CNJ moves forward in consolidating Real Estate Electronic Registration System

On June 03, 2025, the Brazilian National Council of Justice (“CNJ”) published Provision No. 195, which aims to advance the agenda of the Real Estate Electronic Registration System (“SREI”).

The new regulation seeks to increase transparency and legal certainty by introducing an innovative approach to the rectification of real estate records through the integration of existing systems, which in turn aims to combat practices such as land grabbing and resolve conflicts involving the delimitation of areas.

To this end, Provision 195 created two systems:

Real Estate Registration Electronic Statistical Inventory (“IERI-e”)

It gathers statistical and registration data on registered properties, indicating the number of georeferenced records, the total area of the districts, certifications in the Land Management System of the National Institute for Colonization and Agrarian Reform (“SIGEF/INCRA”), and public registration and statistical information. It also allows interactive cartographic visualization and data export.

Real Estate Registration Geographic Information System (“SIG-RI”)

A georeferenced platform that allows the visualization and analysis of the national real estate landscape on a map, the detection of overlaps and gaps in ownership, and the generation of technical reports and maps. This system will be integrated with other systems such as SIGEF and the Rural Environmental Registry (“CAR”), allowing qualified technicians to enter data directly into the SIG-RI.

It is worth highlighting that Provision 195 also provides for the georeferencing of urban properties, which, in principle, will not be mandatory for all properties of this type, but creates an opportunity for interested parties to carry out this type of measurement. The georeferencing of urban properties remains mandatory only for properties undergoing urban land regularization (“Reurb”), under Law No. 13,465/2017, which establishes that the land regularization project must include, at the very least, a planialtimetric and registration survey of the property, with georeferencing. However, integrating the systems, combined with using the map as a research tool, could encourage georeferencing for describing urban properties, especially in cases where there is potential for doubt regarding the property’s metes and bounds.

In addition, Provision 195 also standardized procedures for sanitation and rectification in the real estate registry, including the possibility of:

• restoring and supplying lost or damaged records;
• mandatory annotations for correcting personal data, property description, compulsory registrations and rectification of the area; and
• handling overlapping areas, duplicate registrations, georeferencing errors and registrations in non-authorized offices.

In addition, the registry self-administration procedure was introduced to resolve conflicts between registries, offering the possibility of mediation and referral to the general registrar. This will add value to the officers’ mediation and aim to prevent actions such as demarcation. This procedure will allow the real estate registry officer to resolve irregular registrations and annotations ex officio and through administrative channels, without legal action, ensuring legal certainty, agility and registry continuity.

In this case, the registrar will file a registry self-administration incident, recording the opening term in order to ensure registry priority, and will draw up a report on the irregularity identified. The parties will be notified, receive a copy of the report and the applicable documents, and have 15 days to reply. If the parties fail to object within the legal time limit, they will be presumed to have agreed to the terms of the report drawn up by the registrar, who will be authorized to rectify the registration.

In the event of an objection, a period will be allowed for a reply and counter-claims. If the parties fail to reach an agreement, a conciliation and mediation session will be scheduled within 15 days, preferably electronically. If no agreement is reached, the registrar will draw up a final report and submit it to the general registrar.

The measures introduced by Provision 195 are important in consolidating the SREI, a project initiated with Law No. 14,382/2022, which aims to centralize and standardize access to registry information through a single digital platform, allowing electronic registration, public data consultation, and the secure exchange of documents.

This structure strengthens transparency, legal certainty and the efficiency of extrajudicial services while contributing to fraud prevention, reducing land conflicts and increasing control over real estate in Brazil.

Demarest’s Real Estate team is available to provide any further clarifications that may be necessary.