Colombian Rental Contracts: A Clause-by-Clause Checklist for Foreigners

A Colombian lease can look intimidating: several pages of formal Spanish, references to articles and laws, and a space for a codeudor you may not have. The good news is that the core rules for housing leases are set out in one law, Ley 820 de 2003, which is publicly available on the Senate’s website. Once you know what that law says, most of a lease becomes easy to read. This guide goes clause by clause through a typical contract and tells you what to check in each one. If you want a broader overview of what to sign and what to skip, read our lease agreements guide as well.

First: which law applies to your rental?

Before reading the clauses, figure out what kind of agreement you are signing, because different rules apply.

Ley 820 defines a housing lease as an agreement in which one party grants the use of urban property intended as a home and the other pays a set price for it (Article 2). Furnished monthly rentals can fall on either side of the line depending on how they are set up; our guide to hospedaje vs arrendamiento explains the difference.

Short-term tourist rentals: check the RNT

If you are booking a short stay, the Alcaldía de Medellín says tourist housing (vivienda turística) is a home used for tourist lodging for periods of a maximum of 30 days. The city lists these requirements for operators, among others:

• An active, up-to-date Registro Nacional de Turismo (RNT); the city notes that advertising on a platform is not a substitute.
• Express authorization in the building’s reglamento de propiedad horizontal if the unit is in a residential building.
• Guest registration obligations, including the SIRE system for foreign guests and the Tarjeta de Registro de Alojamiento (TRA).

The Ministry of Commerce, Industry and Tourism points the public to the RUES directory (rues.org.co/RNT) to look up registered providers, and notes that the RNT must be renewed each year. Ask for the number and check that it is active.

Clause check: parties, property and what is included

Article 3 of Ley 820 lists the minimum points a lease should cover. Check that your contract clearly states each of them:

• The names and ID numbers of the landlord and tenant (your passport number is normal for foreigners)
• The address and identification of the property
• If you are renting part of a property, exactly which part and which areas or services are shared
• The rent amount and how it is paid
• Any related or additional services, items or uses included
• The term of the lease
• Who pays the utilities (servicios públicos)

Also check that the person signing as landlord is the owner or has authority to rent the property. You can request the property’s certificado de tradición y libertad online from the Superintendencia de Notariado y Registro to see the registered owner and any liens or legal holds. See how to verify the owner and agent.

Clause check: term and automatic renewal

The parties can agree on any term. If the lease does not state one, it is for one year (Article 5). When the term ends, the lease renews automatically for the same period and on the same terms, provided both parties have met their obligations and the tenant accepts the legally allowed rent increase (Article 6).

Ask yourself: Is the term clearly written? Does it match how long you actually plan to stay? Do you understand that if neither side gives proper notice, the lease will simply continue?

Clause check: rent, currency and annual increases

Three rules matter here:

• Increase cap. Once a full 12 months have passed at the same rent, the landlord can raise it by no more than 100 percent of the previous calendar year’s consumer price index (IPC) increase (Article 20).
• Notice. The landlord must notify you of the increase by postal service or by the personal notification method agreed in the contract. Without proper notice, the increase cannot be enforced against you (Article 20).
• Currency. Rent can be stated in a foreign currency, but it is paid in Colombian pesos at the official exchange rate on the date the obligation arose, unless agreed otherwise (Article 19).

There is also an overall ceiling: monthly rent cannot exceed 1 percent of the property’s commercial value, and the commercial value used cannot be more than twice the property’s cadastral valuation (Article 18).

Clause check: deposits and guarantees

Article 16 is one of the most important rules for foreigners: in urban housing leases, landlords cannot require cash deposits, and they cannot get around this with other documents or by calling the deposit something else. A Bogotá housing authority concept from July 2026 confirms this reading and notes that landlords who impose prohibited guarantees can face sanctions.

What landlords can ask for:

• A codeudor or fiador: a person who agrees to cover your obligations. The law does not require one; it is the landlord’s choice.
• A póliza de arrendamiento: rental insurance that protects the landlord if you do not pay.
• Where you pay utilities, a utility guarantee limited to the fixed and consumption charges of two consecutive billing periods (Article 15).

We explain each of these in detail in fiadores, codeudores and pólizas: how renting works in Colombia.

Clause check: who fixes what

Ley 820 sets out each side’s basic duties. The landlord must deliver the property in good condition, keep it fit for use, and provide a copy of the written lease with original signatures within ten days of signing; failing to do so can lead to a fine (Article 8). The tenant must pay rent on time, look after the property, repair damage caused by misuse, pay utilities and common expenses as agreed, and follow the building’s rules (Article 9).

If the landlord does not make necessary, non-routine repairs, a tenant may in some cases deduct the cost from the rent, up to 30 percent of each payment, unless the contract says otherwise (Article 27).

Check: Does the contract shift major repairs onto you? Does it say who handles appliance breakdowns? Is the building’s reglamento attached or available to you?

Clause check: payment method and receipts

Rent is paid at the property or at the place agreed in the contract (Article 9). The landlord, or whoever is authorized to collect, must give you a written receipt showing the date, amount and period paid (Article 11). If a landlord refuses to accept your payment, Article 10 lets you deposit the rent with an authorized entity within five business days after the due date and notify the landlord.

• The bank account or payment method is written in the contract
• The account belongs to the landlord or an authorized agent
• The contract says how you will receive receipts (for example, by email)
• Late fees, if any, are clearly stated

Clause check: ending the lease

Make sure you understand how you can leave and how the landlord can end the lease. Under Ley 820:

The landlord can also end the lease for specific causes, such as non-payment, unauthorized subletting or serious damage (Article 22). Subletting or assigning the lease without the landlord’s express permission is not allowed (Article 17). For the practical side of leaving, see moving out and early termination.

Your final pre-signing steps

1. Get the contract in advanceAsk for a draft a few days before signing so you have time to read and translate it.
2. Translate carefullyMachine translation is fine for a first read, but legal terms can be misleading. Ask a bilingual friend or professional to check key clauses.
3. Compare against this checklistMark anything that conflicts with Ley 820, especially deposits, increases and termination.
4. Verify the landlordCheck ownership or authority and that the payment account matches.
5. Ask a Colombian lawyerFor a long lease or a large sum, a short review is inexpensive protection.
6. Keep your signed copyThe landlord must give you a signed copy within ten days (Article 8). Store a scan somewhere safe.

Frequently asked questions

This article is for general information only and is not legal advice. It summarizes Ley 820 de 2003 and related rules as published at the time of writing; laws, regulations and their interpretation can change, and your contract may contain terms that affect how they apply. Always have a Colombian lawyer review a lease before you sign it. RentMedellín introduces renters to owners and managers; we do not sign leases or collect payments.