DIFERENÇA CRÉDITO ASSOCIATIVO E PÓS OBRA! Minha Casa Minha Vida.

Summary

In this video, real estate brokers Rogério and Luette from São Paulo discuss two key financing options for purchasing a property: the Associative Credit and the Post-Construction Credit. They explain the process for each, highlighting how the Associative Credit requires bank approval and involves paying for the property during construction, while the Post-Construction Credit allows buyers to pay only the down payment during construction and secure financing later. They also cover key details like interest rates, potential risks, and how to navigate the systems, offering viewers a clear understanding of their options in the housing market.

Takeaways

• 😀 Credit Associative: It's a financing option where the buyer can only purchase the property once the bank (usually Caixa Econômica) approves the financing.
• 😀 The approval process for Credit Associative involves submitting documents to the bank, which approves the loan based on the buyer's eligibility, and the buyer signs the financing agreement with the bank.
• 😀 In Credit Associative, the buyer only starts paying the mortgage once they receive the keys to the property, but they will pay for the entry fee and construction progress during the construction phase.
• 😀 Construction progress payments can range between 15 to 17 thousand BRL for a 250k BRL apartment, depending on the project timeline and initial investment.
• 😀 The post-construction financing option does not include payments for construction progress, and the buyer pays only the entry fee initially.
• 😀 After the property is completed, the buyer has a maximum of three months to apply for a financing loan, typically with the Minha Casa Minha Vida program.
• 😀 In post-construction financing, the loan balance will be adjusted for inflation (INCC) during the construction period, with an example of a 9.28% increase from the previous year.
• 😀 If the buyer’s income cannot support the adjusted financing amount, they may have to pay the balance upfront. If not, they can try to include this in their loan or face a penalty.
• 😀 If the buyer cannot pay the increased financing amount, the developer will return the paid amount minus a penalty fee, typically 30%, and will re-list the property for sale.
• 😀 The difference between Credit Associative and Post-Construction financing lies in the timing of bank approval and payments, as well as the risk involved with price adjustments and financing rejections due to INCC changes over the years.
• 😀 The video emphasizes that it’s common to face challenges with post-construction financing due to income restrictions, especially for low-income buyers under the Minha Casa Minha Vida program.

Q & A

What is the main difference between 'crédito associativo' and 'financiamento pós-obra'?

The main difference is in the timing of the financing. 'Crédito associativo' involves getting approval from the bank before purchasing the property, and you begin paying once the keys are handed over. On the other hand, 'financiamento pós-obra' involves paying the entry fee during the construction and seeking financing only once the property is completed.

How does 'crédito associativo' work?

'Crédito associativo' involves applying for a property directly with a developer, who sends your documents to a bank (usually Caixa Econômica) for approval. Once approved, you sign the contract, and you start paying the property's installment only when you get the keys. During construction, you pay for the entry fee and the property’s construction progress.

What is SFH and why is it relevant in the context of these financing options?

SFH stands for 'Sistema Financeiro de Habitação' (Housing Financial System), which refers to the set of rules governing housing loans in Brazil. Both 'crédito associativo' and 'financiamento pós-obra' are within SFH, meaning they follow the same regulatory guidelines for housing finance.

What is the 'evolução de obra' and how does it affect payments in 'crédito associativo'?

'Evolução de obra' refers to the progress of the construction, and it affects payments in 'crédito associativo' because buyers must pay for this as the building is being constructed. These payments are made until the property is completed and you can then move to the bank financing phase.

How are payments structured in 'financiamento pós-obra'?

In 'financiamento pós-obra', buyers only pay the entry fee during the construction period. After the property is completed, they have up to three months to secure the bank financing. There is no 'evolução de obra', but the balance is adjusted for any inflation (INCC) during the construction period.

What does the INCC represent, and how does it affect the financing?

INCC stands for 'Índice Nacional de Custo da Construção' (National Index of Construction Costs), and it reflects inflation in the construction sector. In the case of 'financiamento pós-obra', the amount financed is adjusted for any INCC increases during the construction period. For instance, if the construction takes two years, the value could increase by the accumulated INCC over that time.

What happens if the INCC increases significantly during construction?

If INCC increases significantly, the final price of the property will be higher than initially planned. For example, if the INCC for two years is 9.28%, the buyer's original debt would increase by this percentage. This could result in higher monthly payments or require a larger upfront payment if the buyer can't cover the increase in the financing amount.

How does the 'parcelas de chave' (key payment) work in 'financiamento pós-obra'?

'Parcelas de chave' refers to a large payment due when the property is completed. This amount can be high due to the adjustment for INCC. If the buyer cannot pay this amount, they might need to negotiate with the bank, but if their income can't support it, the developer may refund the paid amount, minus a penalty.

What are the risks of choosing 'financiamento pós-obra' over 'crédito associativo'?

The risk with 'financiamento pós-obra' is that the buyer is exposed to potential INCC increases and the uncertainty of financing approval after construction. Additionally, if the buyer's income doesn’t support the increased debt after the construction, they may face difficulties in securing the loan or may lose the down payment after the developer applies a penalty.

What happens if a buyer cannot secure financing after the construction of the property in 'financiamento pós-obra'?

If a buyer cannot secure financing after construction, the developer will refund the payments made by the buyer, but with a penalty, typically around 30% of the paid amount. The developer will then attempt to sell the property to another buyer.