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

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 a two-month deposit” comes up. Renting directly from the owner can save on middleman fees and provide more control, but I would never sign—or 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 tends to cause problems later: contract, screening, and handover.

Law 820 sets limits even when there is no real estate agency involved

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

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

The adjustment only proceeds after 12 months of execution 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 CPI before sending the renewal.

A secure direct contract needs precision, not filler pages

Write down the names and identifications of the parties, exact address, exclusive residential purpose, term, rent, payment date and method, utilities, building fees, and notification method. Include who receives repair requests 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, meters, and keys. Upon finishing, compare that record and prepare the handover and release of lease certificate. For damages during occupancy, clarify responsibilities without burdening the tenant with normal wear and tear.

It is also advisable to link a simple procedure for reporting issues in the contract; our guide on repair responsibilities between owner and tenant helps to separate maintenance, wear and tear, and attributable damage.

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

Step-by-step guide to screening a tenant without invading their privacy

You don’t need to collect the candidate's entire life story. Request only useful information to evaluate payment and identity, explain what it will be used for, and protect the copies. An independent worker can show bank statements and client contracts; an employee, a work certificate and pay stubs. If something doesn’t add up, ask before discarding.

According to Colombia Move's active signals as of August 6, 2026, the housing section gathered 94 active listings and 17,826 views. That contrast shows why a clear notice matters: there is attention, but the interested party needs to distinguish location, rent, building fees, requirements, and availability quickly.

How to publish and manage direct contacts in Medellín

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

Facebook Marketplace and WhatsApp groups provide reach, but they mix curious onlookers with real leads. FincaRaíz and real estate portals offer a broad inventory and paid options. Colombia Move serves as an alternative without commissions, with direct contact, bilingual notices, and indexable pages; the useful thing is to publish the same verifiable information in every channel you choose.

Tenant security and closing the agreement

Visit the property and verify that the person renting is the owner or has sufficient authorization. Contrast the ID, ask about pending building fees and utilities, and do not send money just to “reserve” a property you haven't seen. If they pressure you with a time-sensitive opportunity, hit the brakes.

The contract can be valid without notarization, but authenticating signatures helps verify identities. Termination upon expiration requires written notice with at least three months' advance in the cases provided for by Law 820; keep proof of receipt. Default or breach does not result in an immediate eviction: they may lead to an insurance claim or a restitution lawsuit. For a particular case, confirm the 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 requiring cash deposits, real securities, or promissory notes to guarantee urban housing lease obligations. The owner can evaluate alternatives such as a rental insurance policy or solvent co-signers, with clear and proportional requirements.

❓ What is the maximum rent increase allowed in Medellín?

The adjustment can only be made every 12 months of contract execution. 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 that published by DANE.

❓ How much notice must be given if the contract will not be renewed?

Written notice must be given at least three months before the expiration date, in accordance with the termination rules of Law 820 of 2003. The cause and the party terminating the contract can 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 sublet 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 sublet, even if it is just a room.

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

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, administration fee, features, availability, and verifiable requirements, without disclosing the exact address before screening the interested party.