The stable legal framework
Contrary to common belief, Colombia does not yet have a dedicated national law specifically for Airbnb-type short-term rentals. The current framework rests on Law 300 of 1996 (General Tourism Law), Law 1101 of 2006, and complementary municipal resolutions.
What is well established and stable, however, are the registration obligations:
- RNT (Registro Nacional de Turismo): mandatory registration with the Chamber of Commerce — if you reside abroad, this registration must specifically go through the Bogotá Chamber of Commerce
- RUT: tax ID with the DIAN
- TRA (Tarjeta de Registro de Alojamiento): guest registration record
- SIRE: reporting system to immigration authorities for hosted foreign travelers
Failing to renew the RNT on time triggers automatic suspension — a simple but often overlooked point.
Authorized building, or purely residential?
This is the most decisive factor, and the one most often discovered too late. Two very different situations:
| Authorized building (mixed-use / tourist) | Standard residential building | |
|---|---|---|
| Short-term rental | Authorized from the design stage by the developer, written into the condo bylaws | Often restricted or prohibited by the condo bylaws |
| Minimum stay | Generally no internal restriction | Some bylaws impose a 3 to 7-night minimum, or ban tourist use entirely |
| Risk | Low on this specific point | Fines, after-the-fact bans, or HOA action |
Best practice: always request the horizontal property regime bylaws (reglamento de propiedad horizontal) before signing, and check explicitly whether it authorizes, restricts, or prohibits tourist rental. This is a document the seller or agency should be able to provide without difficulty.
City-by-city overview (to confirm at the time of your project)
Since regulation is in motion, this overview provides a general trend — not a fixed status.
Bogotá
The short-term rental market has grown tenfold in 8 years (from 1,676 to over 16,000 properties between 2019 and 2026, per Camacol). This rapid growth comes with what authorities themselves acknowledge as regulatory gaps, fueling the current push for stronger oversight.
Medellín
The city already has a zoning tool (Acuerdo 048 of 2014) allowing occupancy restrictions by zone. Enforcement tightened noticeably in 2026 — it's currently the city where investors perceive regulatory risk as highest.
Cartagena
A specific and well-documented case: in certain island areas of the tourist district (Isla Fuerte, Islas del Rosario, Islote Santa Cruz, Múcura, Barú, Tierrabomba, among others), setting up tourist accommodation requires specifically authorized land use, verified by the Chamber of Commerce with the Mayor's Office when registering for the RNT.
What's currently changing
Several measures are under discussion and could reshape this landscape in the coming months:
- Draft decree (2026 revised version): would strengthen the requirement to visibly display the RNT number on every listing, and require platforms to remove non-compliant listings
- Bill 632 of 2025: would create a public registry of tourist accommodations and require prior HOA authorization before any listing — currently under discussion
- Bill 197 of 2024: would allow municipalities with over 500,000 residents (Bogotá, Medellín, Cartagena chief among them) to impose minimum-stay rules in designated tourist zones — in Senate committee
Checklist before buying for an Airbnb project
- Request the condo bylaws
Check explicitly whether they authorize, restrict (minimum stay), or prohibit short-term rental. - Check if the building is mixed-use / tourist-designated
A building designed for this use from the start removes much of the internal regulatory risk. - For Cartagena specifically: verify land use if the property is located in an island area of the tourist district.
- Plan for registration steps
RNT (via the Bogotá Chamber of Commerce if you reside abroad), RUT, TRA, SIRE. - Stay informed on regulatory developments
Especially if your project is in Bogotá, Medellín, or Cartagena, the three cities most affected by pending legislation.
Frequently asked questions
Can I know for certain whether a building is authorized before signing?
Yes — the horizontal property regime bylaws are a public document the seller or agency must provide. This is a simple check to build into the legal title verification.
Is the RNT enough, or do I also need HOA approval?
The RNT is a national registration requirement with the Chamber of Commerce. HOA approval is a separate matter, governed by the condo bylaws — both are required, independently of each other.
Will this regulation keep changing?
Very likely, given the number of measures currently under discussion. This is a fast-growing sector that naturally draws legislative attention — all the more reason to check the situation at the exact time of your project rather than relying on outdated information.
Does this guide replace a legal review of the project?
No. It provides a reliable overview as of now, but verifying a specific property's condo bylaws and confirming the most recent regulatory status require individual analysis.
Have a short-term rental project in mind?
Diana checks the condo bylaws, land use where relevant, and keeps you informed of regulatory developments.
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