How to Review a Lease Agreement 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 deposit, three months of fighting, and a contract end that finished badly because of a clause I should never have signed.

Reviewing a lease agreement in Colombia isn't just a formality: it's the difference between the landlord returning your full deposit or making up damages that never existed. Between them raising the rent legally or doing it whenever they want. Between being able to leave with 30 days' notice or having to pay a penalty that doesn't apply. 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 check 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 all, 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.

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

The contract can be verbal or written, but it is always better to have it in writing. If it is verbal, it is assumed that the rent is monthly and without a co-signer. Without paper, it is much harder to prove the agreed-upon 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 IPC (Consumer Price Index) of the previous year. The IPC is published by DANE every January. In recent years, it has ranged between 5% and 13%, depending on the year.

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

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

Utilities and building fees — the money that doesn't appear in the listing

The listing says '$1,400,000/month' and you arrive to sign expecting to pay that. But the contract includes a line that says: 'Utilities and building administration fees are the responsibility of the tenant.' In Bogotá, the building fee for a mid-to-high-end (stratum 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 utility the landlord covers. If you rent furnished, also check if there are included services like internet or prepaid gas.

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

The security deposit: how much, how, and when it is returned to you

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

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

The landlord can only retain the deposit if there are damages that were not in the move-in inventory, or if utilities or building fees were left unpaid. If the property is delivered as it was received, the deposit is returned in full. Always keep the receipt of payment for the deposit. 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 they give it to you. Walls, floors, windows, appliances, shut-off valves, locks, electrical wiring. It is probably the most ignored part of the rental process and the one that causes the most headaches at the end.

If there is no inventory upon moving in, the landlord can say when moving out that the wall had a new damp spot or that the floor was fine when you arrived. Without an move-in 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 delivery day (walls, doors, appliances, bathrooms, windows), send yourself the photos by WhatsApp or email that same date to have metadata, and ensure that the signed inventory explicitly states that the property is received in the conditions described therein.

If the landlord doesn't want to make an inventory, prepare it yourself and ask them to sign it. If they refuse, send it to them by email and document that you tried.

Abusive clauses that you must 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 owner's taxes such as property tax or development levies — that is the landlord's responsibility, not the tenant's.
• "The landlord may terminate the contract at any time" without grounds or legal notice — the landlord is also subject to specific deadlines and grounds.
• "The tenant waives the right to receive legal notifications" — void by law, no discussion.
• Deposit greater than two months — goes directly against Law 820.
• Disproportionate penalties for ending the contract early — there may be a penalty, but it has to 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: which is better

Beyond the contract itself, there is a practical decision that many face: how to prove solvency. If the landlord or real estate agency asks 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 getting harder 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.

The day of move-in: what you cannot leave undocumented

The day you get the apartment is as important as the day you found it. Before signing the handover report, 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 down the utility meters: water, gas, electricity.

If something doesn't work that day, make sure it is written in the report. Don't sign the handover report saying 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 ask for 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 the 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. Put the return deadline 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 regulations. A clause that prohibits any type of pet without a basis in the building's regulations is questionable. Before signing, ask for the building's regulations and verify what it says 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 in it 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 doesn't take more than an afternoon. That afternoon can save you weeks of conflicts, unfairly withheld money, and an uncomfortable move-out process. If you have a specific clause you don't understand or 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 landlords, no real estate commission.