Your First 90 Days of Housing in Colombia: The Complete Timeline

1-90 Days From Suitcase to Signed Lease

By Carolina Mendoza, Relocation Specialist April 2025

Most housing disasters in Colombia happen because foreigners do things in the wrong order.

They sign leases before getting bank accounts. Register with immigration after choosing apartments (limiting their options). Pay deposits before verifying landlord legitimacy.

I've guided 120+ foreigners through Colombian housing over three years. Here's the exact timeline that works—what to do each week for your first 90 days to avoid the expensive mistakes.

WEEKS -2 TO 0: Before You Arrive

What to Do From Home

□ Task 1: Get temporary housing sorted (Week -2)

Book 7-14 days in Airbnb, hostel, or hotel for when you land.

Budget:

• Medellín: COP 100,000-200,000/night ($25-50)
• Bogotá: COP 120,000-250,000/night ($30-62)
• Cali/Cartagena: COP 90,000-180,000/night ($22-45)

Why: You need time to search properly. Never sign lease without seeing multiple places.

□ Task 2: Research neighborhoods online (Week -2)

Watch YouTube walk-throughs. Read expat forums. Understand safety/transit.

Medellín safe neighborhoods:

• El Poblado (expensive: COP 2M-5M/$500-1,250)
• Laureles (mid-range: COP 1.5M-3M/$375-750)
• Envigado (budget: COP 1M-2M/$250-500)

Bogotá safe neighborhoods:

• Chapinero Alto (mid: COP 2M-4M/$500-1,000)
• Usaquén (expensive: COP 3M-6M/$750-1,500)
• Cedritos (budget: COP 1.5M-2.5M/$375-625)

□ Task 3: Join Facebook housing groups (Week -2)

Search: "[City] apartments" or "[City] expat housing"

• Read posts for 2 weeks
• Learn red flags
• See realistic prices
• Identify good agents/landlords

Don't post yet. Just observe patterns.

□ Task 4: Understand visa impact on housing (Week -1)

Your visa affects options:

Tourist visa (90 days):

• Short-term furnished only
• Higher monthly rates
• Limited to "hotels"/furnished apartments
• Most traditional landlords won't rent to you

Digital nomad/resident visa:

• Can get traditional leases
• 6-12 month contracts available
• Better rates
• More landlord options

Know which you'll have before arriving.

□ Task 5: Budget realistically (Week -1)

Calculate what you can afford:

• Rent: Max 30% of income
• Utilities: Add 15-20% to rent
• Setup costs: 3× monthly rent minimum

Example: COP 2M/month rent

• Budget COP 2.3M total monthly
• Need COP 6M+ upfront for move-in

Costs to prepare:

• Application fee: COP 50,000-100,000 ($12-25)
• Credit check: COP 80,000-150,000 ($20-37)
• Contract notarization: COP 150,000-300,000 ($37-75)
• First month: Full rent
• Deposit: 1-2 months rent
• Last month: Sometimes required
• Furniture/setup: COP 500,000-2M ($125-500) if unfurnished

WEEK 1: Arrive and Establish Basics

You're now in Colombia. In temporary housing. Week 1 priorities: Legal foundation.

Monday-Tuesday

□ Day 1-2: Get local SIM card

Go to Claro, Movistar, or Tigo store:

• Tourist SIM: COP 30,000-50,000 ($7-12)
• Need: Passport only
• Get: Colombian phone number (essential for everything)

Why urgent: Landlords/agents communicate via WhatsApp. No Colombian number = no responses.

□ Day 2: Open Colombian bank account

For digital nomad/resident visa holders:

Visit Bancolombia, Davivienda, or BBVA:

• Bring: Passport, visa, proof of address (hotel receipt works)
• Open basic account: Free
• Get debit card: 5-7 days

For tourist visa holders:

Very difficult. Try:

• Bancolombia (sometimes works with hotel address)
• Nequi (digital bank, easier)
• Or wait until you have apartment

Why matters: Many landlords require Colombian bank account for rent payments.

Wednesday-Thursday

□ Day 3: Register with immigration (if required)

If you have residence visa:

Go to Migración Colombia office:

• Register address within 15 days of arrival
• Bring: Passport, visa, temporary housing address
• Process: 1-2 hours
• Cost: Free

Critical: This creates legal paper trail that helps with apartment applications.

□ Day 4: Start neighborhood reconnaissance

Visit your top 3 neighborhoods:

• Walk around 10am-12pm (see daytime activity)
• Walk around 7pm-9pm (see evening safety)
• Check: Street cleanliness, security presence, noise level
• Talk to foreigners you see (ask about experiences)

What to observe:

• How do women walk alone at night? Confidently or carefully?
• Are there functioning street lights?
• How many tiendas/restaurants are open?
• Can you hear traffic/construction from streets you're considering?

Friday-Sunday

□ Day 5-7: First round of apartment viewings

Schedule 8-12 viewings for the weekend.

How to find listings:

• Facebook Marketplace
• Properati.com.co
• Fincaraiz.com.co
• Ciencuadras.com
• Local agents (ask in expat groups)

Don't sign anything yet. Just see what's available at your budget.

Red flags during viewings:

• Landlord rushes you
• Can't see building common areas
• No written contract offered
• Pressure to pay deposit immediately
• Landlord meets you off-site (not at property)
• Photos don't match reality

Take photos/videos of every place. You'll forget details.

WEEK 2: Deep Research and Applications

Monday

□ Day 8: Create comparison spreadsheet

Organize all apartments viewed:

□ Day 9: Research building management

For top 3 choices:

• Google the building name
• Search "[Building] + problema" or "quejas"
• Check if building has active HOA (good sign)
• Ask security guard about issues (tip them COP 10,000/$2.50)

Tuesday-Wednesday

□ Day 10-11: Verify landlord legitimacy

For each finalist apartment:

1. Ask landlord for copy of property deed (escritura)
   
2. Verify they own property at public registry:
   

• Go to Oficina de Registro de Instrumentos Públicos
• Bring property address
• Cost: COP 15,000-30,000 ($3.75-7.50)
• Get certificado de tradición y libertad

1. Verify no liens/debts on property
   

Why critical: Scammers rent apartments they don't own. You pay deposit, real owner appears, you get evicted, lose money.

□ Day 11: Check landlord reputation

Search landlord name + phone in:

• Google
• Facebook
• Estafas Colombia groups
• Ask expat groups: "Anyone rent from [landlord]?"

Thursday-Friday

□ Day 12-13: Submit applications to top 3

Application typically requires:

• Copy of passport
• Copy of visa
• Bank statement (3 months)
• Employment letter or proof of income
• Previous landlord reference (if available)
• Colombian bank account info (if you have it)

Some landlords require:

• Codeudor (Colombian co-signer with property) - very difficult for foreigners
• Double deposit instead of codeudor
• Income verification notarized

Be prepared to negotiate.

Weekend

□ Day 14-15: Follow up and prepare for decision

Chase applications via WhatsApp: "Buenos días, siguiendo con mi solicitud de [address]..."

Meanwhile, prepare:

• Get funds ready (calculate exact amounts)
• Review contract templates (ask friends/lawyers)
• Research nearby utilities providers
• Plan furniture shopping if unfurnished

WEEK 3: Contract Signing and Setup

Monday-Tuesday

□ Day 16-17: Receive offer and negotiate

When landlord says yes:

"Perfecto! Antes de firmar, podemos revisar algunos detalles?"

Negotiate:

• Deposit amount (try for 1 month instead of 2)
• Advance payment (resist paying last month upfront)
• Maintenance responsibilities (get written)
• Early termination clause (60 days notice max)
• Rent increase limits (max 5-7% annually in writing)

Get everything in WhatsApp writing.

□ Day 18: Contract review

CRITICAL: Get contract reviewed before signing.

Options:

• Hire lawyer: COP 200,000-400,000 ($50-100)
• Ask bilingual Colombian friend
• Post in expat groups

What to check:

• Full names, IDs, addresses of both parties
• Property address (exact)
• Monthly rent amount clearly stated
• Payment schedule (monthly? which date?)
• Deposit amount and conditions for return
• Utilities responsibilities
• Maintenance responsibilities
• Contract duration
• Termination clauses (both sides)
• Renewal terms
• Rent increase terms

Red flags:

• Only in Spanish with no translation
• Missing signatures/dates
• Unclear about deposit return
• Doesn't specify utilities payment
• No termination clause
• Handwritten changes not initialed

Wednesday

□ Day 19: Get contract notarized

Colombian law requires rental contracts to be notarized.

Process:

1. Both parties go to notaría
2. Bring: IDs, contract (3 copies)
3. Notary verifies IDs, reads contract
4. Both sign in front of notary
5. Notary stamps/signs

Cost: COP 150,000-300,000 ($37-75) - negotiate who pays (usually split or tenant)

Don't skip this. Notarized contracts are legally enforceable.

Thursday-Friday

□ Day 20-21: Payment and key handover

Payment order:

1. First month rent
2. Deposit (to separate account if possible)
3. Any fees

Payment methods:

• Bank transfer (best - leaves trail)
• Certified check
• Cash (get detailed receipt with both signatures)

Never: Wire internationally, PayPal, Western Union, cash without receipt.

Get receipts for everything.

Key handover checklist:

□ All keys (apartment, mailbox, storage) □ Remote controls (gate, parking) □ Building access cards/fobs □ Manuals (appliances) □ Contact info (building management, security)

□ Day 21: Move-in inspection

Do this WITH landlord present:

Walk through every room:

• Take photos/videos of everything
• Note all existing damage
• Test all appliances
• Check water pressure
• Test all lights/outlets
• Check windows/locks
• Document with timestamps

Create acta de entrega (move-in report):

• List all items/condition
• Both sign
• Keep copy
• This protects your deposit later

WEEK 4: Utilities and Registration

Monday-Tuesday

□ Day 22-23: Set up utilities

Electricity/Water/Gas (EPM in Medellín, Acueducto in Bogotá):

Visit local office:

• Bring: Notarized contract, passport, landlord authorization letter
• Register in your name
• Pay deposit: COP 50,000-200,000 ($12-50)
• Processing: 3-5 days

Internet:

Options: Claro, Movistar, ETB, UNE

• Schedule installation: 3-7 days out
• Cost: COP 100,000-200,000/month ($25-50)
• Installation: COP 0-100,000 ($0-25)

Gas (for cooking/heating):

Usually building-wide. Check if included in rent or separate.

If separate:

• Register with building administrator
• Pay monthly to building directly

Wednesday

□ Day 24: Register residence with Migración

For visa holders:

Update your address with Migración Colombia:

• Online: migracioncolombia.gov.co
• Or in-person at office
• Bring: Contract copy, passport, visa
• Must do within 15 days of moving

□ Day 24: Update immigration address

Failure to register = fine: COP 783,000-1.5M ($195-375)

Thursday-Friday

□ Day 25-26: Set up bill payments

Options:

1. PSE (online bank payment)
2. Bank branches (in person)
3. Efecty/Baloto (payment centers)
4. Direct debit (requires Colombian bank)

Set calendar reminders for:

• Rent: Due date each month
• Utilities: Usually 10th-15th of month
• Building fees: If separate

Late payment penalties: 10-15% typically.

□ Day 26: Meet neighbors

Introduce yourself to:

• Neighbors on your floor
• Building portero/security
• Building administrator

Why:

• They help with building issues
• They watch your apartment when you travel
• They give heads up about problems
• Cultural integration

Small talk tips:

• Ask about neighborhood recommendations
• Ask about trash/recycling schedule
• Learn building rules
• Offer your number for emergencies

WEEKS 5-8: Settling In

Week 5

□ Furniture shopping (if needed)

Budget option:

• Éxito/Falabella (department stores): COP 2M-5M ($500-1,250) for basics
• Timeline: 1-2 weeks delivery

Mid-range:

• Homecenter: COP 3M-7M ($750-1,750)
• Timeline: 1-2 weeks

Quick/Cheap:

• Facebook Marketplace: COP 500,000-2M ($125-500)
• Must arrange pickup/delivery yourself

Essential purchases:

• Mattress: COP 400,000-1.5M ($100-375)
• Sheets/towels: COP 200,000-500,000 ($50-125)
• Kitchen basics: COP 300,000-600,000 ($75-150)
• Cleaning supplies: COP 100,000-200,000 ($25-50)

□ Kitchen stocking

Local tiendas for basics:

• Arroz, frijoles, aceite, especias
• Cost: COP 150,000-300,000 ($37-75) initial

Supermarkets (Éxito, Carulla, Jumbo):

• Bigger shopping: COP 300,000-500,000 ($75-125)

Week 6

□ Establish routines

• Find nearest: ATM, supermarket, tienda, farmacia
• Learn bus/metro routes
• Identify safe walking routes
• Locate nearest police station (CAI)

□ Emergency prep

Save these numbers:

• Police: 123
• Fire: 119
• Ambulance: 125
• Building security: [get from portero]
• Landlord: [already have]
• Nearest hospital: [Google it]

□ Home security

Check:

• Door locks work properly
• Windows secure
• Peephole clear
• Know building security hours
• Understand visitor policy

Consider:

• Door stopper: COP 20,000-40,000 ($5-10)
• Safe for valuables: COP 150,000-500,000 ($37-125)

Week 7-8

□ Document everything

Create folder (physical + digital):

• Contract (notarized copy)
• Move-in inspection photos
• All receipts
• Utility bills
• Payment confirmations
• Landlord correspondence

Why: You'll need these if disputes arise or when you move out.

□ Build relationship with landlord

• Pay rent on time (set up early reminders)
• Report issues promptly (WhatsApp with photos)
• Be respectful of property
• Communicate clearly

Good tenant = easier renewal/reference later.

WEEKS 9-12: Long-term Setup

Week 9

□ Understand your rights

Tenant rights in Colombia:

• Can't be evicted without cause during contract term
• Deposit must be returned within 30 days after moving out
• Landlord must give 3 months notice if not renewing
• You must give 1-3 months notice depending on contract
• Rent increases limited (max 10% annually typical)

□ Resources:

• Superintendencia de Industria y Comercio (consumer protection)
• Local tenant advocacy groups
• Expat housing Facebook groups
• Immigration lawyer (if issues arise)

Week 10-12

□ Establish maintenance routine

Monthly checks:

• AC filter cleaning
• Drain cleaning (kitchen/bathroom)
• Check for leaks
• Test smoke detectors
• Organize clutter

Report immediately:

• Water leaks
• Electrical issues
• Security concerns
• Pest problems
• Building damage

□ Plan for contract renewal (if staying long-term)

Around month 9-10, discuss with landlord:

• Renewal intentions
• Potential rent increase
• Any issues to address
• Contract updates needed

Red Flags at Each Stage

Week 1-2 (Searching):

• Prices way below market
• Can't visit property in person
• Landlord refuses to meet at property
• "Too busy to show, just send deposit"
• Won't provide ID or ownership proof

Week 3 (Contracting):

• Rushed signing ("sign today or lose it")
• Won't allow contract review
• Won't notarize
• Demands extra fees not discussed
• Contract only in Spanish (you don't speak Spanish)

Week 4 (Moving in):

• Keys don't work properly
• Landlord can't prove utility accounts
• Building security doesn't recognize landlord
• Other "tenants" seem confused about who owns what

Weeks 5+ (Living):

• Landlord unresponsive to repairs
• Random people claiming to be landlord asking for payment
• Building management says your contract is invalid
• Utilities getting shut off despite payment

If you see red flags: Get legal advice immediately. Don't wait.

The Costs Summary

Upfront (Weeks 1-4):

• Temporary housing: COP 1M-3M ($250-750)
• Apartment deposit: 1-2× rent
• First month rent: 1× rent
• Notary: COP 150,000-300,000 ($37-75)
• Utility deposits: COP 100,000-400,000 ($25-100)
• Documentation: COP 200,000-400,000 ($50-100)

Example with COP 2M/month apartment: Total upfront: COP 6.5M-8.5M ($1,625-2,125)

Ongoing (Weeks 5+):

• Rent: COP 2M ($500)
• Utilities: COP 300,000-400,000 ($75-100)
• Internet: COP 150,000-200,000 ($37-50)
• Building fees: COP 50,000-150,000 ($12-37)

Monthly: COP 2.5M-2.75M ($625-687)

The Critical Checklist (Week 3)

Before you sign ANY contract, verify ALL of these:

□ Seen property in person (not just photos) □ Met landlord in person □ Verified landlord owns property (certificado de tradición) □ Checked building reputation (Google, neighbors) □ Contract reviewed (lawyer or experienced friend) □ All costs disclosed in writing □ Terms are clear (rent, deposit, utilities, maintenance) □ Notarization scheduled □ Payment method agreed (bank transfer preferred) □ Move-in inspection planned □ Have landlord's full contact info and ID □ Understand termination clauses □ Know your rights

If any box is unchecked: Don't sign yet.

FAQ for Common Problems

Q: Landlord wants deposit before I see contract. Normal?

A: No. See contract first. Never pay before reading everything.

Q: Landlord says notarization isn't necessary. True?

A: False. Colombian law requires notarization for contracts over 1 year. Even short-term, it protects you.

Q: How much should utilities cost?

A: Electricity/water/gas: COP 200,000-400,000/month for 1-person studio. More if AC used heavily.

Q: Landlord won't return deposit. What do I do?

A: Send formal written demand via WhatsApp/email. If ignored, file complaint with Superintendencia de Industria. Small claims court if needed.

Q: Can I break lease early?

A: Check contract. Usually requires 1-3 months notice and forfeiting deposit. Some contracts more flexible.

Q: Landlord raising rent 20%. Can they do that?

A: Check contract. Many limit increases to 10% annually. If no limit and over 1 year into contract, it's questionable.

The Timeline at a Glance

Resources:

Government:

• Migración Colombia: migracioncolombia.gov.co
• Property registry: igac.gov.co
• Consumer protection: sic.gov.co

Housing sites:

• Fincaraiz.com.co
• Properati.com.co
• Ciencuadras.com
• Facebook Marketplace

Legal:

• Find lawyer: Colombian Bar Association (Consejo Superior de la Judicatura)
• Tenant rights guide: sic.gov.co

Utilities:

• Medellín: epm.com.co
• Bogotá: acueducto.com.co
• Cali: emcali.com.co

Disclaimer: Timeline represents typical experience, but can vary based on visa type, city, landlord, and individual circumstances. All costs are estimates as of April 2025. Exchange rate: COP 4,000 = $1 USD. Always get professional legal advice for contracts and disputes.