How Inmobiliarias Work in Colombia
An inmobiliaria is a professional real estate agency that intermediates between landlords and tenants. In Colombia, the vast majority of formal long-term rentals — especially unfurnished apartments — are managed by inmobiliarias rather than rented directly from owners.
Understanding how they operate, what they charge, and when to use one versus going direct is essential for making smart rental decisions.
What Inmobiliarias Do
- Tenant screening: Credit studies, income verification, fiador/póliza coordination
- Lease management: Contract drafting, renewal processing, termination handling
- Rent collection: Monthly payment processing and landlord disbursement
- Maintenance coordination: Repair requests, contractor dispatch, emergency response
- Legal compliance: Ensuring Law 820 compliance, handling disputes and eviction proceedings if necessary
What They Charge
Inmobiliarias typically charge property owners a monthly management fee of 8–10% of the rent. This fee is paid by the landlord, not the tenant — though landlords often factor it into pricing. The tenant typically pays the credit study fee (estudio de crédito) for the póliza: COP 100,000–200,000 ($27–$54).
Foreigner-Friendly Agencies in Medellín
| Agency | Focus | English | Website |
|---|---|---|---|
| Casacol | Largest bilingual inventory | Full | en.casacol.co |
| LIV Realty | Premium relocation packages | Full | livrealty.co |
| Medellín Advisors | Boutique expat services | Full | medellinadvisors.com |
| Nomad Barrio | Fiador-free furnished | Full | nomadbarrio.com |
When to Go Direct Instead
Renting directly from a landlord — found through FincaRaiz, Metrocuadrado, "Se Arrienda" signs, or portero referrals — typically saves 20–40% over agency-listed properties. The trade-off: you handle everything yourself (contract review, maintenance requests, dispute resolution), and you'll need functional Spanish.
Frequently Asked Questions
No. The management fee (8–10% of monthly rent) is paid by the property owner. However, you will pay the credit study fee (estudio de crédito) if applying for a póliza — typically COP 100,000–200,000.
Yes, but you'd need to wait until your current lease ends (or negotiate early termination). Many expats use an inmobiliaria for their first lease, then transition to direct landlord relationships once they have local contacts and Spanish proficiency.
Casacol has the largest bilingual inventory in Medellín with 2,000+ guests monthly. For a more personalized boutique experience, LIV Realty and Medellín Advisors offer full relocation packages including airport pickup, neighborhood tours, and lease negotiation.
Yes — they must be registered as legal businesses and comply with Law 820. However, as with any market, quality varies. Verify registration, check Google reviews, and ask for references from other expats before committing.