Moving Out in Medellín: Acta de Entrega, Early Termination, and Getting Your Money Back

Nobody writes the exit side of renting in Colombia. Every guide tells you how to find an apartment and sign a lease. Almost nothing tells you how to leave one — the notice you owe, the penalty if you leave early, the inspection ritual that determines whether you get your guarantee back, and the utility-account steps that prevent surprise bills months after you've left the country.

This article covers the full moving-out process under Ley 820 de 2003 (residential leases). If you're leaving a furnished contrato de hospedaje, the rules are simpler — your contract terms govern, and there's usually no penalty beyond the agreed stay period. See our guide on hospedaje vs arrendamiento contracts if you're not sure which you signed.

Ending a Lease Under Ley 820: The Two Paths

Path 1: You give 3 months' notice (preaviso)

If your lease's one-year term has passed and it auto-renewed, you can end it by giving written notice at least three months before you want to leave. This notice must be in writing — a WhatsApp message to your landlord is not legally sufficient. Deliver a signed letter to the agency or landlord and keep a copy with a received stamp (sello de recibido) or send it by certified mail (correo certificado).

If you give proper notice, you owe no penalty. You leave on the agreed date, do the acta de entrega (below), and your guarantee is released.

Path 2: Early termination (before the term ends)

If you leave before your contract term is up — or if you leave without giving the 3-month preaviso — Ley 820 imposes an indemnity. The standard penalty is three months' canon (rent), payable to the landlord. Some contracts specify a different penalty — the statutory amount is three months, but a higher figure in the contract may or may not be enforceable depending on the specifics. Always check your contract's cláusula penal.

The Acta de Entrega: The Inspection That Decides Everything

The acta de entrega (handover report) is the document signed by both parties — you and the landlord or agency — when you physically hand back the apartment. It records the condition of the unit, any damage beyond normal wear, the meter readings, and whether you've met your contractual obligations. It's the single most important document in the move-out process because it determines whether your guarantee (póliza, afianzadora backing, or CDT) is released cleanly.

How the acta works step by step:

1. Schedule it in advance. Don't just hand over keys. Request a formal inspection date with the agency or landlord at least 2 weeks before your move-out date. The inspection should happen with the apartment empty of your belongings but with all the landlord's inventory still in place (if furnished).

2. The walkthrough. You and the agency rep walk through every room. They check walls, floors, appliances, fixtures, and the furnished inventory (if any) against the original acta de recibo (the move-in report). Every discrepancy gets noted. Normal wear — faded paint, minor scuffs — is not damage. A broken appliance or a hole in a wall is.

3. Utility readings. EPM meter readings should be recorded at the time of the acta. If utilities are in the landlord's name (common), these readings establish your final consumption so the landlord can bill you for the last cycle. If they're in your name, you'll need to call EPM to close or transfer the account.

4. Both parties sign. The acta is signed by both sides. If there's damage, the cost of repair is noted and either deducted from your utility deposit (Art. 15, if one was taken) or invoiced separately. If there's no damage, the acta says so — and that's your proof for releasing the guarantee.

The Utility Close-Out (Don't Skip This)

If your EPM services are in the landlord's name (the common setup for foreigners), your responsibility ends with the final meter reading in the acta. The landlord settles the final bill.

If services are in your name — possible if you have a cédula de extranjería and signed a 12-month lease — you need to visit an EPM office or call their line to request account closure or transfer. The landlord may require proof that the account is settled (paz y salvo de servicios) before signing the acta.

Internet contracts: If you signed a Tigo/UNE, Claro, or ETB internet contract, check the minimum-commitment clause. Many contracts have a 12-month commitment with an early-cancellation fee. You can usually transfer the contract to the next tenant (cesión) — the provider has forms for this.

Getting Your Guarantee Released

If you used a póliza de arrendamiento, the insurer releases their backing once the landlord or agency confirms no outstanding obligations (no damage, no unpaid rent, no utility debts). The agency typically handles this — ask them for the timeline.

If you used a CDT as collateral, the bank releases the lien once you provide the signed acta showing no claims. You'll need to visit the bank branch with the acta and the original CDT documentation.

If a utility deposit was taken under Art. 15 (the only legal deposit type — up to two months' utility bills), the landlord must return it within the period specified in the contract, minus any outstanding utility charges. If they refuse, cite Art. 15 and escalate to the Personería or SIC.

Furnished Hospedaje Exits: Simpler

If you're ending a furnished stay under a contrato de hospedaje, the process is lighter: you leave on the agreed date, the operator inspects the unit and inventory, and any refundable damage deposit is returned minus verified damage costs. There's no 3-month preaviso, no early-termination penalty (unless your specific contract includes one), and no utility-account complications (they're in the operator's name). The inspection still matters — take photos.