Colombia Landlord-Tenant Laws: Complete Property Guide
covered summary of Law 820 of 2003 and the Commercial Code regulating rentals in Colombia. Deposit rules, rent limits, and evictions explained.
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Colombia has strict regulations for real estate rentals, divided primarily between urban housing (governed by Law 820 of 2003) and commercial premises (governed by the Commercial Code). Understanding these regulations is essential to protect your investment and avoid severe penalties.
Key Colombian Rental Laws at a Glance
Rent Increases (CPI Cap)
Unlike many places worldwide, the state strictly governs residential rent increases in Colombia. Increases can only be applied once every 12 months of the contract's execution. For 2026, the maximum increase cannot exceed 5.10%, which represents 100% of the CPI (Consumer Price Index) of the preceding calendar year (2025).
In addition, the landlord must notify the tenant in writing of the date and amount of the increase. If there is no formal notification, the increase has no legal effect. For complete details, see our Rent Increases guide.
Security Deposits (Strictly Prohibited)
One of the most common mistakes made by landlords in Colombia (especially those used to US or EU law) is asking for an upfront cash deposit. According to Article 16 of Law 820 of 2003, it is illegal to demand cash deposits or "guarantee months" to secure rental payments or cover property damages.
The law only permits guarantees or bonds exclusively to cover public utilities (Article 15). In practice, most landlords use rental insurance policies (pólizas de arrendamiento) issued by local insurers. See our Security Deposits guide.
Eviction and Contract Termination Process
The termination of a lease depends heavily on whether there is a breach of contract (Just Cause) or if the landlord simply wants the property back (No-fault):
Just Cause Evictions
- Non-payment of rent or utilities.
- Unauthorized subletting.
- Illegal activities or changing the property's intended use.
No-fault Terminations To terminate a contract without the tenant having breached it, the landlord must provide written notice at least 3 months in advance of the initial period's or extension's expiration, and additionally pay an indemnity equivalent to 3 months of rent directly to the tenant (Article 22, numeral 7). For more details, visit our Eviction Process guide.
Lease Agreements and Requirements
In Colombia, a lease agreement can be verbal or written, although it is strongly recommended to always execute a written agreement to mitigate risks. The landlord is bound by law to deliver an original signed copy of the contract (either paper or valid electronic signature) to the tenant and co-signers within a maximum of 10 days after signing. Failure to do so incurs fines. Consult Lease Requirements.
Maintenance and Habitability
The landlord has a legal obligation to maintain the property in optimal conditions for the agreed purpose (habitability). This means taking care of necessary or structural repairs (damaged internal pipes, roofs, serious electrical problems). The tenant is responsible for "locative repairs" (damage caused by daily wear and tear or directly caused by the tenant). See our guide on Maintenance Obligations.
Commercial Leases
Commercial rentals have entirely different statutes that heavily favor the business's establishment. If a tenant has occupied the premises with the same business for 2 consecutive years, they acquire the right to automatic renewal, effectively blocking standard evictions. Learn more in our Commercial Overview guide.
Simplify Compliance with Landager
Managing contracts, sending legally required rent increase notices based on the official CPI, and securing insurance policies can be overwhelming for foreign and local investors alike. Landager automates annual IPC-based increases and securely stores all your formalization documents.
Explore other Colombian compliance topics:
How Landager Helps
Landager tracks lease terms, automated rent reminders, and document expiration - making it easy to stay compliant with Colombia regulations.
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