How to List Student Room Rentals Near Universities in Colombia

Renting out a spare room in your house or apartment near a university area in Bogotá or Medellín is one of the most efficient ways to generate recurring monthly income. During peak start-of-semester seasons—especially between January and February, and between July and August—demand for shared housing from students moving from different regions of the country rises considerably.

However, hosting a university student in your home involves much more than putting a sign in the window. To avoid headaches related to unpaid utility bills, difficult living arrangements, or payment defaults, it is essential to structure an attractive advertisement, perform a rigorous selection process, and formalize the relationship under Colombian urban housing rental regulations.

Dos	Don'ts
Written shared housing agreement (Law 820 of 2003)	Asking for a month's cash deposit
Global rent fee including water, electricity, gas, and internet	Splitting bills by eye in the middle of the month
Joint and several co-signer (parents) + move-in inventory	Renting only via chat, without house rules

1. Legal framework in Colombia: How does Law 820 of 2003 apply to room rentals?

Many owners are unaware that renting a room within their primary residence or in a shared property is explicitly regulated by Law 820 of 2003. In its articles 2 and 4, the regulation classifies this modality under the category of shared housing lease agreement or leasing part of a property.

There are regulatory rules that every landlord must have perfectly clear before publishing their offer:

• Strict prohibition of cash deposits: Article 16 of Law 820 of 2003 strictly prohibits demanding cash deposits or direct real guarantees from the tenant for urban housing. You cannot request the famous "security deposit" to cover potential damages. Property protection is achieved by including a guarantor or joint and several co-signer with proof of income.
• Contract duration: Unlike commercial or full housing contracts that are usually agreed upon for 12 months, in student rentals, it is completely legal and standard to agree on specific terms per academic period (e.g., 5, 6, or 10-month contracts), defined freely between the parties.
• Utilities and internet included: Under the shared housing modality, Law 820 allows for the agreement of connected services (home utility services and high-speed internet) to be integrated into the unique monthly rent value.

That doesn't leave the room unprotected. I would request a signed inventory, photos of the condition, and a joint and several co-signer. Regarding cash in advance, this guide on return of the deposit or guarantee makes the limit of Law 820 clear.

What students and parents look for in a room ad

The parent paying from another city isn't buying a "pretty room." They are buying proximity to campus, stable internet for midterms, and clear rules. If you don't say if the bathroom is private or shared, or if there is a desk, curious people will write to you and then head to Facebook.

Be concrete: estimated time to campus, internet Mbps, bed, desk, chair, closet, and if utilities are included. Article 9 of Law 820 reminds us of the care of common areas: kitchen, laundry area, bathrooms, and living room, whether exclusive or shared. I would skip the "family atmosphere" if you aren't actually going to live together: the student arrives to study.

How to create a room ad that actually converts

Photos with daylight, a made bed, a cleared desk, and the real kitchen filter better than any adjective. On Facebook Marketplace and WhatsApp groups, the ad gets lost quickly; FincaRaiz usually charges or asks for the whole property. Here you can post for free, with no commission, and they write to you via WhatsApp.

According to active ads on Colombia Move (August 2026), the category room had 11 active ads, barely 1 recent, and 3,559 views: there is search volume and little fresh supply. Also use the housing section. In the first message, ask for student registration and who is signing as a co-signer.

The real frustration is the student who arrives in January, leaves the kitchen in a mess in March, and leaves in the middle of the semester without notice. That's why the ad must state the term, payment date, and that there are attached house rules. More filters on how to post a room and filter tenants.

Draft of house rules to attach to the contract

A short, signed set of rules as an annex avoids the “you didn't tell me that” excuse. Adapt it; don't copy rules you aren't going to enforce.

• Silence and study: from 10:00 p.m. to 6:00 a.m. with no loud music; midterms take priority over parties.
• Visitors: daytime only, must be announced; overnight stays only with authorization; no parties.
• Kitchen: everyone washes what they use on the same day; fridge with marked shelf space.
• Cleaning and laundry area: weekly rotation; washing machine during hours that don't clash with the household schedule.
• Utilities and internet: the rent fee already includes water, electricity, gas, and internet; abuse is addressed in writing.

If the room is extra income, this tone is enough. To avoid giving away the rent fee, look at how to rent your room and earn extra money.

Filtering candidates, co-signer, and move-in inventory

Ask for the student's ID, current enrollment certificate, and the ID plus proof of income of the parent or guardian as a joint and several co-signer. A co-signer with property deeds is not required: proof of income is usually enough. Interview before handing over keys.

On the day of move-in, sign an inventory of the bed, desk, closet, lock, and walls, with photos. When leaving, use the same format; the handover report and release of liability avoids the "that was already scratched" argument. If you declare the income, confirm with your accountant; this guide on electronic invoicing for rentals with the DIAN does not substitute professional advice.

Frequently asked questions

❓ Is it legal to ask for a cash deposit when renting a student room in Colombia?

No. Article 16 of Law 820 of 2003 (in force in 2026) prohibits cash deposits or direct real guarantees in urban housing. Protect the property with a contract, inventory, and a joint and several co-signer. The informal "security deposit" does not fit with that regulation.

❓ Can a rental contract be signed for only 6 months for a university semester?

Yes. The parties can agree on 5, 6, or 10 months according to the academic calendar. Law 820 of 2003, in force in 2026, does not mandate 12 months for shared housing. Put in writing the start date, departure date, and what happens if they move out in the middle of the semester.

❓ How to screen applicants and avoid a scam when renting out a room?

Ask for their ID, proof of enrollment valid for 2026, and a co-signer with proof of income, and conduct an interview before handing over the keys. Do not transfer any “reservation” money via chat. Anyone who refuses to identify themselves is not a good fit for your home.

❓ How much should I charge for internet and utilities in a student room?

There is no single national rate: the value varies by neighborhood stratum and city. The clearest approach, according to Law 820 in effect for 2026, is to include water, electricity, gas, and internet in a fixed monthly rent. You avoid having to prorate bills among several residents.

❓ Can I prohibit visitors or parties in a shared housing situation?

Yes. You can set rules regarding visits, quiet hours, and common areas in an addendum to the contract, according to Law 820 in effect for 2026. Mention this in the ad so you don't have to fight about it later. It is better not to write down rules you do not intend to enforce.

❓ Where can I post a room for students in Colombia for free without intermediaries?

You can post on direct rental portals, university groups, and Facebook Marketplace. On Colombia Move, your listing stays in the room section, with contact via WhatsApp. Compare reach and commissions before paying a real estate agency.