Registration of Corporate Acts and Condominiums in RTDPJ

Context note: The following content describes Brazilian notary and registry law.

Em resumo

• The registration of corporate acts and condominiums in the RTDPJ (Registro de Títulos e Documentos e Civil de Pessoas Jurídicas — Registry of Deeds and Documents and Civil Registry of Legal Entities) grants legal personality to associations, foundations, and simple societies (sociedades simples), as well as providing publicity and effectiveness against third parties for recorded documents Lei nº 8.935/1994, art. 1º.
• Condominium assembly minutes and administrative amendments of a condominium are registered in the RTDPJ for conservation and legal enforceability purposes, whereas the condominium creation act and its bylaws (convention) are annotated on the real estate title matrix in the Real Estate Registry (Registro de Imóveis).
• Relocating headquarters between municipalities must first be formalised in the city of origin and subsequently registered in the RTDPJ of the destination city, ensuring the continuity of the registry records.
• All corporate acts depend on compliance with formal requirements stipulated in the Código Civil (Brazilian Civil Code) and the Lei de Registros Públicos (Public Registries Law No. 6,015/1973), under the supervision of the Conselho Nacional de Justiça (National Council of Justice — CNJ) Provimento CNJ nº 149/2023, Livro II.

O registro da ata de condomínio deve ser feito no Registro de Imóveis ou no RTDPJ?

The registration of ordinary or extraordinary condominium assembly minutes must be performed at the Registro de Títulos e Documentos e Civil de Pessoas Jurídicas (RTDPJ). This entry in the RTDPJ guarantees the publicity of the act, the preservation of the original text, and effectiveness against third parties.

A building condominium does not possess full legal personality like a business corporation, but operates in legal transactions as an unpersonified entity. To prove the election of the building manager (síndico), the approval of accounts, or amendments to internal regulations, the minutes must be duly registered in the RTDPJ. The manager presents the registered minutes to banks, suppliers, and public agencies to prove their legal representation.

The Real Estate Registrar (oficial de Registro de Imóveis) is competent for acts that modify in rem rights over real property. The condominium convention and the act of building incorporation are registered in the Real Estate Registry to bind the autonomous units. On the other hand, daily administrative matters and deliberative decisions are recorded in the RTDPJ. You can explore this topic further by reading our article on registering condominium assembly minutes in the RTDPJ or Real Estate Registry.

FAQ

Should condominium assembly minutes be registered in the Real Estate Registry or in the RTDPJ?

Condominium assembly minutes must be registered in the Registro de Títulos e Documentos e Civil de Pessoas Jurídicas (RTDPJ) to achieve publicity and produce effects against third parties. The Real Estate Registry is the appropriate location only to annotate the condominium convention that creates real property rights.

Where should you begin the procedure to relocate a legal entity's headquarters between different cities?

You must start the procedure at the RTDPJ office in the municipality of origin where the entity is currently registered. After annotating the transfer at the original office and obtaining a full certified copy, you present these documents to the RTDPJ in the destination municipality.

Base legal

• provimento_cnj 149 2023 — Provimento CNJ nº 149/2023
• provimento_cnj 149 2023 — Provimento CNJ nº 149/2023
• lei_federal 8.935 1994 — Lei nº 8.935/1994
• codigo 10.406 2002 — Lei nº 10.406/2002 — Código Civil
• codigo 10.406 2002 — Lei nº 10.406/2002 — Código Civil
• lei_federal 10.406 2002 — Lei nº 10.406/2002
• lei_federal 14.382 2022 — Lei nº 14.382/2022
• lei_federal 10.406 2002 — Lei nº 10.406/2002, art. 166
• lei_federal 8.935 1994 — Lei nº 8.935/1994

Conteúdos relacionados

• Legal Entity Address Change in RTDPJ: Which Registry?
• Extrajudicial Notification via Registry of Titles | Guide
• Paternity Acknowledgment in the Civil Registry
• How to Register Condominium Minutes at the RTDPJ Registry
• Late Death Registration: Rules and Jurisdiction

Próximos passos

Serviços do Tabelionato · Documentation · Ver todos os conteúdos