Commercial Premises Eviction in Colombia: Six-Month Notice, Grounds, and Tenant Rights

Quick answer: eviction notice is the notice the landlord gives, at least six months before the end of the contract, when they do not want to renew a premises where a commercial establishment operates. But watch out: that deadline does not apply for any reason or to any tenant. Here I explain when it applies, what happens if it is not given, and what changed with Law 2625 of 2026.

This is a question that comes up again and again among property owners and business owners: one thinks a letter with three months' notice is enough, the other thinks they can never be removed. Neither is entirely right. The regime is in articles 515 to 524 of the Código de Comercio(Commercial Code), and it is worth reading calmly before signing or sending any document.

When the right to renewal exists

Article 518 states that the businessperson who has occupied, under a lease, a property with the same commercial establishment for no less than two consecutive years has the right to renewal of the contract at expiration, except for the exceptions in that same provision. Note the detail: it is "no less than two years", not "more than two years". Two consecutive years is already enough.

Three conditions must be met together: the tenant must be a businessperson, must use the premises with the same commercial establishment, and must have done so without interruption for that period. A commercial establishment is a set of assets organized by the businessperson to carry out the purposes of their enterprise. Therefore, an office or premises without that establishment behind it is not automatically covered by these articles. And if you have a warehouse, that is a different conversation: see the guide on cómo arrendar o vender bodegas industriales(how to lease or sell industrial warehouses), without mixing the two regimes.

The three grounds for not renewing

The landlord can refuse to renew only in three cases under article 518:

1. When the tenant has breached the contract.
2. When the landlord needs the property for their own housing or for an establishment of their own in a substantially different business.
3. When the property must be rebuilt or repaired in a way that cannot be done without delivery or vacating, or demolished due to ruin or for a new work.

And what is not on the list is not a ground. Wanting to raise the rent, sell the property, or simply "needing the premises" without fitting grounds 2 or 3 is not, by itself, a valid reason to deny renewal. If there are disagreements about the conditions at renewal, article 519 refers them to the verbal procedure with expert intervention; the law sets no cap or formula for the rent.

The six-month notice and what happens if it is not given

Article 520 requires the landlord to give the tenant eviction notice at least six months before the contract end date, but only in grounds 2 and 3. Breach by the tenant (ground 1) is not within that six-month rule.

If in those two cases the landlord does not give notice on time, the contract is considered renewed or extended on the same conditions and for the same term as the initial contract. The exception is cases where the property is occupied or demolished by order of a competent authority.

The landlord is the one who gives the eviction notice. The text consulted does not specify certified mail, a notary, or a letter format. Even so, my practical advice is to keep a written record of the date the notice is delivered: it is not a formality the law requires, it is simple prudence. And be careful with the word: "desahucio" is the advance notice; recovering the property if the occupant does not hand it over is a separate judicial process that this article does not describe.

Compensation under article 522: it is not automatic

There is a lot of myth here. Not every non-renewal generates compensation. Article 522 provides for it when the landlord does not give the premises the purpose they invoked, or does not start works within three months after delivery. It also applies if, in those same cases, they lease the premises or use them for activities similar to those of the outgoing tenant.

When it applies, the valuation is done by experts and includes:

• loss of profit,
• the essential costs of the new installation,
• compensation for workers dismissed due to the closure or relocation,
• the current value of necessary and useful improvements.

The law sets no fixed figure, so be wary of anyone who charges you an amount "by law". If someone demands compensation verbally and those assumptions are not met, there is no expert valuation or agreement backing it: nothing is owed under intimidation. Verify who is charging and review the contract before paying a single peso.

Regarding handover of the property: the guide on reparos locativos y pintura (tenant repairs and painting) is for housing (Law 820). In a commercial premises, the contract and what article 522 says about improvements govern.

Preference if the premises is rebuilt

If the property is repaired, rebuilt, or a new work is built, article 521 gives the tenant preference on equal terms, without premiums different from the rent. If there is disagreement, experts set the rent. The landlord must inform the delivery date at least sixty days in advance, and the businessperson responds if they exercise the preference at least thirty days in advance. If there are fewer premises than before, the longest-standing tenants take priority.

Relocation notice: what is new in Law 2625 of 2026.

The Ley 2625 de 2026, enacted on 24 August 2026, added a paragraph to article 518 and takes effect from its enactment and promulgation. After the lease ends, the tenant may place a visible sign inside the premises with their new location and commercial references. The rules:

• Size not exceeding 1,600 cm².
• For one month counted from the restitution of the property, not from the end of the contract.
• If there is remodeling or demolition, it may be placed on the exterior door.
• The cost is paid by the outgoing tenant.
• The landlord, lessor, new tenant, and third parties cannot oppose it.

Opposition may result in a fine of one legal monthly minimum wage in force, imposed by the Superintendencia de Industria y Comercio after an investigation. If you are a landlord, do not treat this as a minor step: covering or removing that sign can be costly.

What cannot be agreed against, and subleasing

Article 524 is clear: any stipulation between the parties contrary to articles 518 to 523 produces no effect. That is, a "waiver of renewal" clause is not a guarantee an owner can rely on.

As for subleasing, article 523 prohibits fully subleasing without the express or tacit authorization of the lessor, and prohibits a use that harms the lessor's rights. The tenant could sublease up to half, with the same limitation. Assignment is valid when authorized by the lessor or when it results from the sale of the commercial establishment.

This is not Law 820

A common mistake is copying housing deadlines to a premises. Law 820 of 2003 applies to leases of urban properties intended for housing, as indicated by its artículo 1(article 1). If your case is an apartment, better read the guide on carta de terminación y preaviso del arrendador(landlord's termination and notice letter). For a premises with a commercial establishment, the Commercial Code articles explained above apply. Since each contract's situation changes, it is advisable to consult a lawyer before acting.

If you have already recovered the premises: how to offer it again

When the property is already vacant and legally available, a good listing saves calls from the merely curious. Include the rent, area, permitted use, what the lease includes, and real photos of the facade and interior. According to active listings on Colombia Move (3 October 2026), there are 9 active listings in the office category, of which 3 are recent. This is an internal site figure, not a national statistic. If the property is used for a real estate activity, also check the código CIIU 6810.

Frequently asked questions

❓ Does the six-month notice apply every time the owner does not want to renew?

No. It only applies to grounds 2 and 3 of article 518: the landlord's need and reconstruction and demolition. The tenant's breach does not fall under that six-month rule. Each case depends on the ground the landlord actually invokes (check the official source).

❓ What happens if the landlord does not give six months' notice?

On grounds 2 and 3, the contract is considered renewed or extended on the same conditions and for the same term as the initial contract. The exception is cases where the property is occupied or demolished by order of a competent authority (check the official source).

❓ Does exactly two years already give the right to renew?

Yes, provided the other conditions are met. Article 518 requires no less than two consecutive years with the same commercial establishment. In addition, the tenant must be a businessperson; an office without an establishment is not automatically covered (check the official source).

❓ Is wanting to sell the premises or raise the rent a ground for not renewing?

No, those reasons are not on the list in article 518. The only grounds are breach, the landlord's need for housing or for an establishment in a substantially different business, and reconstruction, repair, or demolition (check the official source).

❓ Is loss-of-profit compensation paid whenever the businessperson leaves?

No. It only applies under the assumptions of article 522, for example if the landlord does not give the premises the stated purpose or does not start works within three months. Experts estimate the amount; the law does not set a fixed figure (check the official source).

❓ Can I already put up the relocation sign, and how big can it be?

Yes, since Law 2625 of 2026, enacted on 24 August 2026: a sign of up to 1,600 cm² for one month counted from restitution, paid by the outgoing party. Opposition may result in a fine of one legal monthly minimum wage in force (check the official source).

❓ Do Law 820 and its deadlines apply to my premises?

No. Law 820 of 2003 is for urban housing leases. A premises with a commercial establishment is governed by articles 518 to 524 of the Commercial Code, so you should not copy housing deadlines (check the official source).