste mercado de FIIs fomenta melhorias tanto em termos de governança como de oportunidades de novos negócios. Recentemente, o sistema de garantias passou por revisões que atingiram diretamente operações envolvendo FIIs. Dentre as recentes alterações legislativas, vale destacar duas em especial: i) a permissão para que os FIIs utilizem imóveis como garantia e ii) as inovações trazidas pelo Marco Legal das Garantias.\r\n\u003Ch3>A evolução recente: FIIs e imóveis como garantia\u003C\u002Fh3>\r\nDesde a sua criação, os FIIs enfrentavam restrições em relação à constituição de ônus reais sobre os imóveis de sua titularidade. Essa vedação era fundamentada em uma interpretação restritiva da regulamentação, especialmente a Instrução CVM 472, que buscava estabelecer um nível maior de proteção aos cotistas e garantir a integridade patrimonial dos fundos. A postura normativa brasileira contrastava com práticas do mercado internacional, onde a constituição de ônus reais é comum e facilita o acesso ao crédito e a diversificação das estratégias de financiamento. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nUma mudança significativa nesse cenário ocorreu em dezembro de 2023, com a promulgação da Lei nº 14.754\u002F23, a qual alterou disposições na Lei nº 8.668\u002F93 e permitiu que os FIIs constituíssem ônus reais sobre seus imóveis para garantir obrigações assumidas pelo próprio fundo ou por seus cotistas. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nComo reação inicial à alteração legislativa, a Comissão de Valores Mobiliários (CVM) se manifestou por meio do Ofício Circular 1\u002F24\u002FCVM\u002FSSE, indicando que, apesar da nova previsão legal, a alavancagem dos FIIs permaneceria vedada. Conforme o entendimento da CVM, tal prática dependeria da edição de uma norma específica para alterar o art. 32 do Anexo Normativo III da Resolução nº 175, ainda vigente à época. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nContudo, em 8 de março de 2024, a CVM revisou o entendimento por meio do Ofício Interno 3\u002F24\u002FCVM\u002FSDM\u002FGDN-2. Nesse documento, a Comissão reconheceu a possibilidade de os FIIs empregarem ativos de suas carteiras como garantia em suas operações, desde que observadas as condições de transparência e ritos de aprovação. A medida visou equilibrar a alteração legislativa ao ambiente de segurança e confiabilidade que se espera deste mercado regulado.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nAo permitir que os imóveis sob titularidade dos fundos sejam utilizados como garantia em determinadas situações, a nova regulamentação abriu um leque de oportunidades transacionais ao mercado de FIIs. Uma operação bastante típica no setor é a securitização dos recebíveis de aluguel com a emissão de um Certificado de Recebível Imobiliário (CRI), situação que geralmente demanda a constituição de uma garantia real. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nAté pouco tempo, a viabilização desse tipo de operação dependia de uma aquisição simultânea do imóvel pelo FII, com a constituição da garantia ainda em nome do proprietário original (vendedor). Essa exigência, contudo, costumava gerar entraves na negociação, diante da complexidade de se explicar ao vendedor a necessidade de vincular o bem como garantia antes mesmo da transferência de titularidade ao fundo. Agora, a emissão de um CRI pelo FII se mostra um movimento mais simplificado, sem necessidade de formalizações laterais junto a um terceiro titular do imóvel. \r\n\u003Ch3>O Marco Legal das Garantias\u003C\u002Fh3>\r\nAinda no ano de 2023 foi sancionado o Marco Legal das Garantias, marcando um importante passo na modernização das normas financeiras brasileiras. A Lei surgiu para abordar desafios históricos, como a complexidade e a morosidade nos processos de execução de garantias. Em última análise, buscou-se ampliar o acesso ao crédito pela(s) parte(s) tomadora(s) da dívida, mas igualmente facilitar o recebimento dos recursos pela(s) parte(s) credora(s).\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEm relação à ampliação de acesso a crédito, a Lei proporciona um uso mais eficiente de bens imóveis em garantia de operações sucessivas. Figuras como a extensão da garantia (também conhecida como recarregamento) e a alienação fiduciária da propriedade superveniente possibilitam que o proprietário de um imóvel aproveite inteiramente o potencial financeiro do bem. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nPelo viés do credor, a Lei praticamente equiparou o procedimento de execução da Hipoteca ao da Alienação Fiduciária (AF). Talvez uma das principais razões para o desuso do instituto da hipoteca tenha sido justamente a necessidade de ingresso em juízo para sua execução, o que a tornava menos eficiente em comparação a outras modalidades de garantia. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nCom o art. 9º, a Lei introduziu um procedimento muito claro de execução extrajudicial dos créditos garantidos por hipoteca que culmina com a realização de leilão do imóvel. Na prática, esse procedimento apresenta uma vantagem em relação à AF, haja vista que, se o leilão for concluído com êxito, o credor em nenhum momento assume a condição de titular do bem e não se sujeita, em tese, aos custos de manutenção, nem mesmo ao recolhimento de ITBI.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nPara os FIIs, as alterações promovidas pelo novo Marco Legal se mostram vantajosas sob as duas óticas. De um lado, em vista da recente permissão legal para dar o imóvel em garantia, poderá se valer disso de modo mais eficiente, e, de outro lado, como credor com garantias reais, poderá se valer também da hipoteca e de garantias sobre propriedade superveniente. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nA possibilidade de execução extrajudicial, independentemente da garantia adotada, adiciona agilidade e reduz custos. A modernização do ambiente de negócios e a previsibilidade nos procedimentos de execução são fatores cruciais para o desenvolvimento do mercado imobiliário e financeiro.\r\n\u003Ch3>Conclusão\u003C\u002Fh3>\r\nOs avanços recentes no uso de garantias por FIIs refletem uma tentativa de equilibrar flexibilidade e segurança jurídica, atendendo às demandas de um mercado em constante evolução. A permissão para que FIIs utilizem imóveis como garantias e o fortalecimento da hipoteca mostram que o setor está em um momento de transição e aprendizado. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nA alavancagem financeira permitirá, por exemplo, uma redução nos movimentos de novas ofertas públicas com o único intuito de aportar capital para a aquisição de novos bens. O próprio portifólio existente será suficiente, do ponto de vista econômico, para gerar alavancagem e impulsionar novas aquisições dentro do atual grupo de cotistas, elevando o valor de cada cota e dos futuros dividendos. \u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nLogicamente, essa permissão - como bem avaliado e regulado pela CVM - demanda um alto nível de maturidade das gestoras que deverão se utilizar destes mecanismos sempre no mais elevado padrão de governança e transparência. Isso se mostra ainda mais importante junto aos investidores de varejo: saber quais ativos estão em garantia e os tipos de alavancagem adotados é fundamental. Apenas com cautela e comunicação clara o mercado poderá evoluir de forma sustentável, equilibrando riscos e oportunidades.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nEm relação à simplificação dos procedimentos de execução de garantias, há um impacto mais visível nos FIIs de papel, ou seja, naqueles fundos que investem em títulos, como CRIs. A tendência é de que gere maior segurança naquele investidor que aporta recursos em títulos com garantias reais e, portanto, torne estes produtos mais líquidos e atrativos.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\nPara os profissionais deste mercado, o desafio está em compreender essas mudanças e oferecer soluções criativas que unam segurança jurídica e viabilidade econômica. Mais do que nunca, é essencial antecipar os impactos dessas mudanças regulatórias e adaptar as melhores práticas para maximizar as oportunidades nesse mercado tão dinâmico.\u003Cbr \u002F>\r\n\u003Cbr \u002F>\r\n\u003Cem>Rodrigo Mutti é Sócio Coordenador da Área de Direito Imobiliário na Silveiro Advogados\u003Cbr \u002F>\r\nAna Larissa da Rosa Pereira é Advogada na Área de Direito Imobiliário na Silveiro Advogados\u003C\u002Fem>\u003Cbr \u002F>\r\n ","Artigo","fundos imobiliários, garantias, hipoteca, alienação fiduciária, alavancagem, transações imobiliárias"," Garantias em operações de FIIs: avanços e desafios","fundos imobiliários, garantias, hipoteca, alienação fiduciária, alavancagem, transações imobiliárias\r\n","https:\u002F\u002Fcdn.griinstitute.org\u002Fuploads\u002Fhubnews\u002FSocial_[4]_2025_4_04_16_07_27_1743793647.jpg","2025-04-04T16:01:27.000Z","2025-04-04T16:08:05.000Z",{"code":18},{"id":25,"color":27,"translations":1475},[1476,1478,1480],{"title":26,"slug":30,"language":1477},{"code":13},{"title":37,"slug":38,"language":1479},{"code":18},{"title":33,"slug":34,"language":1481},{"code":23},[1483],{"id":65,"label":1231,"translations":1484},[1485,1487,1489],{"label":1231,"slug":1242,"language":1486},{"code":13},{"label":1245,"slug":1246,"language":1488},{"code":18},{"label":1249,"slug":1250,"language":1490},{"code":23},[1492],{"name":171,"enName":171,"ptName":171,"iso2":1493},"BR",[],{"pt-BR":1496},"\u002Fmercado-imobiliario\u002Fgarantias-em-operacoes-de-fiis-avancos-e-desafios",[1498,1499,1500,1501,1502,1503],"Infra Brazil","Infra Latam","Real Estate Brazil","Real Estate Europe","Real Estate India","Real Estate Latam"]