Renting a home in Colombia as an American

Renting is how most Americans start out in Colombia, and the rules are set nationally by Law 820 of 2003, the urban housing lease regime. The law covers what a lease must say, how much the rent can rise, and what guarantees a landlord may and may not demand. The market adds its own layer: real estate agencies, guarantee companies, co-signers and the estrato system that sets utility tariffs. This guide walks through the process from search to move-in, with the legal points that protect you as a tenant.

The legal framework: Law 820 of 2003

Law 820 governs leases of urban properties used as homes. It defines the lease as a contract in which one party grants the use of an urban dwelling and the other pays a set price for it. Key points for tenants:

• Verbal or written. Article 3 allows a lease to be verbal or written. Either way, the parties must agree at least on the names and identification of both parties, the property, any shared areas and services, the price and payment method, the related services included, the term, and who pays the utilities.
• Additional services. If the landlord provides additional services, such as furniture or cleaning, the law caps the price for them at 50 percent of the rent.
• Lease types. The law distinguishes individual, joint (mancomunado), shared and "pensión" contracts. The last covers part of a property with services for less than a year, which either party may end with ten days' notice.

Insist on a written contract. It is the document you will need for any dispute, and many procedures, from a bank account to a school enrollment, ask for proof of address.

Deposits: what landlords cannot ask for

Article 16 of Law 820 prohibits requiring cash deposits or real guarantees from the tenant to secure the lease obligations, and prohibits disguising them under another name, through an intermediary, or in a document separate from the lease. This surprises many Americans used to security deposits of one or two months.

What landlords and agencies use instead:

• Co-signers (codeudores). One or two people, often required to own property in Colombia or show stable income, who sign as jointly liable.
• Guarantee company policies. Agencies frequently work with companies that study your application and issue a guarantee in exchange for a fee. Ask the agency for the fee before you apply.

For newcomers without Colombian co-signers, guarantee companies and furnished monthly rentals are the usual paths. Some agencies accept larger upfront rent payments or other arrangements; read any such clause carefully against Article 16.

Rent increases

Article 20 lets the landlord increase the rent once every twelve months of the contract, by no more than 100 percent of the increase in the consumer price index (IPC) for the previous calendar year. The landlord must notify you of the new amount and the date it takes effect; without that notice, the increase cannot be enforced against you.

DANE, the statistics office, publishes the IPC. Annual inflation was 5.10 percent in December 2025 and 5.20 percent in December 2024, so the maximum increase for a renewal in 2026 is 5.10 percent and for 2025 it was 5.20 percent.

The law also sets a ceiling on the monthly rent of 1 percent of the commercial value of the property.

Utilities and the estrato

Residential properties are classified in socioeconomic strata from 1 to 6 by DANE, mainly to charge public utilities differently and assign subsidies and contributions. Strata 1 to 3 receive subsidies, stratum 4 pays cost, and strata 5 and 6 pay a contribution above cost. The utility bill shows the stratum. Ask to see recent bills before you sign, and confirm in the contract who pays each service. Our guide to Medellín rentals and estratos explains the system in more detail.

Building fees

In apartment buildings under horizontal property rules, owners pay a monthly administration fee for security, cleaning and common areas. Listings normally state whether the rent includes it ("incluida la administración"). Ask, and get it in writing.

Searching and viewing

Colombian rentals are listed through agencies, online portals and "Se arrienda" signs with a phone number on the building itself, which is still a common way to find a direct landlord. When you view a property, check:

• Water pressure and hot water, which in many apartments comes from a gas or electric heater.
• Natural light and humidity. Bogotá apartments can be cold, and many have no heating.
• Noise from the street, nightlife or construction.
• Security at the entrance and the building's visitor rules.
• Mobile signal and the internet providers available in the building.

Documents landlords request

Expect to provide:

1. An identity document. A Cédula de Extranjería, which Migración Colombia issues to holders of visas over three months, is widely expected.
2. Proof of income: an employment letter, recent bank statements, or a pension certificate.
3. References, sometimes from previous landlords.
4. Co-signer documents or a guarantee company application.

Get your cédula as soon as you can. Migración Colombia requires registration and the cédula request within 15 calendar days of entering with your visa or of the visa's issue date.

Signing and moving in

Before signing, read every clause, especially:

• The term and the renewal conditions.
• Notice periods and any penalties for leaving early.
• Who pays utilities and the administration fee.
• Who handles repairs and maintenance.
• The date of the annual increase.

On move-in day, do an inventory with photos of every room and appliance, and have both parties sign it. Keep the keys handover record and the contract together.

Furnished monthly rentals

Many foreigners start in a furnished apartment rented by the month, with utilities and internet included. It costs more per month but avoids co-signers, guarantee studies and buying furniture. Use the first months to learn the neighborhoods and to obtain your cédula, which makes a traditional lease easier.

If something goes wrong

Talk to the landlord or agency first and put requests in writing. Keep receipts for every payment, which should show the period paid. Disputes about leases can go to conciliation centers and, if needed, to the courts. Your written contract and the inventory will be your main evidence.

Budgeting for the full monthly cost

The rent is only one line. Add these when comparing homes:

• Administration fee, if not included.
• Water and sewage, electricity and gas, which vary with the stratum and your use.
• Internet, television and mobile plans.
• The guarantee company fee or other costs of the guarantee.
• Furniture and appliances if the apartment is unfurnished, since many Colombian rentals come without a fridge, stove or washing machine.

Then add the annual increase allowed by Article 20 to your second-year budget.

Common questions

Can a Colombian landlord ask for a security deposit? Not in cash. Article 16 of Law 820 of 2003 prohibits cash deposits or real guarantees for urban housing leases. Landlords use co-signers or guarantee company policies.

How much can rent go up each year in Colombia? Once every 12 months and by no more than the previous year's IPC change. DANE reported 5.10 percent for 2025, so that is the cap for 2026 renewals.

Does a lease in Colombia have to be written? Law 820 allows verbal or written leases, but a written contract is far easier to prove and is requested for many procedures.