Renting Upon Arrival in Colombia as a Returnee: Without a Guarantor or Credit History

Among the obstacles waiting for you when you return to Colombia, finding a rental is one that few anticipate. Processing your ID, reactivating your RUT, finding health insurance — all of that has a clear path. But when you arrive at the real estate agency with your updated passport, your years of on-time payments abroad, and the desire to close on that apartment in El Poblado or Chapinero, they tell you something that leaves you cold: we need a guarantor with real estate in Colombia, or rental insurance, and for the insurance we need bank statements from the last three months from a Colombian bank.

The problem is circular: you don't have Colombian history because you were abroad. And without history, the system doesn't know what to do with you. It's one of those traps that the country didn't design with malice but that still catches you if you don't know how to get out. If you want to see real options right now, you can see properties and lots available on Colombia Move — posting is completely free.

This is the third post in the series for returnees. If you haven't read the checklist for the first 30 days yet, start there. Here we go straight to the rental problem: what options you have, which ones actually work, and how to present yourself to a landlord when you don't have a guarantor or local history.

The real obstacle: your credit history is at zero

Colombia uses DataCrédito — now part of Experian — as the central reference for credit history. If you've gone five or more years without local financial activity, without credit, without cards, without payment history, your profile exists but is inactive. Low or invisible score.

For a real estate agency, that's a red flag. Not because you're a bad payer, but because the system can't evaluate you. And faced with uncertainty, the easy path is to ask for a guarantor or insurance.

The first step is knowing where you stand. Check your profile on DataCrédito directly with your ID. It will tell you if you have current obligations, if there are overdue accounts from before you left, or if you simply have empty history. Knowing that changes the strategy.

Option 1 — Rental insurance (the most effective)

Rental insurance is a policy that the insurance company issues in favor of the landlord. If the tenant doesn't pay, the insurance company covers the months and legal proceedings. For the landlord, it's even better than a human guarantor: no need to find anyone, no need to chase anyone if something goes wrong.

For you, it's the best way out because several insurance companies accept income from abroad as backing. This is what few people know when they arrive.

Which insurance companies accept income from abroad/?

The most active in this market are Seguros del Estado — one of the most flexible with returnees, accepts income certificates in dollars or euros —, Seguros Mundial, with a wide network and agile process, and Seguros Bolívar, the most well-known in the sector, which requires more documentation but has good backing. Sura and Mapfre also operate this type of policy.

Not all real estate agencies work with all insurance companies. If the agency only handles Bolívar and they don't approve you, ask if you can bring a policy from another insurance company. Many times you can. And if not, that already tells you something about how much that particular apartment is worth.

How much it costs and what they ask for

The cost ranges between 3% and 5% monthly of the rental value. For an apartment of $2,000,000 COP per month, that's between $60,000 and $100,000 COP additional — a manageable cost if the result is not needing a guarantor.

For approval, insurance companies ask you to demonstrate income equivalent to at least 3 times the rental value. For a $2,000,000 COP rental, you need to demonstrate $6,000,000 COP monthly. You can do this with bank statements from abroad in dollars or euros, a current employment contract even if with a foreign company, pension letter or passive income, or Colombian tax return if you already have it updated.

The process takes between 1 and 3 business days. If you have the documents ready, you can have the policy issued before the apartment you liked disappears from the market.

Option 2 — Cash deposit as guarantee

This alternative works better with direct landlords than with large real estate agencies. The proposal is simple: instead of a guarantor or policy, you offer to deposit two or three months of rent before entering the apartment. That money stays as a guarantee — if you don't pay, the landlord can use it. If you comply, they return it to you at the end.

Law 820 of 2003 establishes that the landlord cannot demand more than two months of deposit. In practice, with direct landlords it's sometimes negotiated up to three months — technically above the legal limit, but it's an agreement many make because it eliminates the uncertainty of starting.

A point people usually forget: that deposit is yours. It's not an extra cost — it's money temporarily immobilized. When you finish the contract well, they return it to you adjusted according to CPI. The Law requires the landlord to return the deposit with adjustment.

The phrase that works in negotiation: "I understand I don't have local history. I'm willing to leave two months of deposit on signing day, plus the month in advance. That gives you full backing from day one." That alone already transforms the conversation. A landlord who was doubtful becomes quite reassured when they see money in the account from day one.

The obvious challenge: you need to have that liquidity available. If you arrive with savings from abroad, it's the most direct option and the one that requires the least paperwork.

Option 3 — Temporary rentals while you get settled

If you arrive without immediate liquidity for the deposit and without verifiable income yet, short-term rentals are the bridge. Don't get stranded waiting for the perfect situation. This option gives you real landing time.

An Airbnb or a furnished room month to month doesn't require history, guarantor, or policy. You pay and that's it. Use those first one or two months to open your formal bank account, accumulate three months of Colombian statements, get utility bills with your name and address, and look for an apartment without the pressure of being homeless or on a deadline.

The temporary rental market in Colombia is wider than it seems. There are landlords who rent furnished by month at prices well below Airbnb, especially if you pay two or three months in advance. That format exists, although it's not always well publicized.

How to rebuild your credit history in Colombia

It's not immediate, but the process starts from day one — and faster than you'd expect.

First: activate Nequi or Daviplata from day one. Any digital wallet. Every transaction starts building a financial trail. It's not formal credit, but it is activity.

Second: open a savings account at a formal bank. Bancolombia, Davivienda, and Banco de Bogotá open accounts with just your current ID and Colombian cell phone number. In some cases they ask for proof of address — a rental contract or first utility bill is enough.

Third: get a small credit limit at a chain store. Éxito, Falabella, Alkosto — they're the easiest to get in the first few months. Use the credit for something small and pay it back immediately. In 60 to 90 days you'll appear in DataCrédito with positive history.

If you're going to work independently, update your RUT and issue invoices from your first project. That makes you visible to the tax system — and that visibility translates to financial credibility when you need it.

Where to search without relying on real estate agencies

Large real estate agencies are the least flexible with returnees. They handle standard protocols and any case outside the norm complicates things. Direct owners, on the other hand, can evaluate your situation more humanely — and many already know there are good alternatives to a guarantor.

Colombia Move has a category of apartments for rent published directly by owners, with no commissions in between. You can filter by city, price, and type of property. Many of those owners are more open to negotiating conditions when the tenant arrives well prepared. It also has a section of temporary and furnished rentals useful for the bridge period while you rebuild your history.

Finca Raíz and Metrocuadrado also have listings, but they're dominated by real estate agencies. Look specifically for "owner rents" or "no agency" in the filters. Facebook groups are still active in Medellín, Bogotá, and Cali — with caution: there are many intermediaries posting the same apartment from five different profiles.

How to present yourself to an owner without a guarantor

Show up with more documentation than they're going to ask for. Don't wait for them to tell you what they need — arrive with everything.

Ideally bring a copy of your ID, bank statements from abroad from the last three months, employment contract or income letter, and if you've already opened an account in Colombia, the statement from the first month even if it's short. If you can get a written reference from your previous landlord abroad, even better — many Colombian owners never ask for it, but when they see it they're impressed.

If the owner hesitates: propose the rental insurance policy proactively. Most direct owners don't even know it exists. When you explain that an insurance company backs the contract and the cost is on your account, things change quite a bit.

And if nothing else convinces them: offer two months in advance plus the deposit at signing. It's not mandatory to do it, but it eliminates the risk of the first quarter for the owner — which is when there's the most uncertainty with a new tenant.

Frequently asked questions

❓ Can I rent in Colombia if I don't appear in DataCrédito?

Yes. What matters is demonstrating payment capacity, not having a specific score. With verifiable income from abroad, you can access a rental insurance policy or negotiate a cash deposit with direct owners. An empty history is different from a negative history.

❓ Do rental insurance policies accept income in dollars or euros?

Yes, several insurance companies — including Seguros del Estado and Seguros Mundial — accept income documents in foreign currency. The amount is converted at the current exchange rate to verify that you cover the minimum of three times the rental value. Bring translated documents if they're in another language, although many already work with documentation in English.

❓ How much cash deposit can they legally ask me for?

Law 820 of 2003 establishes a maximum of two months of rent as a deposit. Some informal negotiations reach three months, but technically the legal limit is two. If the owner insists on more, it's negotiable — and you can mention the law if you want to have that conversation.

❓ How long does it take to rebuild my history in Colombia?

With consistent banking activity and a small credit limit paid on time, you can appear in DataCrédito with visible history in 60 to 90 days. To access larger credit products — bank card, consumer credit — the normal timeframe is six to twelve months of positive activity.

❓ What do I do if the real estate agency rejects the insurance policy I get?

Ask to speak directly with the owner. Many real estate agencies work with only one insurance company and don't accept others — but the owner can give the go-ahead if you explain the situation. If the agency is inflexible on that point, that probably isn't your apartment. There are more options, and direct owners are usually much more receptive.

Do you have questions about your situation?

Every return situation is different. City, type of income, time away, available documentation — everything affects the strategy. If you have specific questions about your case, post your question in the Colombia Move community at colombiamove.com/comunidad — there are returnees and locals who've navigated this and respond with real experience.

If this post was useful to you, share it with someone who's planning to return. The return process has many parts that nobody tells you about — and every guide that reaches someone who needs it makes a difference.