Renting an Apartment in Colombia: Scams, Deposits, and How to Actually Find One

Finding an apartment in Colombia is not hard. Finding one without getting ripped off, overpaying, or ending up in a bad lease is the challenge. The rental market here operates on completely different rules than what you are used to in the US or Europe, and those differences catch people off guard constantly.

Here is how the rental process actually works, how to avoid the most common scams, and how to find a place you actually want to live in.

Step One: Airbnb for the First 30 Days

Do not try to sign a lease before you have spent time in the city. Every expat who locked in an apartment from abroad regrets it. You do not know the neighborhoods yet. You do not know the noise levels. You do not know that the “quiet residential area” is next to a nightclub that runs until 4am on weekends.

Book an Airbnb for your first month. Yes, it costs more than a lease. Think of it as the cost of not making a 12-month mistake. Use that month to walk neighborhoods, visit apartments in person, and figure out where you actually want to live.

One warning about Airbnb itself: bait-and-switch is common. You book a gorgeous apartment, and when you arrive, it looks nothing like the photos. Document everything at check-in, take photos, and do not hesitate to contact Airbnb support immediately if the listing is misrepresented. Better yet, book places with many recent reviews from non-Colombian guests — those reviews tend to be more honest about the actual condition.

Furnished vs. Unfurnished: The Expat Trap

Here is something nobody tells newcomers: most Colombians rent unfurnished apartments. An “unfurnished” apartment in Colombia means truly empty — no appliances, sometimes no light fixtures, often no closet rods. You might get a kitchen counter and sink and that is it.

The furnished apartment market exists almost entirely for tourists and expats, and it comes with a massive markup. A two-bedroom unfurnished apartment in Laureles (Medellin) might rent for 1,800,000 COP ($500). The same apartment furnished goes for 2,800,000-3,500,000 COP ($778-$972). You are paying $250-$470 extra per month for furniture you could buy for $500-$1,000 total.

If you are staying more than 6 months, rent unfurnished and buy basics: a mattress, a table, chairs, and a washing machine. Exito, Falabella, and Homecenter sell appliances. Facebook Marketplace and local groups on Facebook are full of expats selling furniture when they leave. You will recoup the furniture cost in savings within 3-4 months.

Where to Actually Search

Walking the Streets

The most effective method for finding good deals. Walk the neighborhoods you are interested in and look for “Se Arrienda” (For Rent) signs in windows. These apartments are almost always cheaper than anything listed online because the landlord is not paying a platform or agency fee. You will need at least basic Spanish or a Colombian friend to help you call the number on the sign.

FincaRaiz.com.co

This is Colombia’s main real estate listing site. Filter by “Arriendo” (rent), select your city and neighborhood, and set your budget. Listings are in Spanish. Prices on FincaRaiz tend to be more honest than what you find marketed to expats, but you still need to verify everything in person.

Metrocuadrado.com

Similar to FincaRaiz, also widely used. Worth checking both since different landlords list on different platforms.

Facebook Groups

Search for groups like “Apartments for Rent in Medellin” or “Arriendos Laureles” or similar for your target city. Be extremely careful here — Facebook is where the most scams happen. More on that below.

Real Estate Agencies

Agencies (inmobiliarias) handle a lot of the rental market. They charge the landlord a commission, so as a renter, you typically do not pay the agency directly. However, agencies often require more documentation and are more likely to insist on a fiador (guarantor). They can be helpful if you do not speak much Spanish, but you pay for that convenience in higher prices.

Language Meetup Referrals

Attend intercambio (language exchange) events in your city. Colombians at these events often know about available apartments through their network, and a personal referral from a local almost always gets you a better deal and a more trustworthy landlord than anything online.

The Fiador (Guarantor) Requirement

Many landlords, especially for nicer apartments, require a fiador — a Colombian citizen who co-signs your lease and assumes financial responsibility if you default. The fiador typically needs to own property in the same city.

As a foreigner, this is a significant hurdle. You probably do not know anyone who owns property in Colombia and is willing to guarantee your lease.

Options:

• Pay more upfront. Many landlords will waive the fiador requirement if you pay 3-6 months of rent in advance. This is common with expat tenants.
• Fiador insurance. Companies like Fianza Credito or Vivienda Express sell policies that substitute for a fiador. The cost is typically one month’s rent paid annually. Ask your landlord if they accept this — many do.
• Rent from landlords who do not require one. Smaller landlords renting directly (those “Se Arrienda” signs) are often more flexible. They would rather have a paying tenant than an empty apartment.

Deposits: What to Expect

Standard deposit is one month’s rent, sometimes two for furnished apartments or higher-end places. The deposit is held by the landlord (not in escrow, not by a third party) and is returned when you leave, minus any damages.

Getting your deposit back can be a struggle. Document the apartment condition when you move in — take video and photos of everything, especially any existing damage. Share these with your landlord in writing (WhatsApp works, and it creates a record). When you move out, do a walkthrough together and get written confirmation that the apartment is in acceptable condition.

Colombian law (Ley 820 de 2003) protects tenants in many ways, but enforcing those protections as a foreigner with limited Spanish is difficult. Prevention is better than litigation.

The Estrato System: How It Affects Your Rent and Utilities

Colombia divides neighborhoods into six estratos (socioeconomic strata), numbered 1 through 6. This system directly affects your utility costs:

• Estratos 1-3: Subsidized utilities. Your water, electricity, and gas bills are partially covered by the government. Estrato 3 is the sweet spot for budget-conscious expats — decent neighborhoods with subsidized utilities.
• Estrato 4: Neutral. You pay the actual cost of utilities with no subsidy and no surcharge.
• Estratos 5-6: Surcharge. You pay above-market utility rates. The reasoning is that wealthier neighborhoods subsidize poorer ones. An estrato 6 electricity bill can be 2-3 times what the same usage would cost in estrato 3.

This matters more than people realize. An apartment in estrato 6 Poblado with air conditioning can have monthly utility bills of 500,000-700,000 COP ($139-$194). The same usage in estrato 3 might cost 150,000-200,000 COP ($42-$56). Over a year, that difference adds up to $1,000-$1,600.

When comparing apartments, always ask about the estrato and recent utility bills. A slightly cheaper apartment in a higher estrato can end up costing more total.

The Scams: What to Watch For

Colombia’s rental market has real scams that target foreigners. These are not theoretical — they happen regularly.

The Fake Facebook Listing

Someone posts a gorgeous apartment at a below-market price on a Facebook group. They ask for a deposit via Nequi or bank transfer to “hold” the apartment. You send the money. There is no apartment. The person disappears.

Rule: Never send money before visiting the apartment in person and verifying the landlord’s identity.

The Fake Landlord

Someone shows you a real apartment — one they do not own. Maybe they are a tenant subletting illegally, or they copied the listing from FincaRaiz and are pretending to be the owner. You sign a “contract” and pay a deposit. The real owner shows up and you have no legal standing.

Rule: Ask to see the predial receipt (property tax receipt) which has the owner’s name and cedula number. Verify that the person you are dealing with matches that name, or that they have a notarized power of attorney from the owner.

The Bait-and-Switch Airbnb

You book one apartment on Airbnb. When you arrive, the host says there was a “problem” and moves you to a different (worse) apartment. Sometimes the original listing never existed.

Rule: Only book listings with many reviews. If switched, contact Airbnb immediately — do not accept the substitute.

The No-Refund Deposit Scam

A landlord shows you a real apartment, collects a deposit, and then becomes unreachable or invents reasons why you cannot move in. When you ask for the deposit back, they refuse or stop responding.

Rule: Get a written receipt for every payment, including the landlord’s full name and cedula number. Pay by bank transfer (not cash) so there is a record. Never pay more than one month’s deposit before signing a formal lease contract.

The Hidden Fees Surprise

You agree on a rent price but the contract includes mandatory charges you did not discuss: administration fees, parking fees, or “service” charges that inflate the real cost by 20-30%.

Rule: Before signing anything, get a complete breakdown of ALL monthly costs: rent (canon de arrendamiento), administration fee (administracion), and estimated utilities. Ask about the administracion fee specifically — in many apartment buildings, this is a separate mandatory payment of 100,000-400,000 COP ($28-$111) per month.

Lease Terms and Tenant Rights

Standard lease terms in Colombia:

• Duration: Typically 12 months, automatically renewable. Some landlords offer 6-month leases, especially for furnished apartments.
• Rent increases: Legally capped at the previous year’s inflation rate. If your landlord tries to increase rent beyond this, they are violating the law.
• Termination: If you need to break the lease early, you are typically required to give 3 months notice. Some contracts include an early termination penalty (usually 1-3 months rent). Read this clause carefully before signing.
• Maintenance: Landlords are responsible for structural repairs. Tenants handle minor maintenance and keep the property in good condition.

Everything should be in a written contract. Do not accept a verbal agreement, even if the landlord seems trustworthy. The contract protects both parties, and you will need it for your cedula registration, banking, and potentially visa applications.

Practical Tips from Experience

Visit at different times of day. That quiet apartment at 10am might sit above a bar that starts thumping at 10pm. Visit during the day AND at night before you sign anything.

Check water pressure. A surprising number of apartments in Colombia have terrible water pressure, especially on upper floors. Turn on the shower during your visit.

Ask about internet options. Most apartments can get fiber from Claro, Tigo, or ETB, but some older buildings have infrastructure limitations. Confirm before signing if reliable internet matters to you (and it should).

Gas vs. electric. Some apartments have natural gas (gas natural) for cooking and hot water, which is cheaper. Others are all-electric, which costs more. Ask.

Noise insulation is rare. Colombian construction favors concrete and tile, which looks great but transmits sound brutally. Your neighbor’s music will be your music. If noise sensitivity is an issue, look for top-floor apartments or buildings with thicker walls between units.

Laundry situation. Many apartments do not come with a washer, and even those with washer hookups may not have the machine. If the building has a lavanderia (laundry room), it might cost 5,000-10,000 COP ($1.39-$2.78) per load. Budget for this or buy a small washing machine (starting around 700,000 COP or $194).

Finding the right apartment takes time, and the system rewards patience and local knowledge over rushing. Give yourself that Airbnb month, learn the neighborhoods, and you will end up in a much better place — literally — than if you signed the first lease you saw.