Renting an Apartment Long Term in Medellín

Ley 820 of July 10, 2003 governs leases of urban property used as housing (arrendamiento de vivienda urbana). A lease can be oral or written, but either way the parties must agree on at least: who they are, the property (and any shared areas), the price and how it's paid, connected and extra services, the length of the lease, and who pays the utilities. (Ley 820 de 2003, arts. 2 and 3)

Not a cash one. Article 16 says that for urban housing leases, landlords can't demand "depósitos en dinero efectivo u otra clase de cauciones reales" (cash deposits or other real guarantees). That includes asking indirectly, through someone else, in a separate document, or under another name. (Ley 820 de 2003, art. 16)

• The cap: after every 12 months at the same rent, the landlord may raise it by up to 100% of the change in the consumer price index (IPC) for the previous calendar year. (Ley 820 de 2003, art. 20)
• For 2026: DANE put 2025 inflation at 5.10% (published Jan 8, 2026).¹
• Notice: the landlord must tell you the amount and the start date by authorized post or the notice method written into the contract. If they don't, the increase can't be enforced against you ("so pena de ser inoponible"). If you pay it anyway, you can't later claim the money back because notice was missing. (Ley 820 de 2003, art. 20)
• The ceiling: monthly rent can't exceed 1% of the property's commercial value, and that value can't be taken as more than twice the current cadastral valuation (avalúo catastral). (Ley 820 de 2003, art. 18)

The rent can be set in a foreign currency, but it's paid in Colombian pesos at the TRM (the official exchange rate) on the date the obligation arose, unless you agree on a different date or rate. (Ley 820 de 2003, art. 19) For moving money in, see banking in Colombia as a foreigner.

Only with the landlord's express permission. If you sublet or hand the lease to someone else without it, the landlord can end the contract. (Ley 820 de 2003, arts. 17 and 22.3)

You can end the lease during its initial term or a renewal by sending written notice by authorized post at least 3 months ahead and paying compensation equal to 3 months' rent. (Ley 820 de 2003, art. 24.4) Article 25 sets out the steps, including depositing the compensation if the landlord won't accept the property back.

You can also end it without paying compensation if, for example, the landlord deliberately cuts off utilities or doesn't pay utility bills they owe. (Ley 820 de 2003, art. 24.1)

The main grounds are in article 22: unpaid rent, utilities or building fees you owe, unauthorized subletting, unauthorized works, and repeated disturbance of the neighbors. (Ley 820 de 2003, art. 22)

• During a renewal: the landlord can end the lease with at least 3 months' written notice by authorized post and 3 months' rent as compensation. (Ley 820 de 2003, art. 22.7)
• At the end of a term: with at least 3 months' notice, the landlord can end the lease if they'll live there for at least a year, if the property will be demolished or repaired, or if it has been sold. For those three reasons they must also post a guarantee worth 6 months' rent. After at least 4 years, they can end it for any reason by paying 1.5 months' rent. (Ley 820 de 2003, art. 22.8)

Many listings foreigners see are furnished monthly rentals. We couldn't find an official source that says whether Ley 820 covers furnished or tourist-style rentals, so we don't say it does. Read the contract you're offered and ask what law it's under.

• Get the contract in writing even though oral leases are valid. Check it covers the points in art. 3.
• Check who pays the utilities and the administración (building fee).
• Refuse a cash deposit (art. 16). If the landlord asks for some other guarantee, get it in writing, with what it costs, before you sign.
• Note the start date. Increases come only every 12 months and are capped at the previous year's IPC.
• If rent is in dollars, agree in writing on the exchange-rate date.
• Ask about the estrato, because it affects utility bills. See Medellín neighborhoods.