Colombian Lease Law: The Two Types of Rental Contract
Before deciding on lease duration, understand what Colombian law actually allows. Under Ley 820 — Colombia's primary residential tenancy legislation — two lease structures exist:
- Término fijo (fixed-term): A defined start and end date. Most common for residential leases. Automatically renews unless a 3-month preaviso is given by either party.
- Término indefinido (indefinite term): No set end date. Month-to-month in effect. Requires 3-month preaviso to terminate. Less common — most landlords prefer fixed terms for payment predictability.
Ley 820 Article 23 states no minimum lease duration. Any length is legally valid — one month, six months, twelve months. The practical barrier is landlord preference, not the law.
The Short-Term Reality in Bogotá
Here's the honest truth: most Colombian landlords will not sign an unfurnished lease shorter than 12 months. Their reasons are practical — screening costs, administration fees, and the Ley 820 deposit limit (1 month regardless of lease length) mean a 3-month lease is nearly as much work as a 12-month lease for less financial security.
Where short-term is readily available:
- Furnished platforms: Airbnb, Booking.com, Blueground, Flatio — designed for short stays
- Month-to-month furnished units: Available in Chapinero, Zona T, and Usaquén through direct owner deals
- The nomad sweet spot: 3–6 month furnished lease negotiated directly with an owner — achievable with patience and the right approach
Cost Comparison: Short-Term vs Long-Term
| Option | Monthly Cost (1BR Chapinero) | Duration | Codeudor Required? |
|---|---|---|---|
| Airbnb furnished (daily rate) | COP 5,500,000–8,000,000 | Days–weeks | No |
| Blueground executive | COP 6,000,000–9,000,000 | 1–12 months | No (passport only) |
| Direct furnished (3–6 months) | COP 4,500,000–6,500,000 | 3–6 months | Sometimes |
| Unfurnished long-term (12 months) | COP 3,500,000–4,200,000 | 12 months+ | Yes (or póliza) |
How Ley 820 Automatic Renewal Works
This catches many foreigners off guard. After 12 months, a fixed-term lease automatically renews for another 12 months unless either party has given 3 months' written preaviso. This means:
- If your 12-month lease ends on December 31 and you want to leave, you needed to give preaviso by September 30
- If neither party acts, the lease continues on identical terms (including the IPC rent cap)
- The IPC cap (5.10% in 2026) applies to renewals — new leases can be set at any market rate
The MinCIT December 2025 decree that would have imposed new restrictions on short-term rentals in Colombia was never enacted. STR rentals (Airbnb, Booking.com) remain fully legal in Bogotá. Any content suggesting otherwise is incorrect.
The Digital Nomad Lease Strategy
Most Digital Nomad Visa holders benefit from a 12-month lease even if they don't intend to stay the full year. Here's why: the DN visa runs for 2 years, you get the best neighborhood and price access at long-term rates, and Ley 820's deposit limit (1 month) means your upfront cash commitment is the same as short-term platforms — without the daily-rate premium.
The practical exit strategy: give your 3-month preaviso at month 9. You're legally protected, the landlord has time to find a replacement, and you leave cleanly with your deposit returned within 30 days of key handover.
Frequently Asked Questions
Legally, there is no minimum under Ley 820 Article 23. Any duration is valid. The practical barrier is landlord preference — most won't sign unfurnished leases shorter than 12 months.
Your lease automatically renews for another 12 months under the same terms. You're still responsible for rent. If you leave without proper preaviso, you may owe up to 3 months' rent as a penalty.
Yes. The MinCIT December 2025 decree that would have regulated STR platforms was never enacted. Short-term rentals through Airbnb and similar platforms remain fully legal.
No. Ley 820 caps the deposit at 1 month's rent regardless of lease duration. A 3-month lease and a 12-month lease have the same maximum deposit.
Most experienced nomads target 6-month furnished leases negotiated directly with owners, or 12-month unfurnished leases with a proper preaviso exit strategy at month 9. Blueground and Flatio work well for arrivals who want zero setup friction.