Medellín has become a hotspot for Airbnb investors thanks to its rising tourism, affordable property prices, and attractive rental yields. The short-term rental market is booming, but it’s crucial for potential investors to understand that Colombia, and specifically Medellín, has implemented regulations to ensure responsible tourism and maintain community harmony.
Before diving into the Airbnb market in Medellín, it’s essential to familiarize yourself with the legal landscape. From registration requirements to local zoning laws, knowing the rules will help you avoid fines, ensure compliance, and protect your investment. In this blog, we’ll guide you through the most important regulations you need to know before buying a property for Airbnb in Medellín.
Understanding the National Tourism Registry (RNT)
One of the most important regulations you must comply with as an Airbnb host in Medellín is registering your property with the Registro Nacional de Turismo (RNT). This is a mandatory requirement under Law 2068 of 2020, which governs tourism services in Colombia, including short-term rentals on platforms like Airbnb.
- What is the RNT?
The RNT is a national database that ensures that all tourism service providers, including Airbnb hosts, meet the legal standards required to operate. Without an active RNT registration, offering short-term rentals is illegal, and non-compliance can result in severe penalties. - Why it’s mandatory:
Registering with the RNT provides a legal framework that protects both hosts and guests. It also ensures that properties meet safety, zoning, and health regulations. Local authorities are cracking down on illegal Airbnb operations, and fines can reach up to 2,000 times the legal minimum monthly wage if you are found operating without proper registration. - Fines and Consequences for Non-Compliance:
If a property does not comply with the RNT requirement, it can be subject to significant penalties, including closure, fines, and even removal from the Airbnb platform. Ensuring that your property is properly registered from the start is crucial for a worry-free investment.
If you’re planning to invest in Medellín’s Airbnb market, EVERYPLACE can assist you with the entire process of securing your RNT registration and ensuring that your property is compliant with all local regulations. From helping you navigate the paperwork to understanding local laws, EVERYPLACE provides expert support to make sure your investment is not only profitable but also legally sound.
Approval from Co-owners in Residential Buildings
For properties located within apartment complexes governed by Colombia’s horizontal property regime, Airbnb investors must obtain approval from the assembly of co-owners before renting out units on platforms like Airbnb. This rule, enforced under Law 675 of 2001, is designed to prevent disruptions in residential buildings and ensure that short-term rentals don’t negatively affect other residents.
- Why Approval is Necessary:
In Medellín, many apartment buildings are classified as horizontal properties, meaning that shared spaces and building rules are collectively managed by all co-owners. Renting out units for short-term stays can lead to issues like noise, security risks, or frequent guest turnover, which might disrupt the peace and quiet expected in residential areas. To address this, co-owners must agree to allow Airbnb operations within the building. - Navigating Co-owner Agreements:
Before purchasing a property with the intention of using it for Airbnb, it’s important to verify whether the building permits short-term rentals. Some buildings may have strict rules, while others might be more flexible. Gaining co-owner approval can be challenging if the building management is concerned about the potential impacts on safety or privacy.
If you’re unsure how to navigate this process, EVERYPLACE can guide you through co-owner agreements and help you understand whether your investment property is suitable for short-term rentals. We’ll ensure your property complies with all building regulations and that you have the necessary permissions to avoid legal complications.
Zoning and Land Use Regulations
Medellín has implemented strict zoning and land use regulations to manage the growth of short-term rentals like Airbnb. Investors must ensure that their property is located in an area legally designated for tourist accommodations. Zoning laws vary across the city, so it’s important to confirm that your property complies with local land use plans before listing it on Airbnb.
- Where Airbnb Rentals Are Allowed:
Not all neighborhoods in Medellín are zoned for tourism-related activities. Some residential areas strictly prohibit short-term rentals, while others may allow them only under specific conditions. For example, tourist accommodations might be permitted in commercial zones but restricted in purely residential neighborhoods. - The Importance of Land Use Compliance:
Operating an Airbnb in a zone not designated for tourist accommodations can lead to significant penalties, including fines and property closures. Medellín’s local authorities are increasingly cracking down on illegal short-term rentals, with more than 1,700 properties flagged for non-compliance. It’s essential to ensure your investment property is situated in an area where short-term rentals are permitted to avoid these legal challenges. - Consequences of Illegal Operations:
Failing to adhere to zoning and land use laws can result in hefty fines—up to 2,000 times the legal minimum monthly wage—and the forced closure of your property. Additionally, illegal operations could damage your reputation on platforms like Airbnb, potentially leading to account suspensions.
To ensure compliance with Medellín’s zoning laws, EVERYPLACE provides expert guidance on land use regulations and helps you select properties that meet all legal requirements. Whether you’re investing in short-term rentals or considering other rental options, EVERYPLACE ensures that your property is aligned with local rules.
Stricter Enforcement by Local Authorities
In recent years, Medellín’s local government has increased efforts to regulate Airbnb properties and ensure compliance with existing laws. The rise of illegal short-term rentals has prompted authorities to implement stricter measures to safeguard residents and promote responsible tourism.
- Government Crackdown on Unregistered Airbnbs:
Local authorities have been actively identifying and shutting down Airbnb properties operating without proper registration and zoning compliance. As of 2024, over 1,700 properties in Medellín were found to be operating illegally, without the required National Tourism Registry (RNT) or land use approval. The government is focusing on bringing these properties into compliance or closing them down entirely, making it essential for investors to follow all legal steps when listing properties on Airbnb. - Fines and Legal Penalties for Non-Compliance:
Non-compliant Airbnb operators face severe penalties. Fines for failing to register with the RNT or not adhering to zoning regulations can be as high as 2,000 times the legal monthly minimum wage. Additionally, properties may be shut down, licenses revoked, and future applications to the RNT denied. - Ensuring Safety and Quality:
Medellín’s local government is also enforcing safety and quality standards in Airbnb rentals. Hosts are expected to maintain clean, safe, and properly equipped properties that do not disrupt the neighborhood. Authorities have also taken action against properties linked to illicit activities, ensuring that Airbnb rentals uphold the standards of responsible tourism.
To avoid falling foul of these stringent regulations, working with a trusted partner like EVERYPLACE can ensure that your property adheres to all legal requirements. EVERYPLACE provides full support, from securing the necessary approvals to ongoing property management, ensuring your investment is compliant and profitable.
The Impact of Airbnb on Medellín’s Real Estate Market
The rapid growth of Airbnb in Medellín has significantly impacted the city’s real estate market, bringing both opportunities and challenges for investors and residents alike. While short-term rentals have boosted tourism and created profitable avenues for property owners, they have also contributed to rising property prices and concerns about gentrification.
- Rental Demand vs. Local Housing Needs:
Airbnb has increased rental demand in popular neighborhoods like El Poblado and Laureles, where many tourists and digital nomads seek short-term accommodations. This demand has led to higher property values, benefiting investors. However, it has also contributed to the reduction of affordable housing for local residents, creating tension in some communities. - Gentrification and Rising Real Estate Prices:
Neighborhoods with a high concentration of short-term rentals have seen rapid price increases, making it harder for locals to buy or rent properties. This phenomenon, known as gentrification, has been particularly pronounced in areas like El Poblado, where property prices have surged due to investor interest in Airbnb rentals. As a result, Medellín’s real estate market has become more competitive, with limited availability driving up prices. - Balancing Profitability with Regulatory Compliance:
While Airbnb can be highly profitable, investors must carefully balance profitability with compliance to avoid legal issues. Stricter regulations and government crackdowns on illegal rentals mean that only those who follow the rules—like obtaining the RNT and co-owner approvals—will benefit from the full potential of Medellín’s real estate market. In addition to short-term rental income, some investors are now exploring long-term rentals as a way to diversify their portfolios while staying compliant.
For investors interested in the Airbnb market, it’s essential to consider these factors and stay compliant with local regulations. EVERYPLACE offers expert support to help investors navigate Medellín’s evolving real estate landscape, from finding the right property to managing rental income and ensuring legal compliance.
How EVERYPLACE Can Help You Navigate Medellín’s Airbnb Regulations
Investing in the Medellín Airbnb market offers significant potential, but staying compliant with the city’s strict regulations is crucial. This is where EVERYPLACE becomes an invaluable partner for investors looking to avoid legal pitfalls and maximize profitability.
- Property Management Services: Managing an Airbnb in Medellín requires staying up to date with changing regulations and ensuring that your property complies with the law. EVERYPLACE provides full property management services to handle everything from guest communication to cleaning and maintenance. With EVERYPLACE, your property stays in excellent condition while remaining compliant with all local rules.
- Expert Guidance on RNT Registration and Legal Compliance: EVERYPLACE assists with the RNT registration process, ensuring your property is legally approved for short-term rentals. From handling the paperwork to liaising with local authorities, EVERYPLACE helps you avoid costly mistakes by ensuring your property is fully compliant with zoning laws, building regulations, and horizontal property regimes.
- Support for Long-Term Investment Strategies: If you’re looking to diversify beyond short-term rentals, EVERYPLACE also offers expertise in long-term rental management. This is an ideal option for investors who want to balance short-term Airbnb profits with the stability of long-term tenants, all while staying within the bounds of Medellín’s evolving legal framework.
By partnering with EVERYPLACE, investors can feel confident that their Airbnb properties are well-managed, fully compliant, and set up for long-term success in Medellín’s competitive real estate market.
Conclusion
Investing in Airbnb properties in Medellín can be highly profitable, but understanding the legal landscape is essential to protect your investment. From obtaining the mandatory National Tourism Registry (RNT) to securing co-owner approval in residential buildings, following the city’s Airbnb regulations is crucial. Compliance with zoning laws and maintaining a well-managed property will help you avoid fines and legal issues, allowing you to enjoy the rewards of Medellín’s thriving tourism market.
By working with a trusted partner like EVERYPLACE, you’ll have the expert support needed to navigate Medellín’s regulatory framework. EVERYPLACE can guide you through the process of registering your property, complying with zoning regulations, and managing your investment to ensure it remains profitable and fully legal.
Whether you’re exploring short-term rentals or considering diversifying into long-term rental options, EVERYPLACE offers the expertise and services you need for a successful and compliant Airbnb investment in Medellín.