The short version: in Colombia the landlord generally handles repairs caused by age, normal wear and the building itself, while the tenant handles damage from misuse and the small, everyday repairs that come with living somewhere. Your lease can add detail, and the building's administración handles common areas. Report everything in writing, and you will avoid most disputes.
Key takeaways
- Ley 820 de 2003 requires the landlord to deliver the home in good condition and keep its services working.
- Tenants pay for damage beyond normal use and, under the Civil Code, the minor "reparaciones locativas".
- Common areas, elevators, shared pipes and façades are the administración's job, not yours or your landlord's.
- Report every issue in writing, with photos and dates. WhatsApp is normal here; keep exported copies.
- Don't deduct repair costs from rent unilaterally unless you are sure the legal conditions are met.
What the law says, in plain terms
Urban residential rentals in Colombia are governed mainly by Ley 820 de 2003, with the Código Civil filling in details. You do not need to read either in full, but a few principles are worth knowing.
The landlord's side
Article 8 of Ley 820 requires the landlord to hand over the property in good condition of service, safety and sanitation, and to keep the services, fixtures and related uses in working order during the lease. In practice, things that fail because they are old or worn out, or because of how the apartment was built, generally fall to the landlord.
The tenant's side
Article 9 requires the tenant to take care of the property and, when there is damage or deterioration beyond normal use or the passage of time, to make the necessary repairs at their own cost. The Civil Code (article 1998) adds that tenants are responsible for reparaciones locativas: the minor repairs that, by local custom, fall to tenants, and generally the kind of deterioration that ordinarily happens through the tenant's fault or that of people in their household. The classic example in the text is broken glass.
The rent-deduction rule
Article 27 of Ley 820 allows a tenant, in circumstances tied to the Civil Code, to deduct the cost of indispensable repairs that are not locativas from the rent, with deductions capped at 30% of each rent payment. The conditions in the Civil Code matter here, so treat this as a last resort and agree on it with your landlord in writing, or get legal advice first.
Your contract mattersLeases often spell out who handles specific items, such as appliances in a furnished unit. Read the repairs and maintenance clauses before you sign, and ask for anything vague to be clarified in writing.
The usual split: a practical table
Every case depends on the cause and on your contract, so use this as a starting point for a conversation, not a ruling.
| Issue | Usually landlord when... | Usually tenant when... |
|---|---|---|
| Water heater, stove, fridge | It fails from age or wear | It was damaged by misuse |
| Leaks in walls or under floors | Pipes inside the unit fail on their own | Caused by something you did, like a forced fitting |
| Clogged drain or toilet | Old or faulty plumbing is the cause | Caused by what went down it |
| Broken window or glass | Defective frame or building movement | Accidental breakage in daily use |
| Light bulbs, small fixtures | Wiring or the fixture itself fails | Routine replacement in many leases |
| Damp, mold | Leaks, poor waterproofing, structural moisture | Lack of ventilation the tenant controls |
| Wall marks, nail holes, paint | Normal fading over time | Damage beyond normal use |
| Locks and keys | Lock mechanism wears out | Lost keys or forced lock |
The pattern is consistent: cause decides most cases. That is why getting a technician's written diagnosis, even a short WhatsApp note, can settle a disagreement quickly.
When the building is responsible
Most Medellín apartments are in a propiedad horizontal, which means the building community owns and maintains shared property. Problems with these are handled by the administración:
- Elevators, stairwells, hallways and lobbies
- Façades, roofs and exterior waterproofing
- Shared water tanks, pumps and main pipes
- Gates, intercoms and the portería
- Pools, gyms and other common amenities
A leak coming from the roof or from a neighbor's unit is a classic gray area. Report it to the administración and your landlord at the same time so nobody can say they were not told. If water comes from the unit above, the administración can help coordinate access.
How to report a problem
Most repair disputes are not about the law; they are about memory. Who said what, when, and whether anyone was told. A consistent reporting habit solves most of that.
- Document it first. Take clear photos and a short video, with something showing scale or location. Note the date and time.
- Contain the damage. Close the water valve, unplug the appliance, or move belongings. You are expected to act reasonably to prevent things getting worse.
- Report in writing the same day. Send a short, calm message to your landlord or agency: what happened, when, photos, and what you have done.
- Ask a clear question. "Can you send someone this week? I'm available Tuesday or Wednesday after 2 pm."
- Get the diagnosis. When the technician visits, ask what caused the problem and ask that it be noted in the chat or on a receipt.
- Confirm the fix. After the repair, send a final message with a photo: "Fixed today, thank you."
Don't fix it yourself first, unless it's an emergencyIf you hire someone without telling the landlord, you may have trouble getting reimbursed. For genuine emergencies, like a burst pipe, contain the damage, notify immediately, and keep every receipt.
Keeping WhatsApp records that hold up
In Medellín, almost all tenant and landlord communication happens on WhatsApp. That is fine, and the timestamps are genuinely useful, but a few habits make your records far stronger.
- Use one chat for the apartment. Keep repair messages in the same thread as rent and contract topics, with the person named in your lease if possible.
- Write complete messages. "The water heater in the main bathroom stopped heating this morning, October 12. Photos attached." beats "no hay agua caliente".
- Send in Spanish, or both languages. It avoids "I didn't understand" later. Keep the English version for yourself.
- Export the chat regularly. WhatsApp lets you export a conversation with media. Save it somewhere outside your phone.
- Follow up formally for big issues. For anything serious or disputed, send a short email or signed letter summarizing the issue and your previous messages.
These same records are what you will rely on at move-out when the deposit or final charges are discussed.
When the landlord does not respond
Most landlords and agencies respond reasonably, especially when you report clearly. When they do not:
- Escalate politely. Send a written reminder with the original date and photos. If you rent through an agency (inmobiliaria), copy the agency's official email.
- Set a reasonable timeframe in writing. "Could we schedule a repair before Friday? It's affecting hot water."
- Know the formal routes exist. Colombia has free conciliation services through bodies like the casas de justicia and university legal clinics (consultorios jurídicos), and the courts beyond that.
- Get advice before withholding rent. Unpaid rent is a ground for terminating the lease under Ley 820. Do not stop paying as a pressure tactic.
FAQ
Who pays when the water heater breaks in a Medellín rental?
If it failed from age or normal wear, it generally falls to the landlord, who must keep the property and its services in working order. If it broke because of misuse, the tenant may be responsible. Report it in writing right away and ask for a technician's diagnosis.
What are reparaciones locativas?
Under the Colombian Civil Code, reparaciones locativas are the minor repairs that, by local custom, fall to tenants, generally the kind of deterioration that ordinarily happens through the tenant's fault or that of people in their household, such as broken glass. Your contract may describe them in more detail.
Can I deduct repair costs from my rent?
Ley 820 de 2003 allows tenants, in specific circumstances tied to the Civil Code, to deduct the cost of indispensable non-locative repairs from rent, capped at 30 percent of each payment. The conditions matter, so agree on it with the landlord in writing or get legal advice before deducting anything.
Is a WhatsApp message enough to report a repair?
WhatsApp is how most repairs are reported in Medellín and the timestamped thread is useful evidence. For serious or disputed issues, also send a short email or signed letter so there is a formal record, and keep exported copies of the chat.
Who fixes problems in the building's common areas?
Elevators, façades, shared pipes, roofs and other common property are handled by the building's administración, not your landlord or you. Report it to portería or the administración and copy your landlord.
This article is general information, not legal advice. For a specific dispute, talk to a Colombian lawyer or a free consultorio jurídico.