Rent Adjustment Calculator (Brazil)

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Brazil Rent Adjustment Under the Tenancy Law

Brazilian Rent Adjustment: How the Lei 8.245/1991 Calculation Works

A Brazilian rent adjustment is not a landlord's discretionary call or a market average: Lei 8.245/1991, the tenancy law, allows a single adjustment per year, counted from the lease's anniversary date, using the index the parties themselves named in the contract clause. This calculator applies the official, currently maintained series for the contracted index over the 12 months before the adjustment date; this guide explains what actually decides which index applies and what changes when the tenant falls behind on payment.

The lease clause decides, not whichever index is higher

Articles 18 and 19 of Lei 8.245/1991 allow a single rent adjustment per 12-month period, counted from the lease's anniversary date set in the contract, whether that is the signing date or another date the parties agreed on. The calculator uses the informed adjustment month as its reference and accumulates the index variation over the 12 months immediately before that month, excluding the adjustment month itself, to arrive at the cumulative factor that corrects the current rent; a lease adjusted outside that 12-month window, or more than once within the same period, breaches the law regardless of which index is used.
Lei 8.245/1991 does not impose a single mandatory adjustment index: the calculator accepts IGP-M, IPCA and INPC as officially maintained series kept locally, and also lets the user enter another contractual index manually, such as IPC-FIPE, whenever the lease points to a different reference. The index that actually applies is always whichever one is written into the lease's adjustment clause, never whichever index would produce the highest or lowest increase in a given year; swapping the contracted index for another one just because it turned out more favorable to one of the parties has no support under the tenancy law and can be challenged in court by the disadvantaged party.
The real trap is not the annual adjustment itself, but what happens when the tenant falls behind on payment: Article 62, II of Lei 8.245/1991, as amended by Lei 12.112/2009, lets the tenant avoid contract termination by paying the updated debt, with contractual penalty and default interest, within 15 days counted from being served notice in the eviction lawsuit. This option, known as purging the default, can only be used once every 24 months by the same tenant; a tenant who already used it within that window no longer has that automatic right in the next lawsuit, even if they could pay the full debt within the 15-day window.

Two calculations, two different situations

Annual adjustment with a hypothetical 5% factor

Input: Aluguel atual de R$ 2.000,00, fator acumulado hipotético de 1,05 no período de 12 meses do índice contratado
Expected output: Aluguel reajustado R$ 2.100,00 (variação de R$ 100,00, ou 5,00%)

The calculation is a simple multiplication of the current rent by the index's cumulative factor over the 12-month period; the tool fetches that factor from the currently maintained official series for the chosen index, so the actual percentage of each adjustment changes year to year and should never be treated as fixed.

Overdue rent debt with default cured

Input: 3 aluguéis de R$ 2.000,00 vencidos entre maio e agosto de 2026, multa contratual de 10% e juros de 1% ao mês
Expected output: Débito principal R$ 6.000,00, corrigido pelo índice contratado para R$ 6.020,15, mais multa de R$ 602,02 e juros de R$ 180,60 = total de R$ 6.802,77

The 10% penalty applies once to the already-corrected debt, and the contractual default interest applies simply, month by month, on that same corrected amount; the 15-day window to pay this total and avoid eviction counts from being served notice, under Article 62, II of Lei 8.245/1991.

The same rent, two different lease indexes

Input: Aluguel de R$ 2.000,00; contrato A prevê reajuste por fator hipotético de 1,03 (IPCA); contrato B prevê fator hipotético de 1,06 (IGP-M)
Expected output: Contrato A reajusta para R$ 2.060,00; contrato B reajusta para R$ 2.120,00, uma diferença de R$ 60,00 só pela cláusula escolhida

The difference does not come from one index being 'more correct' than the other: it comes entirely from the clause the lease recorded when it was signed, and switching the index afterward, to apply whichever produced the larger increase in a given year, has no support under Lei 8.245/1991.

Full tool FAQ

How often can rent be adjusted?

Once per year (Law 8.245/1991, arts. 18 and 19), on the lease's base date and by the index stated in it. More frequent adjustments are not valid for ordinary residential rentals.

Can IGP-M be replaced by IPCA in the lease?

With deflation, can the rent fall?

Can the tenant contest the applied index?

Where to confirm the official IGP-M?

Is adjustment the same as a rent review?

What is a cure of default and when does it apply?

How many times can a default be cured?

Frequently asked questions

How many times a year can rent be adjusted?

Only once every 12-month period, counted from the lease's anniversary date, under Articles 18 and 19 of Lei 8.245/1991; adjusting more than once within that window, or outside the month matching the anniversary date, breaches the tenancy law regardless of which index is used.

Who chooses the rent adjustment index, the landlord or the law?

The lease contract sets the index, in a clause both landlord and tenant agree to when signing; Lei 8.245/1991 does not mandate a single index, and swapping the contracted index for another that produces a larger adjustment has no legal basis.

What is 'purging the default' on overdue rent?

It is the option, under Article 62, II of Lei 8.245/1991 as amended by Lei 12.112/2009, for the tenant to pay the updated debt, with contractual penalty and interest, within 15 days of being served notice in the eviction lawsuit, avoiding contract termination; this option can only be used once every 24 months.

Are IGP-M and IPCA the only indexes a rental lease can use?

No. IGP-M and IPCA are the most common in practice, along with INPC, but Lei 8.245/1991 does not restrict the choice to those; a lease can adopt another reference, such as IPC-FIPE, as long as the adjustment clause is clear about which series applies.

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Brazil Rent Adjustment Under the Tenancy Law

Brazilian Rent Adjustment: How the Lei 8.245/1991 Calculation Works

The lease clause decides, not whichever index is higher

Articles 18 and 19 of Lei 8.245/1991 allow a single rent adjustment per 12-month period, counted from the lease's anniversary date set in the contract, whether that is the signing date or another date the parties agreed on. The calculator uses the informed adjustment month as its reference and accumulates the index variation over the 12 months immediately before that month, excluding the adjustment month itself, to arrive at the cumulative factor that corrects the current rent; a lease adjusted outside that 12-month window, or more than once within the same period, breaches the law regardless of which index is used.

Lei 8.245/1991 does not impose a single mandatory adjustment index: the calculator accepts IGP-M, IPCA and INPC as officially maintained series kept locally, and also lets the user enter another contractual index manually, such as IPC-FIPE, whenever the lease points to a different reference. The index that actually applies is always whichever one is written into the lease's adjustment clause, never whichever index would produce the highest or lowest increase in a given year; swapping the contracted index for another one just because it turned out more favorable to one of the parties has no support under the tenancy law and can be challenged in court by the disadvantaged party.

The real trap is not the annual adjustment itself, but what happens when the tenant falls behind on payment: Article 62, II of Lei 8.245/1991, as amended by Lei 12.112/2009, lets the tenant avoid contract termination by paying the updated debt, with contractual penalty and default interest, within 15 days counted from being served notice in the eviction lawsuit. This option, known as purging the default, can only be used once every 24 months by the same tenant; a tenant who already used it within that window no longer has that automatic right in the next lawsuit, even if they could pay the full debt within the 15-day window.

Two calculations, two different situations

Annual adjustment with a hypothetical 5% factor

Input: Aluguel atual de R$ 2.000,00, fator acumulado hipotético de 1,05 no período de 12 meses do índice contratado
Expected output: Aluguel reajustado R$ 2.100,00 (variação de R$ 100,00, ou 5,00%)

Overdue rent debt with default cured

Input: 3 aluguéis de R$ 2.000,00 vencidos entre maio e agosto de 2026, multa contratual de 10% e juros de 1% ao mês
Expected output: Débito principal R$ 6.000,00, corrigido pelo índice contratado para R$ 6.020,15, mais multa de R$ 602,02 e juros de R$ 180,60 = total de R$ 6.802,77

The same rent, two different lease indexes

Input: Aluguel de R$ 2.000,00; contrato A prevê reajuste por fator hipotético de 1,03 (IPCA); contrato B prevê fator hipotético de 1,06 (IGP-M)
Expected output: Contrato A reajusta para R$ 2.060,00; contrato B reajusta para R$ 2.120,00, uma diferença de R$ 60,00 só pela cláusula escolhida

Full tool FAQ

How often can rent be adjusted?

Once per year (Law 8.245/1991, arts. 18 and 19), on the lease's base date and by the index stated in it. More frequent adjustments are not valid for ordinary residential rentals.

Can IGP-M be replaced by IPCA in the lease?

With deflation, can the rent fall?

Can the tenant contest the applied index?

Where to confirm the official IGP-M?

Is adjustment the same as a rent review?

What is a cure of default and when does it apply?

How many times can a default be cured?

Frequently asked questions