Getting your money back in Medellín comes down to three things: proof of the apartment's condition when you arrived, a joint walk-through when you leave, and a clear written agreement on final utility bills and any deductions. Do those well and most move-outs end with a handshake, a signed record and no surprises.
Key takeaways
- Your move-in photos and signed inventory are your strongest evidence. Re-shoot the same angles at move-out.
- Do the inspection together, in daylight, and sign a written record of the condition.
- Normal wear from ordinary living is generally not the tenant's cost; damage from misuse may be.
- Final utility bills arrive after you leave. Agree in writing how they'll be settled and by when.
- Ask for a paz y salvo confirming you owe nothing, and keep every receipt.
What money is actually at stake
For standard residential leases under Ley 820 de 2003, the law says landlords cannot require cash deposits or other real guarantees to secure the tenant's obligations. Instead, long-term leases commonly use a co-signer (codeudor) or a rent guarantee policy.
In practice, many foreigners rent furnished apartments on short or medium terms, sometimes under different contract types, and are often asked for money upfront: a deposit, an advance, or a held amount for utilities and damages. Whatever form it takes, the principles for getting it back are the same:
- The amount, purpose and return conditions should be written down before you pay.
- Any deduction should be tied to something specific: documented damage beyond normal wear, missing inventory items, unpaid rent or unpaid bills.
- You should get an itemized explanation with evidence for any deduction.
If you're not sure what kind of contract you signed or whether a deposit was allowed, our guides on deposits and contract types linked below go deeper.
Move-in photos vs move-out photos
Most move-out disputes are about memory: "that stain was already there" versus "no it wasn't". Photos settle that, but only if they're good.
At move-in, you should have
- A signed inventory (inventario) listing furniture, appliances and their condition
- Wide photos of every room from the doorway, plus close-ups of existing marks, chips, stains and scratches
- A short walk-through video with the date visible or sent to the landlord the same day
- Photos of meter readings for water, electricity and gas
At move-out, recreate the same set
Stand in the same doorways and shoot the same angles. Re-photograph every close-up from move-in so the before-and-after pairs line up. Then send the full set to the landlord in the same WhatsApp thread or email you've used throughout, so the timestamps are clear.
Tip: no move-in photos?Search your chat history for any photos you or the landlord sent before or soon after move-in, including the listing photos. They aren't perfect, but they help. For next time, see our move-in checklist.
Two weeks before you leave
A little preparation makes the actual inspection quick and friendly.
- Confirm your notice in writing. Check your contract for the notice period and how notice must be given, and confirm your exact move-out date and time.
- Schedule the walk-through. Agree on a time with the landlord or agency, ideally in daylight, after your things are out.
- Ask about the bills plan. How will the final water, electricity, gas and internet be handled? See below.
- Fix the small things. Replace burned-out bulbs, tighten loose handles, patch tiny nail holes if your contract allows.
- Book cleaning. Return the apartment as clean as you received it. A deep clean, including the oven, fridge and bathroom grout, avoids easy deductions.
- Cancel your own services. Internet or streaming you contracted in your name, and any building registrations for your vehicle.
The inspection checklist
Walk through each area together with the inventory in hand. Note anything either of you raises, and agree on whether it's normal wear or damage.
| Area | What to check |
|---|---|
| Walls and ceilings | Marks, nail holes, scuffs, damp patches, paint condition vs move-in |
| Floors | Scratches, chips in tiles, stains, water damage near showers and balcony doors |
| Kitchen | Stove, oven, fridge, extractor, sink, cabinets, inventory of utensils |
| Bathrooms | Toilet, shower, water heater, grout, mirrors, drains, any mold |
| Bedrooms and living | Furniture vs inventory, mattress, curtains, blinds, lamps |
| Windows and balcony | Glass, locks, screens, sliding tracks, balcony drains |
| Electrical | Switches, outlets, bulbs, remotes for TV, AC or blinds |
| Keys and access | All keys, remotes, tags and cards listed at move-in |
| Meters | Photograph final readings for water, electricity and gas |
At the end, write a short summary of the condition and anything agreed, and have both sides sign it, or confirm it clearly in WhatsApp. "Apartment received in good condition, keys returned, final EPM bill to be settled as agreed" is the kind of sentence you want.
Final utility bills and administración
Utility bills in Medellín arrive after the period they cover, so your last bill will often show up after you've left. There are a few common ways to handle it, and any of them works if it's clearly agreed:
- Estimate and settle at move-out. Use recent bills and the final meter readings to estimate the last period, pay it, and close out.
- Hold back a defined amount. The landlord keeps a specific amount until the bill arrives, then refunds the difference. Agree on the amount and a refund deadline.
- Pay when it arrives. If you're staying in Colombia, you might simply pay the real bill when the landlord forwards it.
Also clarify the administración fee. If you were responsible for paying building fees directly, make sure the final month is paid and, if possible, ask the building's office for a certificate showing you're up to date.
Get the refund deadline in writing"We'll send the rest when the bill comes" is easy to forget. Put a date on it and confirm the bank account or payment method in the same message.
The paz y salvo and handing over keys
A paz y salvo is a short written certificate stating that you owe nothing. At move-out it's useful to request one from the landlord or agency confirming that rent, utilities and other obligations are settled, and if you paid administración directly, from the building office too.
When you hand over the keys:
- Return every key, remote, tag and card on the inventory, and get written confirmation.
- Tell portería you're leaving so your name comes off the resident list.
- Take final photos of the empty, clean apartment and the meters.
- Confirm in writing any money still to be returned, the amount, the date and how.
- Save everything: the contract, inventory, photos, receipts and the full chat export.
When money is held back
Most landlords return money as agreed. If yours doesn't, keep it calm and documented.
- Ask for an itemized list. Request a written breakdown of each deduction with photos and receipts or quotes.
- Compare against your evidence. Use your move-in photos, inventory and move-out set to respond point by point.
- Separate wear from damage. Colombian rental law distinguishes normal use and the passage of time from damage caused by misuse. Faded paint is not a broken door.
- Propose a fair compromise on genuinely unclear items. It's often faster than escalating.
- Use free conciliation if needed. Casas de justicia and university legal clinics (consultorios jurídicos) offer free help, and a lawyer can advise on formal options.
FAQ
Can a Medellín landlord keep my deposit?
For standard residential leases under Ley 820 de 2003, cash deposits are not supposed to be required at all. In practice, many furnished and short-term arrangements still take money upfront. Whatever you paid, the landlord should only deduct amounts that are agreed in writing and justified, such as documented damage beyond normal wear or unpaid bills.
What is a paz y salvo when moving out?
A paz y salvo is a written certificate that you owe nothing. At move-out, it can come from the landlord or agency confirming rent and obligations are settled, and buildings sometimes issue one confirming administración fees are up to date when the tenant was responsible for them.
How are final utility bills handled when I leave?
Utility bills arrive after the period they cover, so the last one often comes after you move out. Common approaches are to estimate the final amount and settle it at move-out, or for the landlord to hold back a defined amount until the bill arrives. Agree on the method, the amount and the deadline in writing.
Is normal wear and tear my responsibility?
Generally no. Colombian rental law distinguishes deterioration from normal use and the passage of time from damage caused by misuse. Faded paint or worn fixtures from ordinary living are typically not the tenant's cost, while broken items or stains from accidents may be.
What if the landlord won't return my money?
Ask in writing for an itemized list of deductions with photos and receipts. If you still disagree, free conciliation services, such as casas de justicia and university legal clinics, can help, and a Colombian lawyer can advise on formal options.
Should I be present for the move-out inspection?
Yes, whenever possible. Walk through the unit with the landlord or agent, compare it against the move-in inventory, and sign a record of the condition. If you must leave early, ask for a video walk-through and send your own dated photos.
This article is general information, not legal advice. For a specific dispute, talk to a Colombian lawyer or a free consultorio jurídico.