If you are renting out a property in Colombia—or planning to do so—you’ve probably asked yourself: Do I have to charge VAT (IVA Colombia)? Do I need to declare these earnings? What exactly are my obligations with DIAN?

The truth is that the topic may look complex, but it doesn’t have to be. Here we’ll explain, in detail and in plain language, how VAT  works and what tax obligations you need to keep in mind for 2025.

VAT (IVA Colombia) in Rentals: The Basics

In Colombia, VAT on rentals depends directly on the type of property and its use.

By law (Article 476 of the Tax Statute), residential leases are excluded from VAT.
On the other hand, leases of commercial-use properties (offices, stores, warehouses, parking lots, etc.) are subject to VAT at 19%.

That means:

• If the property is used for housing → no VAT applies.
• If the property is used for commercial or productive purposes → you must charge 19% VAT.

A simple example: renting out a family apartment does not generate VAT, while renting a store for a business does require charging the 19% VAT.

Special Cases Clarified by DIAN

• A residential condominium as such does not pay income tax, but if it rents its common areas (parking, gym, community hall, etc.), that income is considered a service subject to VAT (IVA Colombia).
• If those areas are simply “loaned” or their cost is already included in the administration fee without an extra charge, then no VAT is due.
• Also, in 2025 the Council of State determined that a commercial lease used directly for health services (IPS under the Health Benefits Plan) may be considered VAT exempt, overturning previous DIAN interpretations.

👉 In summary:

• Residential rental → excluded from VAT.
• Commercial rental → 19% VAT (with exceptions like IPS or when included in administration fees).
• VAT is triggered at the moment the rent is charged (invoice date or payment date).

Tax Differences: Housing vs. Commercial Property

Property Use

• Rentals exclusively for housing → VAT exempt.
• Rentals for commercial use (offices, warehouses, shops, workshops, etc.) → subject to 19% VAT.

Invoice and VAT Withholding

• For housing rentals, there’s no VAT and no VAT withholding.
• For commercial rentals, the landlord must issue an invoice with VAT if responsible; and the tenant (if they are a VAT withholding agent) must withhold VAT on the tax charged.

VAT (IVA Colombia) Responsibility

• A small individual landlord renting residential property may not be responsible for VAT if they fall below income thresholds.
• Companies or individuals with high rental income must register as VAT-responsible and charge the corresponding VAT.

Income Tax

• Both types of rental income must be reported in the annual income tax return.
• Individuals → rents go under the “capital income” section (tax rates from 0–39% depending on total income).
• Companies → rents are taxed as ordinary income (~35% corporate tax in 2025).
• Important: residential condominiums (propiedad horizontal) are not subject to income tax, but they must pay VAT when renting out common areas.

Landlord’s Tax Obligations

RUT Registration

Every individual or company receiving rental income must register in the RUT (Unique Tax Registry).

Foreigners without tax residency in Colombia are also required to register in the RUT to declare Colombian-source income (such as rental income from property in the country).

When registering, you must declare the economic activity as “capital income earner” and mark the responsibilities (VAT, income tax, withholding) that apply.

Electronic Invoicing

The obligation to issue invoices depends on the general rules of Article 616-2 of the Tax Statute.
In practice:

• If the landlord is a company or operates as a business → they must almost always issue electronic invoices every month for the rent charged.
• Even if the lease is for housing and excluded from VAT → the invoice is still required for control and deduction purposes.
• If the landlord is an individual not required to invoice → the tenant can generate a “support document” to back the payment and deduct it in their taxes.
  In any case, anyone exceeding invoicing thresholds is obligated to issue invoices, even for leases.

VAT (IVA Colombia) Responsibility

• If the lease is commercial, the landlord must calculate and declare VAT on that income.
• The landlord only charges VAT if registered as VAT-responsible; otherwise, they don’t.
• In 2025, an individual must register for VAT if their annual gross income from taxable activities reaches 3,500 UVT (about COP $174.296 million).
• Companies → always VAT-responsible when leasing taxable properties.

Income Tax Filing

• The landlord must include rental income in their annual tax return.
• For individuals → it is classified as capital income in the relevant section.
• For companies → it is part of ordinary income.
• Always keep your contracts, invoices, and bank statements, as DIAN cross-checks this data with third-party reports.

Withholding Taxes

Income Tax Withholding 

• If the tenant is a withholding agent (for example, a company or condominium administrator), they must withhold income tax on the payment.
• The rate is 3.5% of the total paid, when the payment is equal to or greater than 10 UVT.
• If the payment is less than 10 UVT, no withholding applies.

VAT (IVA Colombia) Withholding

• Applies only to taxpayers required to withhold.
• When the rent includes VAT (i.e., a taxable lease), the tenant must withhold a portion of that VAT—usually up to 15%—at the time of payment.
• For residential leases, VAT does not apply, so there is no VAT withholding.

Payments Abroad

• If rent is paid to a landlord not domiciled in Colombia (a foreigner without a branch in Colombia), a withholding tax of 20% applies to the total payment.
• This happens, for example, when a Colombian tenant pays rent directly to a foreign property owner.

Risks of Omissions and Penalties

Failing to comply with these obligations can lead to unexpected debts and penalties.
DIAN can review up to 5 years back and charge omitted taxes (Article 817 ET), plus late interest and fines for late filing or failure to issue invoices.

Example: in 2024, DIAN detected 1,200 residential complexes that were required to declare VAT on rentals of common areas but didn’t. Result: reclassification processes and collections.

Common mistakes that lead to penalties include:

• Renting a commercial property without issuing invoices (thinking incorrectly that it is exempt).
• Accepting cash payments without recording them.
• Not updating the RUT after exceeding VAT thresholds.
• Not practicing withholdings when required.

Individual vs. Company

• Individuals: Can avoid being VAT-responsible if under the 3,500 UVT income threshold. Still, they must report rental income in their personal income tax return as capital income.
• Companies: Always VAT-responsible for taxable leases, must charge 19% VAT, and pay corporate tax (~35%).

In short: companies face stricter obligations, while individuals have fewer requirements if under the limits—but still must declare and invoice if they exceed thresholds.

Rentals by Foreigners

Foreign landlords must also consider special rules:

• Non-tax residents: taxed only on Colombian-source income (such as rent from Colombian property). They must register in the RUT and file Colombian tax returns, unless the tenant applies final withholding.
• Tax residents (more than 183 days in Colombia): taxed like Colombians on their worldwide income.
• Foreign companies: if they own property in Colombia, it is generally considered a permanent establishment. In practice, it is often recommended to set up a Colombian company.
• Payments from abroad: if rent is paid directly to a foreign landlord, a 20% withholding applies.
• It is also essential to check double taxation treaties and always use the official exchange rate for declarations.

👉 Not reporting rental income as a foreigner in Colombia can lead to severe penalties.

Practical Recommendations

• Register and update your RUT: include the rental activity and mark the responsibilities (VAT, income tax, withholdings). Update it whenever something changes.
• Issue electronic invoices: always for the rent you charge, especially for commercial properties.
• Record income formally: use bank accounts or formal systems. Avoid cash, as it’s hard to prove to DIAN.
• File income tax on time: include rental income and take advantage of deductible expenses (property tax, loan interest, etc.).
• Apply proper withholdings: if you are the tenant, withhold 3.5% income tax and VAT if applicable. If paying a foreigner, withhold 20%.
• Seek professional advice: consult official DIAN and Ministry of Finance sources, and work with an accountant. Laws, decrees, and rulings often change.
• Residential complexes: if renting common areas to third parties, you must invoice VAT and declare it.
• Respect tax deadlines: pay VAT and income tax by DIAN’s official annual schedule. Timely payment avoids interest and penalties.

Complying with tax rules when renting property in Colombia is essential to avoid penalties and sleep peacefully.

Knowing when VAT (IVA Colombia) applies, how to invoice, how to declare, and how to handle withholdings allows you to manage your rental income legally and without unpleasant surprises.

At Nexo Legal, we can guide you through the entire process: from reviewing your tax situation to representing you before DIAN if needed.
👉 Don’t risk your assets—contact us and manage your rentals with confidence and professional support.