How to Review a Rental Contract in Colombia Before Signing

The rental contract was put in front of me to sign in 15 minutes. 'They're all the same, don't worry,' said the real estate agent while pointing to the signature page. That phrase cost me the deposit retention, three months of fighting, and a contract ending that went badly because of a clause I should never have signed.

Reviewing a rental contract in Colombia is not a formal procedure: it's the difference between the landlord returning your full deposit or them inventing damage 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 an indemnity 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 review in any urban residential rental contract in Colombia, based on Law 820 of 2003. It's 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 signing.

What Law 820 says about the rental contract

Law 820 of 2003 regulates urban residential rentals in Colombia. You don't need to memorize it completely, 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's mandatory.

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

The contract can be verbal or written, but it's always better to have it in writing. If it's verbal, it's presumed that the rent is monthly and without a co-debtor. Without paper it's 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) from 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 CPI from the previous year. If the contract says something like 'the landlord may adjust the rent according to their criteria,' that's a red flag. Cross out that clause and replace it with a reference to the CPI.

A detail 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.

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

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

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

Before signing, ask explicitly: 'How much was the administration last month?' If the landlord or real estate agent doesn't know or dodges the answer, that's a signal.

The security deposit: how much, how, and when they return it

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's not within the law.

The deposit must be included in the contract with the exact amount, the conditions for its return (condition of the property when you hand it over, obligations paid), and the deadline for return (normally between 30 and 60 days after formal handover).

The landlord can only retain the deposit if there is damage that wasn't in the entry inventory, or if services or administration were left unpaid. If the property is handed over the same way 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 almost everyone ignores

The inventory is the document that describes the condition of the property when it's handed over to you. Walls, floors, windows, appliances, shutoff valves, locks, electrical systems. It's probably the most ignored part of the rental process and the one that causes the most headaches at the end.

If there's no inventory when you move in, the landlord can say when you leave that the wall had new moisture 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, windows), send yourself the photos via WhatsApp or email that same date to have metadata, and make sure the signed inventory explicitly states that the property is received in the conditions described there.

If the landlord doesn't want to do an inventory, prepare one yourself and ask them to sign it. If they refuse, send it to them by 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 come out before you sign it:

• Clauses that obligate the tenant to pay the landlord's taxes like property tax or special assessment — that's the landlord's responsibility, not the tenant's.
• "The landlord may terminate the contract at any time" without cause or legal notice — the landlord is also subject to specific deadlines and grounds.
• "The tenant waives the right to receive judicial notifications" — null and void, no discussion.
• Deposit greater than two months — goes directly against Law 820.
• Disproportionate penalties for terminating the contract early — there can be a penalty, but it has to be reasonable and based on the law.

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

Co-debtor vs. rental insurance: which is better

Beyond the contract itself, there's a practical decision many face: how to prove solvency. If the landlord or real estate agent asks you for a guarantee, you have two main options.

A co-debtor or guarantor is someone with real estate in Colombia who signs as responsible if you don't pay. It's becoming increasingly difficult to find one if you don't have family with property in the same city. A rental insurance policy is insurance that you issue and that protects the property owner. 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.

Delivery day: what cannot be left undocumented

The day you receive the apartment is just as important as the day you found it. Before signing the delivery report, test all switches, faucets, showers, stoves and appliances. Verify that there are no leaks, moisture or visible drips. Check that the keys work from both sides. Write down the utility meters: water, gas, electricity.

If something doesn't work that day, make sure it's written in the report. Don't sign the delivery report saying that 'everything is in perfect condition' when there's something pending — that phrase is going to cost you when you leave.

Frequently Asked Questions

❓ Is a written rental contract mandatory in Colombia?

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

❓ How much time does the property owner have to return the deposit?

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

❓ Can the property owner prohibit me from having pets?

They can include restrictions, but they must be backed by the building's horizontal property regulations. A clause that prohibits any type of pet without 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 property owner wants to end the contract early?

The property owner 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 sale of the property. In all cases they must give the corresponding legal notice — minimum 3 months for long-term contracts.

❓ Can I ask the property owner to modify clauses before signing?

Yes, absolutely. A rental contract is not an immovable document. If a clause doesn't work for you or goes against the law, you can propose changes. A property owner 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 doubts about your contract?

Reviewing a rental contract doesn't take more than an afternoon. That afternoon can save you weeks of conflicts, unjustly withheld money, and an uncomfortable delivery 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 owners, no real estate commission.