Subletting — renting out a property you're already renting — is a legal grey zone in Bogotá that many expats and digital nomads misunderstand. The rules differ depending on whether you own the property, rent it long-term, or operate it as a short-term rental. Getting this wrong can mean immediate lease termination and eviction.
⚠️ Default Rule: Subletting Is Prohibited
Under Ley 820 de 2003, subletting (subarrendamiento) is presumed prohibited in Colombian residential leases unless the landlord has granted explicit written authorization. "My landlord didn't say anything about it" is not authorization. If you sublet without written permission, you are in material breach of your lease — grounds for immediate termination.
What Colombian Law Actually Says
Article 17 of Ley 820 addresses subletting directly. The law establishes that a tenant may sublet all or part of a rental property, but only with the landlord's prior written authorization. Without that authorization:
- The sublet is invalid as a legal contract
- The landlord can terminate the lease immediately
- The "sub-tenant" has no legal standing or protection
- The original tenant bears full liability for any damage caused by the unauthorized occupant
The Three Subletting Scenarios in Bogotá
| Scenario | Legal Status | What You Need |
|---|---|---|
| Long-term subletting (roommate taking over your room) | Requires written landlord permission | Written clause in lease or written addendum |
| Short-term Airbnb subletting (you're the tenant) | Prohibited without permission + likely violates condo rules | Written landlord authorization + RNT registration + Propiedad Horizontal approval |
| Owner listing their own property on Airbnb | Legal if condo allows; requires RNT | Propiedad Horizontal approval + RNT from MinCIT |
The Airbnb / Short-Term Rental Problem for Tenants
The rise of Airbnb has created friction in Bogotá's residential buildings, particularly in high-demand expat neighborhoods like Chapinero Alto, Parque 93, and Usaquén. Here's what's happening on the ground:
Propiedad Horizontal Crackdowns
Colombia's Ley 675 de 2001 (Propiedad Horizontal law), further regulated by Decree 768 of 2025, gives condominium boards (asambleas de copropietarios) broad authority to regulate short-term rentals within their buildings. Most buildings in premium Bogotá neighborhoods have adopted internal regulations that:
- Require all tenants to be registered with the building administration
- Prohibit daily or weekly rental turnover (STR operations)
- Allow the administration to impose fines of up to 2× the monthly HOA fee per violation
- Authorize the board to notify the property owner, who can then terminate the lease
The RNT Requirement for STR Operators
Any property operated as a tourist accommodation — including Airbnb, Booking.com, or VRBO — in Colombia requires registration with the Registro Nacional de Turismo (RNT), administered by MinCIT. This registration applies to the property owner or operator, not the platform. Operating without RNT registration can result in fines and forced closure. Properties in residentially-zoned buildings (not comercio) face additional scrutiny.
💡 What "Apartasuite" Changes
An apartasuite is a furnished, serviced apartment unit operating under a hotel or tourist license — meaning it's specifically zoned for short-term rental operations. Unlike standard residential apartments, apartasuites operate outside standard condo board restrictions and are legal short-term rental vehicles. This is why many Bogotá STR operations are structured as apartasuites rather than residential leases. If you're a tenant, you'd need to be sub-renting from an apartasuite operator — which is a different legal relationship entirely.
How to Legally Get Subletting Permission
If you want to sublet legitimately — either because you're traveling for a month or want a roommate to share costs — here's the correct process:
Ask in Writing
Send a formal written request to your landlord or inmobiliaria via email or WhatsApp (both admissible). State the duration, the subtenant's name, and the terms. Create a paper trail.
Get Written Authorization
Verbal permission is worthless legally. Require a written response. For inmobiliaria-managed properties, the authorization must come from the inmobiliaria (as the legal representative), not just the property owner directly.
Check the Propiedad Horizontal Rules
Even with landlord permission, your condo board may prohibit subletting or STR operations. Request a copy of the building's reglamento de propiedad horizontal — this document governs what is and isn't allowed in the building's common and private areas.
Execute a Subtenancy Agreement
If all permissions are granted, execute a written sublease agreement with your subtenant. This document should specify the rental amount, duration, deposit arrangement, and both parties' responsibilities. Retain a copy of the original landlord authorization as an exhibit.