A Quarta Turma do Superior Tribunal de Justiça (STJ) decidiu, por unanimidade, que a usucapião familiar não pode ser reconhecida quando o imóvel urbano possui área total superior a 250 m² — ainda que o pedido recaia apenas sobre uma fração do bem.
Você mora há anos na casa que dividia com o ex-cônjuge ou ex-companheiro? Então este artigo foi feito para você. A usucapião familiar é um dos institutos mais importantes do direito imobiliário para quem permaneceu no lar após o fim de um relacionamento. Mas uma decisão recente do STJ trouxe um esclarecimento essencial sobre os limites dessa regra — e pode impactar diretamente quem mora em imóveis maiores.
O que é a usucapião familiar?
Criada pela Lei nº 12.424/2011, a usucapião familiar está prevista no artigo 1.240-A do Código Civil. Na prática, ela permite que aquele que ficou morando no imóvel após o abandono do lar pelo ex-cônjuge ou ex-companheiro adquira a propriedade da parte que pertencia a quem saiu.
Os requisitos são objetivos:
O imóvel deve ser urbano, com área de até 250 m²;
A posse deve durar 2 anos, de forma ininterrupta e sem oposição;
O ocupante não pode ser proprietário de outro imóvel urbano ou rural.
A ideia do legislador foi proteger quem, após o fim do casamento, permaneceu no lar — muitas vezes com os filhos — enquanto o outro cônjuge simplesmente foi embora.
O que o STJ decidiu?
No caso analisado pela Quarta Turma, uma mulher buscava adquirir, por usucapião familiar, parte de um imóvel de 360 m² onde residia desde o fim do casamento. Ela alegava exercer posse exclusiva sobre uma fração de 250 m² do imóvel, sem objeção do ex-cônjuge.
O Tribunal de Justiça de Minas Gerais (TJMG) negou o pedido, entendendo que o limite legal se refere à metragem total do terreno e da construção. Ao STJ, a mulher sustentou que o limite de 250 m² deveria ser aplicado apenas à área pretendida na usucapião, e não à metragem total do imóvel.
O STJ, por unanimidade, manteve o entendimento do TJMG. Segundo o relator, ministro Antonio Carlos Ferreira, o limite previsto no artigo 1.240-A do Código Civil é requisito objetivo do instituto e deve considerar a metragem total do imóvel.
Por que o limite vale para o imóvel inteiro?
A fundamentação do STJ é clara e pedagógica:
1. Interpretação restrita. O direito de propriedade é garantia constitucional. Como as hipóteses legais de limitação desse direito são exceções, elas devem ser interpretadas de forma restrita — sem ampliação pelo Judiciário.
2. O texto da lei não fala em fração. O artigo 1.240-A se refere ao “imóvel” em sua totalidade. Não menciona expressões como “parte do imóvel” ou “fração do imóvel”. Portanto, o limite qualifica o bem como um todo.
3. Política habitacional para imóveis pequenos. A norma foi criada como política habitacional voltada especificamente a imóveis de pequenas dimensões. Cabe ao legislador — e não ao Judiciário — definir os critérios de aplicação do instituto.
Nas palavras do relator, admitir a usucapião de apenas parte do imóvel, limitada a 250 m², transformaria o objeto da norma em “mero parâmetro quantitativo” e constituiria fraude à norma.
O que isso muda na prática?
A decisão traz segurança jurídica ao deixar claro que:
Quem mora em imóvel com área total acima de 250 m² não pode usar a usucapião familiar, mesmo que ocupe apenas uma fração;
Não é possível “dividir” o imóvel para se enquadrar no limite legal;
A análise deve considerar a metragem total do terreno e da construção.
Para quem está nessa situação, é importante saber que existem alternativas. Dependendo do caso concreto, outras modalidades podem ser aplicáveis, como a usucapião extraordinária (posse de 15 anos, reduzida para 10 anos quando o possuidor estabeleceu moradia ou realizou obras no local), a usucapião ordinária (posse de 10 anos com justo título e boa-fé) ou ainda instrumentos de regularização fundiária urbana (REURB).
Cada situação exige uma análise cuidadosa, considerando o tempo de posse, a natureza do imóvel e a documentação disponível.
A decisão do STJ reafirma que a usucapião familiar é um instituto voltado a imóveis de pequenas dimensões, pensado para proteger o lar de quem ficou — mas dentro dos limites que o legislador estabeleceu. Para quem mora em imóveis acima de 250 m², o caminho mais seguro é buscar orientação especializada para avaliar qual modalidade de aquisição ou regularização se aplica ao seu caso.
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Jianshu Zhang (1 and 4), Jinzong Dong (1 and 5), Ruichen Zhou (6), Yingchun Niu (6), Tianhang Zhou (7), Yu Yang Fredrik
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