How to rent a home in Colombia: requirements and rights

Renting a home in Colombia follows clear rules, set by Ley 820 of 2003. Knowing what you can and can't be asked for saves you time and money.

What landlords ask for

• An identity document. A Colombian cédula, a foreigner's ID (cédula de extranjería) or a passport.
• Proof of income. Employees: an employment letter and payslips. Self-employed: bank statements, a tax return or an accountant's certificate. Rent is usually expected to be no more than a third of your income.
• A guarantee. One or two co-signers (codeudores), sometimes owning property, or a rental insurance policy: an insurer vets you and pays the owner if you stop paying. The vetting has a fee, usually paid by whoever applies.

If you are a foreigner or new to the city and have no co-signer, ask about the insurance policy, or look at furnished rentals, which tend to be more flexible.

What you can't be charged

• Cash deposits. For urban housing, the law forbids demanding deposits or any similar security to guarantee the rent. A limited guarantee for utility bills is allowed.
• Rent above the ceiling. Monthly rent may not exceed 1% of the property's market value.

What the lease should say

• Who signs: landlord, tenant and co-signers.
• The address and what is included: parking, storage, furniture.
• The rent, the due date and whether it includes the building fee (administración).
• The term and how it renews. One year is common.
• Who pays each utility.

Ask for a signed copy of the lease and an inventory of the property's condition, with photos. That is what protects you when you move out.

During the tenancy

• Increases. Only after every twelve months of the lease, and by no more than the previous year's inflation (IPC). The landlord must give notice.
• Receipts. You are entitled to proof of each payment.
• Repairs. Those needed to keep the home habitable are the landlord's; minor ones from daily use are yours.
• Subletting and alterations. Neither is allowed without written permission.

Ending the lease

If you don't want to renew, give written notice with the advance stated in the lease, normally three months before it ends. If you leave early without that notice, compensation equal to three months' rent is usual. Hand the property back with a signed record and the utilities paid up.

Where to look

On LuxuryHomes.com.co you can browse properties for rent, filter by city and price, or type what you want: "pet-friendly two-bedroom apartment for rent in Bogotá". More tips in Where to find real estate in Colombia.

Frequently asked questions

Who pays the building fee?

Whatever the lease says. The advertised rent often already includes it: always ask.

Can the landlord enter the property?

Not without your permission, except as agreed for repairs or to show it at the end of the lease.

What if I'm renting a shop or an office?

These rules don't apply: commercial leases are governed by the Commercial Code and by the contract.