Unfurnished Long-Term Rentals: The Complete Lease Process

The unfurnished 12-month lease is the standard residential arrangement in Bogotá. Roughly 75–80% of long-term tenants rent unfurnished. The process is formalized, regulated by Ley 820 de 2003, and follows a predictable sequence — but it's opaque to foreigners encountering it for the first time. Here's the complete process from viewing to key handover.

Step 1: Property Viewing

Schedule viewings through FincaRaíz.com.co, Metrocuadrado.com, Ciencuadras.com, or directly through inmobiliarias (real estate agencies). View 3–4 apartments per day over 5–7 days. During each viewing, check: water pressure in all bathrooms and kitchen, cell signal strength in every room, internet infrastructure (ask about fiber availability), elevator condition, building security (portería quality), parking (if needed, adds COP 150,000–300,000/month), and noise levels at different times of day.

Step 2: Credit Study (Estudio de Crédito)

Once you've chosen an apartment, the inmobiliaria or póliza provider conducts a credit study to verify your financial capacity. Requirements:

• Cédula de extranjería (or contraseña, if the provider accepts it)
• Bank statements — 3–6 months showing income of 2–3× the monthly rent
• Employment letter or proof of pension/income source
• Payment: the applicant bears the credit study cost (COP 50,000–150,000)

The credit study takes 3–7 business days. For foreigners without Colombian credit history, the study relies primarily on income verification rather than a DataCrédito score.

Step 3: Póliza de Arrendamiento Approval

Assuming the credit study passes, a póliza de arrendamiento (rental insurance policy) is issued. This replaces the traditional fiador (guarantor) system. The póliza guarantees the landlord against tenant default — covering missed rent, unpaid utilities, and administración fees. Major providers include Sura, Mapfre, El Libertador, and Seguros Mundial.

Step 4: Lease Signing

The lease contract (contrato de arrendamiento) must specify: monthly rent (canon de arrendamiento), payment date and method, lease duration (standard 12 months), administración responsibility, utility responsibility, pet policies, and termination conditions. Colombian leases automatically renew unless either party gives written notice (preaviso) at least 3 months before the renewal date.

Step 5: Inventory Checklist (Acta de Entrega)

For furnished and unfurnished apartments alike, an inventory document records the exact condition of the apartment at handover. For unfurnished: wall condition, floor condition, fixture condition, appliance condition (stove), plumbing function, electrical function. For furnished: every single item — sofa, bed, table, utensils, linens — with condition notes.

Step 6: Utility Transfers

Utilities (water, electricity, gas, internet) are typically in the landlord's name but billed to the property. Upon lease signing, the inmobiliaria coordinates the transfer of billing responsibility to the tenant. Monthly utility costs at Estrato 4: COP 260,000–470,000 ($70–$128). At Estrato 5–6: COP 350,000–600,000 ($95–$162) due to cross-subsidization surcharges.

Step 7: Key Handover

You receive keys, building access credentials (keycard/code for the portería), parking remote (if applicable), and a copy of the manual de convivencia (building rules). Introduce yourself to the portero — they're your first point of contact for building issues.

Timeline Summary