Direct Rentals with Owners in Medellín: A Guide for Landlords and Tenants without a Real Estate Agency

In Medellín, a visit to an apartment in Laureles can go from a friendly conversation to an awkward argument as soon as the phrase “leave two months' deposit” comes up. Renting directly from the owner can save on brokerage fees and provide more control, but I would not sign—nor hand over keys—without a written contract, identity verification, and a photographic inventory.

If you are still comparing neighborhoods and access, start with our neighborhood guide for renting an apartment in Medellín. This guide focuses on the part that usually causes problems later: contract, screening, and move-in.

Law 820 sets limits even if there is no real estate agency

Law 820 of 2003 regulates urban housing rentals in Colombia, including Medellín. Article 16 prohibits demanding cash deposits, real securities, or promissory notes as a guarantee of the tenant's obligations. Heads up: calling the payment a “reservation” or “damage deposit” does not make it valid if it effectively functions as a deposit for the residential contract.

The owner can protect themselves with a rental insurance policy or solvent co-signers, always explaining the requirements and data handling. Additionally, the monthly rent cannot exceed 1% of the property's commercial value, according to Article 18. That does not mean any lower figure is reasonable: location, condition, maintenance fees, and finishes vary greatly between Belén, Laureles, El Poblado, Sabaneta, and Envigado.

The adjustment only applies after 12 months of the contract and cannot exceed 100% of the annual CPI (IPC) variation of the previous year published by DANE. Review the rules for rent increases according to Law 820 and the CPI before sending the renewal notice.

A secure direct contract needs precision, not filler pages

Write down the names and identification numbers of both parties, exact address, exclusive purpose as a residence, term, rent, payment date and method, utilities, building fees, and notification procedures. Include who receives requests for repairs and through which channel. Ambiguity is the frustrating part of direct deals: when something fails, each person remembers a different version of what was discussed.

Attach a signed inventory with dated photos of floors, walls, bathrooms, kitchen, utility meters, and keys. When ending the contract, compare that record and prepare the move-out inspection report and rental release document. For damages during occupancy, clarify the responsibilities without charging the tenant for normal wear and tear.

It is also convenient to include a simple procedure in the contract for reporting issues; our guide on repair responsibilities between landlord and tenant helps distinguish between maintenance, normal wear, and attributable damage.

Article 17 prevents the tenant from transferring the contract or subletting without prior written authorization from the owner. If roommates, pets, or working from home are to be allowed, leave it expressly agreed upon rather than relying on loose WhatsApp messages.

Step-by-step to screen a tenant without invading their privacy

You do not need to collect the candidate's entire life history. Request only useful information to evaluate payment capacity and identity, explain how it will be used, and protect the copies. An independent professional can show bank statements and client contracts; an employee, an employment certificate and pay stubs. If something doesn't add up, ask before discarding.

According to active signals from Colombia Move as of August 6, 2026, the housing section had 94 active listings and 17,826 views. That contrast shows why a clear ad matters: there is interest, but the prospect needs to quickly distinguish location, rent, maintenance fees, requirements, and availability.

How to post and manage direct contacts in Medellín

A good ad mentions the neighborhood and sector without revealing the exact property number, area, bedrooms, bathrooms, parking, maintenance fees, utilities included, availability date, and requirements. Use current and orderly photos. I would skip ads with recycled images, minimal descriptions, or pressure to deposit money before visiting.

Facebook Marketplace and WhatsApp groups provide reach, but they mix curious onlookers with real prospects. FincaRaíz and real estate portals offer a wide inventory and paid options. Colombia Move serves as a no-commission alternative with direct contact, bilingual listings, and indexable pages; the key is to post the same verifiable information on any channel you choose.

Tenant safety and closing the agreement

Visit the property and verify that the person leasing is the owner or has sufficient authorization. Cross-check identification, ask about pending maintenance fees and utilities, and do not send money just to “hold” a property you haven't seen. If they pressure you with a time-sensitive opportunity, put on the brakes.

The contract can be valid without notarization, but authenticating signatures helps verify identities. Termination at the end of the term requires written notice at least three months in advance in cases provided by Law 820; keep proof of receipt. Arrears or breach of contract do not lead to immediate eviction: they may lead to an insurance claim or a restitution process. For any specific case, confirm your strategy with a lawyer.

Frequently Asked Questions

❓ Is it safe and legal to ask for cash deposits as a guarantee?

No. Article 16 of Law 820 of 2003 prohibits demanding cash deposits, real securities, or promissory notes to guarantee obligations for urban housing rentals. The owner can evaluate alternatives such as rental insurance or solvent co-signers, with clear and proportional requirements.

❓ What is the maximum that rent can be increased in Medellín?

The adjustment can only be made every 12 months of the contract term. According to Article 20 of Law 820 of 2003, the increase cannot exceed 100% of the annual CPI variation of the calendar year immediately preceding, as published by DANE.

❓ How much notice should be given if the contract is not going to be renewed?

Written notice must be given at least three months prior to the expiration date, in accordance with the termination rules of Law 820 of 2003. The reason for termination and the party initiating it may affect other requirements, so keep proof of delivery and review the specific case.

❓ Is it necessary to notarize a direct lease agreement?

It is not essential for the contract to be valid. However, notarizing the signatures helps verify identities and reduces disputes over who signed the document; I would consider it especially when the parties do not know each other.

❓ Can the tenant sublease a room or the entire apartment?

They cannot do so without permission. Article 17 of Law 820 of 2003 requires prior and explicit written authorization from the landlord to assign the contract or sublease, even if it concerns a room.

❓ Where can one post a direct rental listing for free in Medellín?

Colombia Move allows you to list housing without a commission and contact interested parties directly. The listing works best when it includes the neighborhood, rent, maintenance fee (administración), features, availability, and verifiable requirements, without disclosing the exact address before screening the interested party.