Sunday, December 09, 2007

Changes to InCI philosophy of action

It has come to my attention that InCI has not only changed those persons in charge of the Department which overrules the activities of real estate agencies and listers, known as empresas de mediação imobiliária and angariadores imobiliários; It has also changed the way it reads the letter of the DL 211/2004 and hence is seeking out those companies that help their clients or interessados in their morgages.

Naturally, it is not something that I can comment, except that I feel it necessary to reincforce what the association APEMIP is doing in this regard.

APEMIP is the means at hand that can help real estate agencies defend themselves in this arena.

More can and should be said on this matter.

Wednesday, September 19, 2007

the real estate community in the Algarve

On 31/03/07, Daniel Silva <> wrote:

If you were to choose to help the real estate community in the Algarve - And yourself - how would you go about it?

- IMOPPI-wise ...

Answers appreciated.

Daniel Silva
Seguimento | Follow Up (Portuguese)
Claroline Official Campus


On 4/1/07, Jenny Dackombe wrote:
Dear Daniel
It still seems difficult for estrangeiros to obtain further development for the 6 credits in languages other than Portuguese. APEMIP's reply to this is that foreigners should learn Portuguese, but it takes many years to be proficient up to a legal jargon level. APEMIP are fantastic in that they offer, free of charge, classroom training and invite all members to take part, but how effective is this for the likes of me?
Kind regards


Dear Jenny,

Thank you for replying.

I am posting this up in both the Initial Training and the Follow Up Campuses, as I think it necessary for people to be aware of what is out there and can be taken advantage of - Such as APEMIP's good efforts for the good of the industry.

Learning Portuguese is an asset all should in time try to achieve.

REP - Real Estate Practice & Networking has a different angle to it, because Portugal and especially the Algarve is becoming multicultural, like most of the Western World; Also, the segments of the market which are operational are those that have northern Europeans as their main client-basis.

I believe that neither position (Foreign imperialism and national isolationism) make good business: The Portuguese institutions should embrace multiculturalism; Foreign business-persons should come down from their pedestals and see the Portuguese real estate business for what it is.

Only this way can there be a place for all to do business, better business. Closing up is not the true nature of real estate.

What do you and others think? Opinions are very welcome.



This is 2007 and Portugal is part of the european union, so I think one of the obligations of portugal is to set the rules in a language which everybody understands ...and that is ofcourse english. If you want to do business with foreigners and you want that they follow your rules, put it in a language they do understand...give portugese people free english courses, the same what they do for foreigners to learn portugese...

That doesn't take away the obligation for foreigners to learn to speak the language of the country they are living in. The communication works both ways..



Thank you, Peggy.

In truth, I see that the way to operate a change in mentality comes from a group, platform or entity that brings together a large majority of foreign and national professionals such as mediadores and angariadores imobiliários.

These professionals have an extra obligation to show their clients that they make that extra effort to deliver a better service.

By learning Portuguese and English, and also demanding exams be in either language, these 2 steps would be a clear step forward.


Is this what we are looking for?? or am i barking up the wrong tree??!!!


A taxa para os imóveis pertencentes a entidades residentes em "paraísos fiscais", de acordo com a lista aprovada pelo Ministro das Finanças, é sempre 1%, independentemente de se tratar de um prédio rústico ou urbano e do concelho onde se situe.


  • 8% para quaisquer imóveis, desde que sejam adquiridos por entidades residentes nos territórios constantes da lista de paraísos fiscais, aprovada pelo Ministério das Finanças.

  • ---

    Yes, I believe it is. Depends where you found it.
    I posted it some 2 months ago.


    It came from the Millenium BCP site in Documents, but dated August last year. Touchelle


    Check Campus. It's thereon it and I posted it some 2 months ago...


    regarding ficha técnica da habitação, what does fogo refer to? ie área útil fogo.


    Good for you! You are jumping ahead of time as I shall be explaining tomorrow what this menas.

    In general, it is a term used in construction, development and engineerng circles to describe a unit, which may represent an apartment, or house or even a shop space.

    area bruta dependentes


    Did you say that the 'area bruta dependentes' (Ab) to calculate the VPT was a garage or area you don't use to live in? Because I was trying to calculate my VPT on SIGIMI and I don't have an area like that, but it wouldn't allow me to calculate without it.



    The answer is yes. I am not looking at it at the moment, but I dare say if you were to put "0" (zero) that would sort it out.

    Thanks for participating.


    Yes thank you, that worked.

    How do you find out what these would be?

    Moradia unifamiliar (0,00 a 0,20)
    Estado deficiente de conservação (0,00 a 0,10)
    Qualidade construtiva (0,00 a 0,15)
    Localização excepcional (0,00 a 0,10


    There is a subjective evaluation of these values which depends on both you and the "perito-avaliador" nominated by the Serviço de Finanças.

    • If you are sure about them, these values will coincide with that of the tax return office.
    • If you are, but they do not, it can be disputed by you with them at the Tax Return Office, by taking your chartered Surveyer with you and sitting down them at that office , going through how numbers were reached.

    exersise comp. ang and med

    Q2 .. in the introduction you gave us it states if your an architect you can become both med or ang. In the learning path comp it doesn't. Which is correct?


    This is one of my pet questions.

    It has to do with the concepts of "actividade", "exercer", etc.

    Please bring it up in class as it is rather important to get this across.

    Do have a look round in forum as it was answered before.


    Do I have to translate curso preparacao para exame de capacidade profissional or just read it?



    The main objective is for you to prepare your own vocabulary system which can allow you to understand the whole scope of jargon used and the concepts and cultural walls that surround the theme.

    How you manage to do this, by reading or translating, is really your call.



    Actos e Contratos

    There are 2 items that I would like you to explain from this chapter.

    1. In Uso e Habitacao it says:

    a faculdade de certa coisa alheia ser servida e dai serem colhidos os seus frutos, na mediada das necessidades quer do titular quer de sua familia?

    What does that mean?

    2. With regard to the regime do arrendamento rural it is explained that a licenca de utilicazao must have been issued, "mediante vistoria realizada menos de oito anos antes da celebracao do contrato. (8 years???)

    And, if not stated differently, o prazo de arrendamento urbano e de 6 meses. But minimum is 5 years and max. 30 years???



    Here goes:

    1. In Uso e Habitacao it says:

    a faculdade de certa coisa alheia ser servida e dai serem colhidos os seus frutos, na mediada das necessidades quer do titular quer de sua familia?

    This means that, derived from the Portuguese Constitution, if one alocates a home/house/place, as one's fiscal residence PLUS that we are a family unit there, this constitutes a HIGHER value.

    Remember that Portugal advocates the family (Remember why abortion is still a crime) above all else.

    Thus "USO E HABITAÇÃO" is evoked through urban rental contracts or simple take over. There a situation in your area I know of, with a Dutch guy, where he toils with this to someone's pain and anger...

    2. With regard to the regime do arrendamento rural it is explained that a licenca de utilicazao must have been issued, "mediante vistoria realizada menos de oito anos antes da celebracao do contrato. (8 years???)

    And, if not stated differently, o e de 6 meses. But minimum is 5 years and max. 30 years???

    You are wrong, as it is not "rural" but "urbano" the reantal situation and law.

    You are crossing different laws and messing it up:

    a) All urban licenses have a life-span of 8 years;

    b) The "prazo de arrendamento urbano " is minime 5 years to be legal. If you stipulate a lesser time, it falls into 6 months (which has nothing to do with real estate contracts, by the way), but alas, what you get is an irrevocable contract that will last eternity and more!...

    c) All "locação" (rental, letting and leasing) contracts cannot excedent 30 years.




    Test 4 Question 13

    Has the number now changed from 81.600 to 104.375

    Exemption of IMT ?




    This has to do with the different taxation in mainland Portugal and the autonomous regions of Madeira and Azores.

    Gestor Financeiro

    Angriador vs Mediador Test Question 10 ; Why can a Gestor Financeiro be " Ambos " when in the Bible statets clear that he can be only a Angriador ? Thanks Rita


    As explained in the classroom, the issue does not have to do with being dispensed from doing the exam, as then as you rightly put it it would make such a person obliged only to follow angariação, but rather that such a person has more than enough qualifications to be able to do one or the other. Hence "both".

    OS 4 pergunta 10

    We thought that there is no obligation to go to the notary for a promissory contract. Where do we think wrong? Or do we read it wrong?

    Marijke and Hermy


    This is a topic we discussed very thoroughly in class. Remember the use of the Maslow piramid?...

    OS 4 pergunta 4

    A identidade de cada predio is C, while we read in the dicionario de habitacao that the caderneta predial is the bilhete de identidade do imovel, so why not A?

    Marijke and Hermy


    That is a very good question to put:

    - The dictionary you looked at belongs to a bank. their reasoning is that the caderneta translates the cadastro of the property which contains the same up-to-date facts of a property such as placement and ownership, plus taxable value of the "imóvel".

    - But in reality it does not identity such things as onuses and charges and servidões prediais and other events which may be relevant to the transmission of a property.

    That is why the final act in a sale (transmission), it's perfection, is the enrolment of such an act at the land registry.

    Also, like all our marital and civil events are registered at the Civil Registry, and thus we have an ID Card, likewise, all the events a property goes through are only registered at the Land Registry and the Certidão de Teor Predial is the ID document of that property.

    And hence, one should consider "C" to be correct. But be aware of the how the issue is put, because the Fiscal (Taxable) ID is made through the Caderneta, or even the proof of payment of IMT...

    Pergunta 7 OS 3

    Please explain that the answer is A instead of B. We know that someone must fall in love to become interessado, but did not know that they have to be buyers/tenants etc.

    Hermy and Marijke


    "Concretiza" means they fulfill, put into practice...

    "Interessou-se" means they showed interest, but does not imply they went ahead with the deal...

    It has simply to do with concepts and how mediação imobiliária is seen by IMOPPI.

    If you were working with British properties, then the intention would be good enough and it would up to the 2 lawyers or solicitors envolved to make sure the deal went through; Your role would be only that of intentions; And your commission also would only ca. 2% ...

    Pergunta 8 OS 3

    Are people obliged by law to insure their properties multi-risco?

    Ofcourse we advice it. Where can we find these obligations?

    Hermy and Marijke


    Until 1997 (If my memory is correct) it was the simple fire insurance.

    Since then the "Seguro Multi-Risco." has become mandatory as there are several different causes that were not foreseen in the previous system which had reprocussions mainly in court, eg. damages caused in common areas in Condos...

    Hence it is the mandatory insurance for nationals and residents. Non-residents also, but it seems in the Algarve is has not been so.

    Again, insurances are a subject in Despacho 707, but have not been brought out in exams. I bring it into the limelight because this a sure topic if this were to happen...

    Pergunta 9 OS 3

    Dear Daniel,

    We are so sure about product, price, place and promotion, which is answer C.

    Localizacao could be something we misunderstand in Portuguese, but in our dictionary it implies the same as location. Which is Place.

    Please explain.


    "Produto, Preço, Distribuição e Comunicação." - is the correct answer.

    There 2 aspects to bear in mind:

    a) Translation and adaptation. Marketing geeks in Portugal have adopted such a lexicus. Full stop.

    b) This is NOT a syllabus active in IMOPPI exams, but I have kept this in focuse since 2004 as it is a subject refernced in Despacho 707.

    Hence there is not much to be said about this.

    pergunta 13 OS 2

    In this test the answer is A. What is the important "declaracao expressa"? Please explain why this is the right answer and not c.

    Hermy and Marijke


    HI Marijke & hermy,

    Thank God you are questioning things! Good for you!

    By "Declaração expressa" it is meant that the "acção" (action) is made explicite.

    Eg., your lawyer when he/she writes the "averbamento" or "inscrição" explains why he/she is adding the promissory contract to the "ficha" of the property at the Land Registry.

    One thing is to simply ad the contract, the other is to say why.

    This means, again for eg., that you vendor is moving out of your sale into selling to someone else, despite the fact he/she/they have signed a promissory. Hence, you want to defend your sale and make this EXTREME action to clearly stop that vendor from damaging your client (or interessado) and your own business.

    1st OS pergunta 12

    Despite of what you have explained to us last Monday, that a agravamento always is 50%, we find that the answer in this test requires 20%. Please explain!

    Hermy & Marijke


    Please refer to the "Bible", namely the Portaria 1328/2004 (Which fixs the fees to be paid) on page 34/38 which stays the following (I have painted the relevant info): (This is on page 35/38)

    1.º Ficam sujeitos ao pagamento de taxas destinadas a cobrir os encargos com a gestão do sistema de ingresso e permanência nas actividades de mediação imobiliária e de angariação imobiliária, bem como com a sua fiscalização, os seguintes procedimentos:

    a) Licenciamento para o exercício da actividade de mediação imobiliária;

    b) Inscrição para a actividade de angariação imobiliária;

    c) Revalidação da licença;

    d) Revalidação da inscrição;

    e) Registo de alteração de sede e de denominação social de empresa de mediação imobiliária;

    f) Registo de alteração de firma e domicílio de angariador imobiliário;

    g) Registo de abertura de estabelecimentos;

    h) Emissão de licença em segunda via;

    i) Emissão de cartão de identificação de administrador, gerente ou director de empresa de

    mediação em segunda via;

    j) Emissão de cartão de identificação de angariador imobiliário em segunda via;

    l) Emissão de certidões;

    m) Inscrição em exame de capacidade profissional.

    2.º A taxa devida pelo licenciamento e pela revalidação das licenças tem por valor três vezes o índice 100 da escala salarial das carreiras de regime geral do sistema retributivo da função pública em vigor à data em que a taxa se mostrar devida, doravante designado por índice 100.

    3.º A taxa devida pela inscrição e pela revalidação da inscrição tem por valor o índice 100.

    4.º A taxa devida pelo procedimento previsto na alínea e) do artigo 1.º tem por valor 50% do índice 100.

    5.º A taxa devida pelo procedimento previsto na alínea f) do artigo 1.º tem por valor 20% do índice 100.

    10.º O agravamento das taxas previsto no n.º 4 do artigo 9.º, no n.º 7 do artigo 10.º, no n.º 4 do artigo 28.º e no n.º 7 do artigo 29.º do Decreto-Lei n.º 211/2004, de 20 de Agosto, é de 50% do valor da taxa devida.

    11.º O agravamento das taxas previsto no n.º 5 do artigo 10.º do citado diploma é de 50% do índice 100.

    12.º O agravamento das taxas previsto no n.º 5 do artigo 29.º (Revalidação da inscrição) do citado diploma é de 20% do índice 100.

    Here is what DL 211/2004, n.º 5 do artigo 29.º (Revalidação da inscrição) says:

    5 — O pedido de revalidação efectuado após o prazo estabelecido no n.º 1 do presente artigo e até à data do termo de validade da inscrição implica um agravamento da respectiva taxa, estabelecido pela portaria referida no n.º 2 do artigo 36.º

    Thus, I still maintain what I said in class, as it is the general rule 50%. But in this particular case, as IMOPPI considers and coreectly that the Angariador deserves less "punishment", it applies 20%

    Teste sobre 5 modulos

    Question 15; Please explain. Why "excluido objecto social " I thought a real estate company can do oher business . So why not the toher answer " incluido objecto social "

    Question 6; Why nao ???

    Question 10, Please explain

    Thank you Daniel


    Question 6; Why nao ???

    Because, although the Decreto-Lei 49/2004 prohibites anyone but Lawyers and Solicitores to produce contracts (Except the person interested him/herself), as a service realtors cannot make contracts.

    That is one point.

    But you have to look at the possible 4 answers in view of the issue, then even minutes are out of limits, and hence "Não" is the best answer in context.

    Question 10, Please explain

    This is an old law, whereby the purpose is to safeguard the agricultural activity and disallow the breaking up of such units into an uneconomical venture which only serves an individual family unit but has no impact on agricultural revenue.

    Since then, it has been kept.

    That unit varies depending where you are located (Alentejo, Minho, eg), but has this purpose, plus has help townhalls and CCDRs regulate construction in rural or rustic areas...

    Question 15; Please explain. Why "excluido objecto social " I thought a real estate company can do oher business . So why not the toher answer " incluido objecto social "

    EMIs (Empresas de Mediação Imobiliária) are also limited, as are Ais, to 2 objects (of economical activity) Mediação Imobiliária and Admisnistraçao de Imóveis por conta de outrém.

    The Dl 211/2004 law gave one year, in a some informal way, for companies to adapt their formal purpose (objects) at the Registo Comercial.

    In fact, that dated refered to was just posted on the IMOPPI site and does not stand in any of the laws of portarias...

    The idea was to allow, contrary for eg to the offshore dilema, for a time, a period of adaption - Which is correct.

    Besides, although the EMIs can only do those 2 things, tha partners can have as many comapnies as they wish in any or all activities.

    You see, the EMI and the partners are not legally the same person (pessoa jurídica) .

    Dispensation (of exam)

    s the Architekt dispensed ( Test ) of both, Mediacao and Angriacao ?

    It is the 3 Test online and the second question!

    I one of the test I did online it was valid wrong when I put " ambos " there like in the Paperwork we have. Thanks Rita


    Here is the issue and its explanation:

    Sou arquitecto.

    Como profissional que sou, posso tornar-me:

    - Angariador

    - Mediador

    - Ambos

    - Nenhum deles.

    The issue here is a linguistical one.

    Notice the use of the verb SER.

    By stating that I AM an Architect and that I AM a professional, this implies that I am active in my profession.

    The activity of Angariação Imobiliária is an exclusive and completely personal one, which closing in on the individual and disallows such a person to do anything else but angariação Imobiliária.

    Where as, although the activity of the EMI is exclusive, I may become a mediador as the law does not close or even constrict this activity in itself, but allows the freedom to have a EMI company (Thus as a silent partner, managing partner or simply as manager) and still permite such a person to practice in a separate “pessoa juridical” architecture, law, etc.

    Hence, if I practice architecture, I can (only) be a mediador …

    If, on the other hand, it was written as follows:

    Formei-me em Arquitectura.

    Tirei este curso, e por isso, posso tornar-me: (...)

    Then the answer would be AMBOS.

    The amount of detail required to learn

    Is it absolutely necessary to know all the law, portario and disposto numbers and sub-numbers I am coming across.Will we be examined on those ?



    Hi Amelia,

    The syllabus is designed to help you absorve and UNDERSTAND what is required by IMOPPI as "Initial Training".

    This means that the texts are made simpler and directed to each subject as we go in the direction of the Full Legal Regime:

    - The Empresa de Mediação Imobiliária (And the Mediador) versus the Angariador;

    - Real Estate Ethics

    IMOPPI wants you to prove you know who you are as professional, what the other professional (May it be the EMI or the AI are; Your relationship towards the final consumer (Cliente and Interessado) and towards IMOPPI and the State.

    These 3 modules will account for some 60% of the questions asked in the exam.



    It is necessary to know which are the laws "names": Decreto-Lei 211/2004, etc.

    But it is far more important to understand the issues and technical matters at hand and drive them through common sense and the particular realm of each question and 4 answers - To succeed in the exam.

    Questions Module 4


    We didn't have time last night but i had a some small questions about items in module four. Most off them is just to see if i am translating it right. SO if anybody could has some answers that would be nice. I copied the tekst out of the module where i have questions.


    Servidões Prediais

    Trata-se de um direito de gozo sobre coisa alheia, como o conceito de “casa de morada” nos

    arrendamentos urbanos, em que um proprietário de um prédio – tido como coisa ou imóvel - tem o direito

    de se aproveitar das utilidades de prédio alheio, em benefício do aproveitamento das utilidades do

    primeiro. É caso típico o direito de passagem em terrenos alheios ou o uso da águas das ribeiras.

    Does this mean you can use the grounds / water without owning it and what is the relation then to Usufruto

    Habitação Periódica is this the right you use when you are going for arrendamento

    O Direito Real de Habitação Periódica (DRHP), é o direito de um titular, através de um acto de compra,

    usufruir de determinada unidade de alojamento, em empreendimento turístico estabelecido, durante um

    certo período de tempo de cada ano.

    O Direito Real de Habitação Periódica pode incidir sobre os seguintes tipos de empreendimentos


    - Hotéis-Apartamentos

    - Aldeamentos Turísticos

    - Apartamentos Turísticos

    No que diz respeito à duração, o DRHP, na falta de indicação em contrário, é perpétuo. No entanto, podelhe

    ser fixado um prazo não inferior a 15 anos.So you can rent only for 15 years and no longer the same house?

    O período anual a usufruir pelos titulares de DRHP pode variar entre 7 e 30 dias seguidos. Este período

    de tempo deve ter a mesma duração para todos os titulares de DRHP do empreendimento turístico.

    As unidades de alojamento exploradas em regime de DRHP são consideradas, para qualquer efeito,

    afectas à exploração turística.

    Existem algumas condições para se poder explorar os empreendimentos acima referidos em DRHP,

    sendo as principais:

    - As unidades de alojamento devem ser independentes e com saída para zonas comuns do

    empreendimento ou para a via pública.

    - Sobre 30% das unidades de alojamento afectas à exploração turística não pode ser constituído

    DRHP.Does this mean that in any appartment building up to 70% can be rented out the rest has to be permanent living, if yes who decides who can rent out and who not


    É uma figura jurídica que confere ao credor o direito à satisfação do seu crédito, com preferência

    sobre os demais credores, pelo valor de certa coisa móvel, ou pelo valor de créditos ou outros

    direitos não susceptíveis de hipoteca pertencentes ao devedor ou a terceiro.


    É a apreensão judicial de bens.

    Privilégios Creditórios Does this mean that who ever has a claim to the property the state always comes first and afterwards the bank etc?

    É a faculdade em atenção ao crédito que é concedido a certos credores, mesmo sem haver registo

    efectuado sobre o bem imóvel, de serem pagos com preferência a outros. Trata-se do caso do Estado e

    das Autarquias, nos casos como a falta de pagamento dos IMI e IMT.

    Princípio da igualdade

    Consiste em tratar por igual o que é essencialmente igual, e diferentemente o que

    essencialmente for diferente. Does this translate into everybody has to be treated the same so when buying the same houses they should have the same terms and conditions

    Princípio da liberdade contratual

    É o princípio segundo o qual as partes, dentro dos limites legalmente impostos, são livres de

    celebrar contratos mesmo que não previstos na lei e de neles estabelecerem as cláusulas que

    entenderem. Does this translate into, you can make any contract you like as long as the contents are within the law?


    Ónus ou Encargos what does this mean?


    Trata-se de uma responsabilidade as empresa ter e dar conhecimento a quem vai adquirir.


    Tema de formação específica.

    Cessação (dos efeitos do negócio jurídico) What is the loose translation of the part below. I know it has to do with ending

    A distinção destes efeitos poderá ser total ou parcial. Quanto à causa da cessação podemos

    distinguir entre a cessação normal e a cessação anormal. A primeira ocorre quando o

    cumprimento do contrato foi normal. Em todos os outros casos a cessação dos efeitos resulta de

    factores estranhos ao cumprimento do negócio e designa-se então por anormal. Nestes casos

    usa-se a expressão de resolução ("lato sensu") ou de ineficácia superveniente.

    É a faculdade de uma das partes transmitir a terceiro a sua posição contratual, desde que o outro

    contraente, antes ou depois da celebração do contrato, consinta na transmissão.

    a) A identificação das características do bem imóvel que constitui objecto material do contrato,

    com especificação de todos os ónus e encargos que sobre ele recaiam;

    b) A identificação do negócio visado pelo exercício de mediação; Does this mean you have to have fisically seen the property?

    c) As condições de remuneração, nomeadamente montante ou percentagem e forma de

    pagamento, com indicação da taxa de IVA aplicável;

    d) A identificação do seguro de responsabilidade civil previsto na alínea e) do n.º 1 do artigo 6.º,

    nomeadamente indicação da apólice, capital contratado e entidade seguradora através da

    qual foi celebrado.



    You did good in pointing these out in the Forum.

    Here are my answers:

    Privilégios Creditórios Does this mean that who ever has a claim to the property the state always comes first and afterwards the bank etc?

    Yes. When it is proven that there is a higher effect, such as lack of payment to the State, it can bypass registration and with a simple court order or it's own internal declaration (eg. Tax Return Office) act upon the property.

    Princípio da igualdade Does this translate into everybody has to be treated the same so when buying the same houses they should have the same terms and conditions

    It is a wider concept than this. It is the basis for balance in society, that equality or difference must be proven to be accepted.

    Princípio da liberdade contratual Does this translate into, you can make any contract you like as long as the contents are within the law?

    It means that the structure and procedures of the contratual relationship must be set within the parametres of the Law, but as long as the parties agree (meaning are fully understood and accepted and ultimately balanced) , they can do contracts not foreseen in the law itself.

    Habitação Periódica is this the right you use when you are going for arrendamento

    No. It is the right that someone who buys a property in a determined turistic development to use/enjoy it for a certain period of time each year.

    If not stated otherwise, this right is perpetual. It can nevertheless be fixed for a period of 15 years.

    The 30% means that the turistic developer must hold full ownership of those fractions (apartments or townhouses) that constitute 30% and cannot sell this DRHP property right. It is so that the concept of turistic development holds on over time, and the developer stays in that business because that was the aim of approving such a development in the first place. Eg. Maragota, Vilasol.

    Servidões Prediais Does this mean you can use the grounds / water without owning it and what is the relation then to Usufruto

    It is a property right where you are allowed to use/enjoy THE UTILITIES of someone else's property that BENEFIT the utilities of your own.

    Ónus ou Encargos what does this mean?

    It means an impediment such as a guaranty like a morgage over it, OR, charges such as condominium charges or even IMI. Ónus you can say in intrinsic to the property where as encargo is external.

    Cessação (dos efeitos do negócio jurídico) What is the loose translation of the part below. I know it has to do with ending

    It means the effects can be partial or complete. The cause of Cessação means one can finish because some normal acton such as making the deed or finding a buyer ends it's purpose; Or because the buyer cannot present enough money to buy, or the vendor is not happy with your services. Something along these lines. Hence it is abnormal and called ("lato sensu") and held as ineffective.

    b) A identificação do negócio visado pelo exercício de mediação; Does this mean you have to have fisically seen the property?

    No. It means that it should stated clearly for what purpose a company is hired; To sell, rent, etc

    On On

    Questions Module 7

    And the last questions for today about number 7.

    Imóveis objectos de projectos de preservação do património imobiliário tradicional – Poderão

    ficar isentos pelo período de 2 anos a contar da data de emissão da respectiva licença; Does this translate into: after you bought a tradicional place and you retsore it and then after you get your license you don’t have to pay Imi for two years?

    What happens if you buy a very old house with no license you than pay rustic IMI.

    A aquisição de prédios urbanos destinados à reabilitação urbanística – Poderão ficar isentos

    desde que as respectivas obras tenham início no período de 2 anos a contar da data de

    aquisição do imóvel. Does this translate into. If you buy urban ground which hasn’t been built on and you are planning to built on it for habitation purposes you get exempt for two years( on rustic IMI or urban IMI), we also talked about you could even get it for 4 years, which rules apply to get 4 years( question with guy and sons setting up a strawberry farm)

    CV – relates to age and varies between 0,35 and 1, in function of the number of passed years

    since the date of issue of the usage license or the conclusion of the construction.

    The result should be rounded off to the nearest € 10,00. Therefore if the value is 195,327.65

    euros, the “Valor Patrimonial Tributário” will be fixed at 195.330 euros.

    Once concluded the evaluation and settled the patrimonial value of the property, the proprietors

    or the heads of finances that do not agree to the gotten value they can after require one second

    evaluation in the stated period of 30 days the notification of the first one of the two. This rule will

    be able to generate some difficulties to the proprietors of the property, case the heads of finances

    is notified first.

    The result of the second evaluation can be refuted in the courts tributaries, on the basis of any

    illegality, or error in the quantification of the value or the application of the parts of the formula.

    It is mentioned that the “Valor Patrimonial Tributário” of the leasehold building will have as has

    limited the value of the annual income multiplied by determined coefficient, to define in the

    maximum of 15. What does this mean I don’t get it even in english

    No que respeita aos imóveis arrendados até 31 de Dezembro de 2001 e atendendo à limitação das

    rendas, a actualização do valor patrimonial é efectuada através da capitalização da renda anual, de forma

    a que o imposto não exceda, em média, 8% da renda recebida.Does this translate into that the increase to the actual value may never be higher than 8% of you income you earn by renting out

    Imposto Municipal sobre Transmissões Onerosas de Imóveis (IMT)

    O IMT veio substituir a Sisa, entrando em vigor no dia 1 de Janeiro de 2004. Ao nível da incidência o IMT

    continua a considerar a transmissão onerosa do direito de propriedade ou de figuras parcelares

    deste direito (uso e habitação, direito de superfície, usufruto, entre outros) sobre bens imóveis.

    Considerando, no entanto, a forte componente de evasão fiscal que caracterizava o imposto anterior

    entendeu o legislador consagrar nas normas de sujeição ao Código do IMT 2 novas figuras sujeitas ao


    Procurações Irrevogáveis

    Cessões de posição contratual em contratos de promessa de compra e venda de bens imóveis. IS this the question in one of the test where the lady takes the place of the son and if she back out she still has to pay IMT?

    Contratos de Promessa de Aquisição de imóveis

    O novo Código acrescenta 2 novos factores geradores de pagamento de imposto:

    A menção no contrato, ou em documento à parte, que o promitente comprador pode ceder a sua

    posição contratual e a cessão da posição contratual do promitente - comprador a um terceiro.

    Em ambos os casos é considerado que há transmissão sujeita ao IMT.. Doe sthis translate into: if the buyer after having signed a promess contract but decides not to do the deed he still has to pay IMT

    Questions Module 5

    ust 4 questions

    Imóveis Não Abrangidos

    (DL 68/2004, Capítulo I – Artigo 2.º)

    Todos os prédios urbanos destinados à habitação construídos antes da entrada em vigor Regulamento

    Geral das Edificações Urbanas, aprovado pelo Decreto-Lei n.º 38382, de 7 de Agosto de 1951.

    Todos os prédios urbanos destinados à habitação que já estejam construídos e ao quais tenha sido

    emitida a respectiva licença de utilização antes da entrada em vigor deste Diploma, a 30 de Março de


    The points above mention two dates where you don’t have to have a FTH.What is the difference and why make difference and not just say all before 30-3-2004 doesn’t need?

    Sanções Acessórias

    Dependendo da gravidade da infracção, podem ser aplicadas as seguintes sanções acessórias:

    Apreensão de objectos utilizados na prática das contra-ordenações; Encerramento temporário das

    instalações ou estabelecimentos onde se verifique o exercício da actividade; Interdição do exercício da


    Nestes dois últimos as sanção tem uma duração máxima de dois anos, contados a partir da decisão

    condenatória definitiva. Does this mean if the builder makes mistakes in the FTH he can get a suspension of his licence for a maximum of two years.

    Fiscalidade e Instrução de Processos

    (DL 68/2004, Capítulo IV – Artigo 15.º)

    Cabe ao Instituto do Consumidor fiscalizar e instruir os processos por contra-ordenação em matéria de

    publicidade. E compete à Comissão de Aplicação de Coimas em Matéria Económica e de Publicidade

    aplicar as coimas e demais sanções.

    Cabe ao Instituto de Mercados e Obra Públicas e Particulares MOPPI inspeccionar, fiscalizar e instruir os

    respectivos processos por contra-ordenação, sempre que se verifique que há:

    - Informações incorrectas na ficha sobre os imóveis

    - Falta de organização em arquivo das fichas

    - Uma incorrecta divulgação de imóveis

    E ao seu presidente aplicar as respectivas coimas e demais sanções.

    Does this translate into: E compete à Comissão de Aplicação de Coimas em Matéria Económica e de Publicidade this commisoon hands out the fines when they make mistakes which are mention above?

    Cabe à Câmara Municipal inspeccionar, fiscalizar e instruir os respectivos processos por contraordenação

    quando se verifique que não foi depositado a tempo de exemplar da ficha na Câmara

    Municipal. E ao seu presidente aplicar as respectivas coimas e demais sanções.Does this translate into: the camera hands out fines when there is no FTH handed over to them?


    I am questioning the answers for 13 and 20 are they right I think not


    I believe that now we have discussioned it,you will agree with me that the whole purpose of those issues are that they may crop up in the exam, as IMOPPI may wish to tend to concepts that relate to construction technics and pathologies, although the whole stress made by them is on the Regime itself.

    These issues are more for us to discuss in class and come to understand the language used and concepts behind them.

    Thank you anyway for pointing these debateable questions.

    Maarten's issues and contribution

    dear daniel,
    please find some questions i do not understand when reading the correct answer.
    test 1 question 6 please explain
    test 3 question 9 please explain
    test 8 question 13, where can i find the information?
    test 8 question 18, where can i find the information?
    test 9 question 8, why is answer d not correct
    test 11 question 6, where can i find the information?
    test 11 question 8, where can i find the information?
    test 11 question 10, where can i find the information?
    test 12 question 9, i do not understand why "ensino secundarion completo" is not enough
    thanks for your help ,

    question 6 please explain
    The answer on the server is wrong.
    There are 2 possible answers due to the interpretation of the
    Portuguese language used:
    a) Answer 2, because the statement after the question implies that both conditions
    must be satisfeied (AI and EMI can both sign respective contracts)
    b) Answer 4, because it is true that only EMI can sign real estate contracts and that
    AI can only sign service contracts with EMI.
    Hence, one has to look at the linguistic twist and see answer 2 is the one you should choose.
    AI vs MI test 3 (ON CAMPUS INDEX)
    question 9 please explain
    The compulsory educational level in Portugal before 1980 was not the 12th grade, but the 9th or
    7.º Ano. Hence answer 3 is correct.
    IMOPPI in this case could resort to demanding that that person prove professional capability as well,
    although in the light of DL 211 and Portarias, this is not stated.
    EXAME 2 test 8 (ON CAMPUS INDEX)
    question 13,
    where can i find the information?
    A atribuição de eficácia real ao contrato – promessa implica:
    By taking up Law at University.
    EXAME 2 test 8 (ON CAMPUS INDEX)
    question 18,
    where can i find the information?
    A designação de "fracção autónoma" utiliza-se quando:
    We discussed this all the way through subjects 4 - 6
    question 8,
    why is answer d not correct
    Qual é a expressão correcta?
    Answer 2 is correct. Look again.
    question 6,
    where can i find the information?
    Como se comprova, para efeitos de isenção do IMI,
    a afectação do prédio à habitação própria e permanente
    do sujeito passivo ou do seu agregado familiar?
    This you find consulting the
    among others such as the one I
    pointed out to Jenny which is also on the forum (bilingual area).

    question 8,
    where can i find the information?
    A D. Maria decidiu ajudar o seu primo António, (...)
    Ibidem, by conclusion.
    question 10,
    where can i find the information?
    O que é uma "matriz predial"?
    Same sources, or otherwise indicated
    EXAME 11 test 13 (ON CAMPUS INDEX)
    question 9, i do not understand why
    "ensino secundarion completo" is not enough
    As is clearly stated in subject 3 (REgime), a técnico must have .... We spoke about this in class.
    He/she must have a degree in relevant course to complete package...

    Requirement of experience and the Blogs

    Jenny: Please refer to the REP Blog on main page of this campus as it contains alot of information, such as the one I have copy & pasted to safe time, concerning the requirement of experience for angariadores (It is an exchange of e-mails between me and IMOPPI on the matter, as there is a discrepancy between DL 211 and Portaria 1326):

    A posse de experiência profissional adequada para os Angariadores Imobiliários


    Exmo. Senhor

    Esclarece-se que, havendo uma discrepância entre o estatuído no Decreto-Lei 211/2004, de 20.08 e na Portaria 1326/2004, de 19.10, prevalece o definido no n.º 3 do artigo 26º do Decreto-Lei 211/2004, de 20.08, isto é, quando a escolaridade mínima obrigatória for inferior a nove anos de escolaridade, deve ainda o interessado fazer prova da posse de três anos de experiência profissional adequada.

    Com os melhores cumprimentos,
    Bruno Oleiro

    -----Mensagem original-----De: Daniel Foster da Silva []Enviada: quarta-feira, 10 de Agosto de 2005 1:56
    Cc: ami@imoppi.ptAssunto:
    Pedido de esclarecimento

    Estimada Dra. Alexandra Ribeiro,

    Com os melhores cumprimentos.

    Venho por este meio solicitar um esclarecimento.

    Verifico que:

    Enquanto que no Artigo 26.º do Decreto-Lei 211/2004, a "inscrição na actividade e sua manutenção" do angariador imobiliário definida na alínea 3 dependem, entre outras coisas, da capacidade profissional sendo que:
    3 - Quando a escolaridade mínima obrigatória for inferior a nove anos de escolaridade, deve ainda o interessado fazer prova da posse de três anos de experiência profissional adequada.
    Por outro, no número 5.º da Portaria 1326/2004, a "capacidade profissional na inscrição na actividade de angariação imobiliária" é definida como:
    1 - Para efeitos de inscrição para o exercício da actividade de angariação imobiliária, a capacidade profissional consiste na posse de escolaridade mínima obrigatória e formação inicial.
    2 - Quando a escolaridade mínima obrigatória for inferior a nove anos de escolaridade, deve ainda o interessado fazer prova da posse de dois anos de experiência profissional, adquirida em empresas de mediação imobiliária ou de outras actividades do sector imobiliário, através do exercício de funções de gerência, administrativas ou na área comercial.

    Gostaria que me pudesse esclarecer desta diferenciação de anos de experiência.

    Desde já agradeço a atenção dispensada.

    Sem outro assunto, subscrevo-me,

    Atentamente seu,
    Daniel Foster da Silva