How to Review a Rental Contract in Colombia Before Signing

I was made to sign my rental contract in 15 minutes. 'They are all the same, don't worry,' said the real estate agent while pointing at the signature page. That sentence cost me my security deposit, three months of fighting, and a contract termination that ended badly because of a clause I should never have signed.

Reviewing a lease agreement in Colombia is not just a formal procedure: it is the difference between the landlord returning your full deposit or making up damages that never existed. Between raising the rent within legal limits or doing it whenever they want. Between being able to move out with 30 days' notice or having to pay an inappropriate penalty. If you want to see real options right now, you can see apartments and houses on Colombia Move — posting is completely free.

This guide covers the key points you should review in any urban housing lease agreement in Colombia, based on Law 820 of 2003. This is not legal advice — if you have a complex specific situation, consult a lawyer — but it is what I wish someone had explained to me before I signed.

What Law 820 says about the rental contract

Law 820 of 2003 regulates urban housing rentals in Colombia. You don't need to memorize it entirely, but you should know it exists and that it has teeth: any clause that violates this law is ineffective, meaning it has no legal validity even if the landlord insists it is mandatory.

It basically regulates: how and how much the rent can be increased, security deposit limits, contract termination conditions, the obligations of both the landlord and the tenant, and clauses that cannot be included in a housing lease agreement.

The contract can be verbal or written, but it is always best for it to be written. If it is verbal, it is assumed that the rent is monthly and without a co-signer. Without a paper trail, it is much harder to prove the agreed terms when a conflict arises.

Monthly rent: the price and its increases

The first number you check in the contract — the monthly rent — is the most visible, but what matters is how it can change. According to Law 820, the landlord can only increase the rent once a year and the increase cannot exceed the CPI (Consumer Price Index) of the previous year. The CPI is published by DANE every January. In recent years, it has been between 5% and 13%, depending on the year.

Check that the contract explicitly states that the annual increase will not exceed the previous year's CPI. If the contract says something like 'the landlord may adjust the rent according to their criteria,' that is a red flag. Cross out that clause and replace it with the reference to the CPI.

A detail that people overlook: the increase only applies after 12 months from the start of the contract. If they raise it after 9 months, it is not legal.

Utilities and administration fees — the money that doesn't appear in the ad

The ad says '$1,400,000/month' and you arrive to sign expecting to pay that. But the contract includes a line that says: 'Public utilities and administration fees are at the tenant's expense.' In Bogotá, the administration fee for a strata 4-5 apartment can cost between $200,000 and $400,000 COP per month. Utilities depend on your consumption.

Check that the contract specifies whether the administration fee is included in the rent or not, who pays for water, electricity, gas, and internet, and if there is any service the landlord covers. If you are renting furnished, also check if there are utilities included like internet or prepaid gas.

Before signing, ask explicitly: 'How much was the administration fee last month?' If the landlord or the real estate agency doesn't know or evades the answer, that is a sign.

The security deposit: how much, how, and when you get it back

Law 820 establishes that the deposit cannot be more than two months' rent. Period. If someone asks for three months or more as a deposit, it is not within the law.

The deposit must be included in the contract with the exact amount, the conditions for its return (state of the property upon handing it over, paid obligations), and the deadline for the return (usually between 30 and 60 days after the formal handover).

The landlord can only keep the deposit if there are damages that were not in the initial inventory, or if there are unpaid utilities or administration fees. If the property is returned in the same condition it was received, the deposit is returned in full. Always keep the deposit payment receipt. If you paid in cash, ask for a signed receipt that same day.

The inventory — the protection that almost everyone ignores

The inventory is the document that describes the state of the property when it is handed over to you. Walls, floors, windows, appliances, stopcocks, locks, electrical wiring. It is probably the most ignored part of the rental process and the one that causes the most headaches in the end.

If there is no inventory upon entry, the landlord can say upon leaving that the wall had a new damp spot or that the floor was fine when you arrived. Without an entry inventory, you have no way to refute that.

What you have to do: demand a written inventory signed by both parties, take photos of everything on the day of handover (walls, doors, appliances, bathrooms, glass), send the photos to yourself via WhatsApp or email on that same date to have metadata, and ensure the signed inventory explicitly states that the property is received in the conditions described therein.

If the landlord does not want to do an inventory, prepare it yourself and ask them to sign it. If they refuse, send it to them via email and document that you tried.

Abusive clauses you have to cross out before signing

Law 820 expressly prohibits several contractual conditions. If you see them in the contract, they have to go before you sign:

• Clauses that force the tenant to pay the landlord's taxes such as property tax or 'valorización' — that is the landlord's responsibility, not the tenant's.
• "The landlord may terminate the contract at any time" without specific legal causes or prior notice — the landlord is also subject to deadlines and specific causes.
• "The tenant waives the right to receive legal notifications" — void and null, without discussion.
• Deposit greater than two months — goes directly against Law 820.
• Disproportionate penalties for early termination of the contract — there can be a penalty, but it must be reasonable and based on the law.

If you see a clause that seems strange to you, ask why it is there. A vague answer or 'it's our standard contract' is a sign that it has no legal basis.

Co-signer vs. rental insurance policy: which is better

Beyond the contract itself, there is a practical decision that many face: how to demonstrate solvency. If the landlord or the real estate agency asks you for a guarantee, you have two main options.

The co-debtor or guarantor is someone with real estate in Colombia who signs as responsible if you don't pay. It's increasingly difficult to find one if you don't have family with real estate in the same city. The rental policy is an insurance you take out that protects the landlord. It costs between 3% and 5% of the monthly rent, is renewable annually, and today many real estate agencies accept it as a valid alternative to a guarantor.

Handover day: what you must document

The day you receive the apartment is just as important as the day you found it. Before signing the handover certificate, test all light switches, faucets, showers, stoves, and appliances. Verify that there are no leaks, dampness, or visible drips. Check that the keys work from both sides. Note the utility meter readings: water, gas, electricity.

If something doesn't work that day, make sure it's written in the document. Do not sign the handover certificate stating that 'everything is in perfect condition' when there is something pending — that phrase will cost you dearly when you move out.

Frequently Asked Questions

❓ Is it mandatory for the rental contract to be written in Colombia?

It is not mandatory by law, but it is highly recommended. A verbal contract has legal validity, but without a written document, it is almost impossible to prove the agreed terms if there is a conflict. Always request a written contract and keep a signed copy.

❓ How long does the landlord have to return the deposit?

Law 820 does not establish a fixed deadline, but standard practice is between 30 and 60 days after the formal handover of the property. If the landlord delays longer without justification, they may be in default. Leave the return period in writing in the contract.

❓ Can the landlord forbid me from having pets?

They can include restrictions, but they must be supported by the building's horizontal property bylaws. A clause prohibiting any type of pet without a basis in the building's bylaws is questionable. Before signing, ask for the building bylaws and verify what they say about pets.

❓ What happens if the landlord wants to terminate the contract early?

The landlord must respect legal grounds to terminate the contract. The most common are the need to live there themselves or for a family member, urgent repairs, or the sale of the property. In all cases, they must give the corresponding legal notice — at least 3 months for long-term contracts.

❓ Can I ask the landlord to modify clauses before signing?

Yes, absolutely. A rental contract is not an immovable document. If a clause doesn't suit you or goes against the law, you can propose changes. A landlord who refuses to modify illegal clauses is a red flag — it's not the type of landlord you want a long-term relationship with.

Do you have questions about your contract?

Reviewing a rental contract takes no more than an afternoon. That afternoon can save you weeks of conflict, unfairly withheld money, and an uncomfortable handover process. If you have a specific clause that you don't understand or you want someone to take a look at it, the community at colombiamove.com/comunidad can guide you.

Do you already have your apartment and want to look for direct rental options? Check out the housing classifieds on Colombia Move — independent owners, no real estate commission.