Propiedad Horizontal: Building Rules Every Tenant Must Know

If you've ever wondered why your building has a doorman who enforces elevator etiquette, why your neighbor's Airbnb listing disappeared overnight, or why the administración fee on your lease seems high — the answer is the same three words: Propiedad Horizontal.

Law 675 of 2001 is the legal framework that governs every apartment building, gated community, and mixed-use complex in Colombia. As a tenant, you don't get to vote at the asamblea (owners' assembly), but you are absolutely bound by the building's reglamento de propiedad horizontal — its internal bylaws. Understanding this system isn't optional if you want a smooth tenancy.

Propiedad Horizontal is the legal regime that allows individual ownership of private units (apartments, offices, commercial spaces) within a shared structure, while establishing co-ownership of common areas — lobbies, hallways, elevators, parking garages, rooftops, gyms, pools, and green spaces.

Every building registered under this regime has three key governance documents:

• Escritura de constitución — the founding public deed that registers the building and defines each unit's coeficiente de copropiedad (ownership coefficient), which determines voting power and the share of common expenses each unit pays.
• Reglamento de propiedad horizontal — the internal bylaws covering everything from pet rules to noise hours to renovation restrictions.
• Manual de convivencia — the day-to-day coexistence manual, often more granular than the reglamento, covering things like garbage schedules, visitor policies, and common area booking.

The monthly administración (HOA fee) covers the operational costs of maintaining common areas. For expats, this fee is often a surprise — it's separate from your rent and can be substantial.

What does this cover? Typically: 24/7 security (porteros and surveillance cameras), elevator maintenance, common area cleaning, green space upkeep, building insurance, and a reserve fund for major repairs. Premium buildings add gym equipment maintenance, pool chemicals, generator fuel, and concierge services.

Who pays it depends on your lease. In most long-term unfurnished leases, the tenant pays the administración directly to the building's administration office — separate from rent paid to the landlord. Confirm this in writing before signing.

This is one area where Colombian law is surprisingly progressive. Under Law 675 and reinforced by multiple high-court rulings, residential building administrations cannot impose blanket bans on pet ownership. The right to personal development and family life — which Colombian courts have ruled encompasses pet ownership — overrides building bylaws that attempt outright prohibition.

That said, individual landlords retain full contractual freedom during lease negotiation. A landlord can refuse to rent their specific unit to a pet owner. If you have pets, negotiate this explicitly before signing and expect potential additional costs — non-refundable pet cleaning fees or monthly pet surcharges ranging from USD $25 to $75 depending on the animal's size.

This is where Propiedad Horizontal has become a battleground. Across Bogotá, condo boards are increasingly voting to ban rentals under 30 days.

Under Decreto 2590 de 2009, the default position is critical: if a building's bylaws are silent on short-term rentals, the default rule is prohibition. Authorizing stays under 30 days requires approval from 70% of co-owner coefficients, a formal bylaws amendment via escritura pública, and registration at the Oficina de Registro — a process legal experts describe as complex, expensive, and time-consuming.

For tenants, the practical impact is straightforward: if you're planning to sublease your apartment on Airbnb or similar platforms, you must verify the building's reglamento first. Operating without proper authorization exposes both you and the property owner to sanctions — the Superintendencia de Industria y Comercio (SIC) filed charges against over 40 tourism housing providers in July 2025, with potential penalties including fines and up to five years' operating prohibition.

RNT (National Tourism Registry) compliance in Bogotá is notably low — only about 11% of Bogotá Airbnb listings reportedly display legal registration numbers, compared to 83% nationally.

Most buildings enforce quiet hours — typically 10 PM to 7 AM on weekdays, extended to 8 AM on weekends. Renovations are usually restricted to weekday business hours (8 AM to 5 PM, sometimes to 1 PM on Saturdays) and require advance written notice to the administración.

Common areas like rooftop terraces, social salons, and BBQ areas typically require reservation through the admin office. Booking policies, capacity limits, and cleaning fees vary by building — your portero (doorman) is your best resource for navigating these day-to-day rules.

Even though you can't vote at the asamblea (only property owners vote), you have enforceable rights:

• Access to common areas on equal terms with owners
• Right to quiet enjoyment of your apartment
• Protection against arbitrary rules that violate constitutional rights (including pet ownership)
• Right to review the building's financial statements and minutes of assembly meetings

Your obligations include: paying the administración on time (if your lease assigns this to you), following the manual de convivencia, properly disposing of garbage according to the building's schedule, and maintaining your unit in reasonable condition.