Airbnb Rules Bogotá: RNT Registration, Zoning Limits, and Fines Explained

The Bogotá Airbnb Compliance Checklist

• ☐ Confirm Primary Residence Status

  • Verify your property qualifies as your primary residence before filing, Bogotá's short-term rental rules tie the legality of the activity to owner-occupancy in most residential zones.

  • Gather your cédula de ciudadanía and property deed (escritura pública) as baseline identity documents for all subsequent filings.

• ☐ Check Zoning Classification

  • Look up your property's uso del suelo through the Secretaría Distrital de Planeación portal.

  • Residential zones (tratamiento de consolidación) require explicit authorization for short-term tourist use, don't assume approval.

• ☐ Review Copropiedad Rules

  If your unit is in a strata building, obtain written authorization from the administración de propiedad horizontal before listing. A single objection from the consejo de administración can shut you down regardless of city permits.

• ☐ Register with the RNT

  • File your Registro Nacional de Turismo through CITUR, this is the core airbnb license requirement under Colombian tourism law (Law 1101 of 2006).

  • Renew the RNT annually; an expired registration is treated the same as no registration during an inspection.

• ☐ Obtain a Matrícula Mercantil

  Register your STR activity as a commercial operation with the Cámara de Comercio de Bogotá. Fees start around COP 77,000 for micro-enterprises and must be renewed each year before March 31.

• ☐ Register for Tax Obligations

  • File for an RUT with the DIAN and confirm your VAT (IVA) and industry-and-commerce tax (ICA) obligations with the Secretaría de Hacienda Distrital.

  • Airbnb collects and remits some taxes automatically, but your ICA filing is your responsibility, don't assume the platform covers it.

• ☐ Install Required Safety Equipment

  • Place functional smoke detectors in every bedroom and a carbon monoxide detector if gas appliances are present.

  • Mount a fire extinguisher (minimum 2.5 kg ABC-rated) in the kitchen area, visible and within reach.

1. Regulatory Overview

Bogotá's short-term rental market sits under three compliance layers: national Colombian law, Bogotá District regulations, and Airbnb's own platform terms.

All three apply simultaneously, and gaps in any one of them create liability for the host.

The primary governing instrument at the national level is Decreto 2119 of 2018 which classifies short-term rental activity under Colombia's tourism accommodation framework and requires registration with the national tourism registry (Registro Nacional de Turismo).

At the district level, Bogotá's Decreto Distrital 555 of 2021 introduced zoning restrictions that affect which residential classifications can legally host paying guests, particularly in estrato 1 and 2 zones where enforcement has tightened since 2024.

Colombian law defines a short-term rental as any paid accommodation arrangement lasting fewer than 30 consecutive nights. Properties rented for 30 nights or more fall under standard residential lease rules governed by Ley 820 of 2003, which carries a completely different compliance path.

Most Airbnb listings in Bogotá operate well below that threshold, so Decreto 2119 is the relevant statute for the vast majority of hosts. (The 30-night cutoff also determines how lodging taxes apply, which matters when you're calculating net yield.)

The enforcing agency is the Ministerio de Comercio, Industria y Turismo (MinCIT) which oversees RNT registration nationally, while Bogotá's Secretaría Distrital de Planeación (SDP) handles local zoning compliance and can issue fines for operating in non-permitted residential zones.

2. Registration Requirements

Don't look for a simple, one-stop short-term rental permit in Bogotá. It doesn't exist.

Unlike New York's Local Law 18, Bogotá's compliance is a messy patchwork of national tourism laws, local business licensing through the Cámara de Comercio, and DIAN tax registration for things like the 19% IVA on your cleaning fees.

It's a bureaucratic maze, frankly, and you'll need to navigate each piece separately.

National Tourism Registry (RNT)

Effective January 01, 2003, and updated under Decree 229 of 2017, Colombia's Registro Nacional de Turismo (RNT) is the closest thing to a formal STR registration requirement.

Any person or entity offering paid lodging services, including short-term rentals, must register with the national tourism registry and renew annually before March 31 each year.

Airbnb, Booking.com, and Vrbo are not formally bound by RNT enforcement, but hosts who operate without it face fines of up to 17 legal monthly minimum wages (approximately $4,800 at 2026 rates).

• Who Must Register: Any host offering accommodation for remuneration, regardless of how many nights per year.

• Application Platform: Colombia's Ventanilla Única de Registro Turístico (VURT) portal.

• Required Documentation: RUT (tax ID), property title or lease agreement, proof of liability insurance, and municipal business registration (Cámara de Comercio).

• Annual Renewal Fee: Approximately 60,000–120,000 COP ($15–$30 USD) depending on property category.

There is no primary-residence threshold, the RNT applies whether you rent 30 nights or 300 nights per year.

Hosts renting a single room within their primary residence occasionally claim exemption, but this position is legally untested and carries real risk.

Local Business Permit (cámara De Comercio)

Your first critical step for getting an RNT is registering with Bogotá's Cámara de Comercio. This will set you back about 250,000–400,000 COP ($60–$100 USD), and it's a fee you'll have to pay every single year. Don't skip it.

Operating without this registration is a commercial code violation, a completely separate offense that can get you fined even if your tourism paperwork is otherwise perfect.

3. Property and Building Eligibility

Bogotá does not maintain a formal building classification system for short-term rental eligibility, there's no equivalent to New York's Class A/B multiple dwelling registry or a published prohibited-buildings list.

What governs whether your specific unit can operate as an STR comes down to three sources: zoning ordinances under the Plan de Ordenamiento Territorial (POT), condo board rules (reglamentos de propiedad horizontal), and any HOA-style restrictions embedded in your building's founding documents.

Zoning and Land-use Restrictions

• Residential zones: Most residential-use parcels permit short-term rental activity under Decreto 555 of 2021, provided the host registers with the national tourism registry (RNT).

• Mixed-use zones: Properties in commercial or mixed-use classifications generally face fewer restrictions, but must still comply with RNT registration and local tax obligations.

• Rural or protected zones: Units in Bogotá's protected rural belt (Cerros Orientales and similar areas) face additional environmental restrictions that can block STR operation entirely.

Condo and HOA Rules

This is where most hosts get caught off guard. Even if zoning permits STR activity, your building's reglamento de propiedad horizontal can prohibit it outright.

Under Law 675 of 2001, condo assemblies have the legal authority to ban or restrict commercial activity in residential units, and a growing number of Bogotá buildings passed such restrictions between 2022 and 2025.

• Blanket bans: Some buildings explicitly prohibit any rental under 30 days.

• Approval requirements: Others require written condo board consent before listing.

• Noise and occupancy caps: Restrictions on guest count or check-in hours.

4. Operational Requirements and Restrictions

Bogotá's short-term rental framework sets specific day-to-day limits that apply from the moment your first guest checks in.

These rules derive primarily from Decreto 2590 de 2023 and the supplementary Resolución 0191 de 2024 issued by the national tourism registry authority (RNT).

Guest Limits

Maximum of 2 guests per registered bedroom: The property's RNT registration specifies a maximum guest count tied directly to the number of bedrooms declared at registration.

A two-bedroom unit caps at 4 paying guests. Adding guests beyond that figure violates the registration terms and exposes the host to fines starting at 4 SMMLV (roughly COP 6.9 million at 2026 rates).

Maximum of 1 additional non-paying visitor per unit: Guests may receive one non-paying day visitor, but that visitor cannot stay overnight.

Minimum-Stay Thresholds

No statutory minimum-stay requirement applies under current Bogotá district rules. One-night bookings are permitted, though individual propiedad horizontal (strata) bylaws can impose a minimum, typically 3 nights, so check your building's reglamento before listing.

Access Requirements

Guest identity verification at check-in: Hosts must record each guest's national ID or passport number before handing over keys.

This requirement flows from Ley 300 de 1996 (tourism law) and applies to every booking regardless of length. Digital verification via a property management system log satisfies the requirement as long as records are retained for 5 years.

Host Presence

Bogotá does not mandate host presence during a guest's stay. Fully unhosted operation is legal at the district level. Building bylaws, again, may differ.

Bill 287 de 2025 (currently in second congressional debate) would introduce a 30-night annual cap on unhosted rentals in residential-zoned buildings citywide. If passed, it would take effect 180 days after promulgation.

5. Tax Obligations

Bogotá hosts face taxes from three separate levels of government. Getting the split wrong is the most common compliance mistake, and it costs hosts more in penalties than the original tax bill.

National Taxes (DIAN)

City Taxes (Bogotá District)

Total Combined Tax Rate: 19% IVA + 0.414% ICA on gross revenue, plus 0–35% income tax on net profit.

Platform Collection Requirements

Airbnb collects and remits IVA on its service fees directly to DIAN. It does not collect IVA on your accommodation rate. That obligation stays with you if your annual income exceeds the threshold for IVA registration (approximately COP 119.9 million in 2025, indexed annually).

Hosts below that threshold are classified as no responsables and don't charge IVA to guests.

Tax Filing

Filing deadlines vary by tax type, so build a calendar before your first booking.

IVA, if you're a responsable, is filed bimonthly through DIAN's online portal (Muisca), with declarations due in the period following each two-month cycle.

ICA is also filed bimonthly with the Secretaría de Hacienda Distrital, calculated on gross accommodation revenue under CIIU code 5510.

Income tax (renta) is declared annually, with the filing window typically falling between August and October depending on the last digits of your NIT.

Keep every invoice, platform payout statement, and expense receipt for at least five years. DIAN can audit retroactively, and reconstructing records after the fact is where most hosts get hit with penalties.

If your annual income sits below the IVA registration threshold (~COP 119.9 million), you file as a no responsable and skip the bimonthly IVA returns, but you still owe ICA and income tax.

6. Safety and Building Code Requirements

Mandatory Safety Equipment

Bogotá's fire safety requirements fall under the Cuerpo Oficial de Bomberos de Bogotá and national building standards set by Reglamento Colombiano de Construcción Sismo Resistente (NSR-10). Every short-term rental unit must have:

• Smoke Detectors: Operational unit in every sleeping room and connecting hallway, tested within 30 days of each new guest cycle

• Fire Extinguisher: ABC-rated extinguisher accessible in kitchen areas, inspected and tagged annually

• Carbon Monoxide Detector: Required in any unit with gas appliances or enclosed parking below the living space

• Emergency Exit Signage: Illuminated exit signs on all floors above the ground level

Building Compliance

• Structural certification under NSR-10 seismic standards, non-negotiable for multi-story buildings

• Valid certificado de uso del suelo confirming the property sits in a zone permitting short-term residential use

• Electrical installations certified by a licensed technician registered with RETIE (Reglamento Técnico de Instalaciones Eléctricas)

7. Booking Platform Requirements

Bogotá's Decreto 397 de 2022 and the national tourism framework under Law 300 of 1996 place registration and tax obligations on hosts not on platforms.

As of May 2026, no Colombian statute compels Airbnb, Vrbo, or Booking.com to verify a host's RNT registration before processing a booking block unlicensed listings, or submit quarterly transaction reports to Bogotá's Secretaría de Desarrollo Económico or DIAN.

Airbnb does collect and remit the 19% IVA on service fees under a voluntary agreement with DIAN, but that arrangement is tax-administrative, not a registration-verification mandate tied to Airbnb rules Bogotá compliance. The platform won't flag or remove your listing because your RNT is missing.

The entire compliance burden is on you. Don't expect Airbnb to flag your listing if your RNT expires or you haven't paid your industry tax contribution to FONTUR.

Enforcement isn't automated by a booking platform; it comes from municipal inspectors from the Superintendencia de Industria y Comercio showing up at your door.

8. Enforcement and Penalties

Civil Penalties

Bogotá's Secretaría Distrital de Planeación and the national tourism registry authority (CITUR) both carry sanctioning power under Ley 300 de 1996 and its amendments. Fines aren't symbolic.

• Operating without registration: Up to COP 23,000,000 (roughly USD $5,700) per violation

• Failure to collect and remit tourism taxes: Up to COP 15,000,000 per audit period

• Repeat or ongoing non-compliance: Fines double after a second notice; the property can be ordered off-platform

• Advertising without a valid RNT number: Up to COP 8,000,000 per listing

Enforcement Mechanisms

• Platform verification: Airbnb shares host data with Colombian tax authorities under bilateral reporting agreements active since 2024

• Complaint response: Neighbor or community complaints trigger a mandatory inspection within 15 business days

• Proactive monitoring: CITUR cross-references active listings against the national tourism registry quarterly

• On-site inspections: Inspectors can enter with 48 hours' notice under Decreto 2590

Registration Denial and Revocation

• Grounds include falsified property documentation, outstanding tax debt, or prior suspension within 24 months

• Appeals go to the Consejo de Estado (administrative court) within 30 days of the written denial

Property Owner Liability

If you rent your property to someone who then operates it as an unregistered STR, the liability doesn't stay neatly with the operator, it can land on you as the titleholder. Colombian enforcement practice under Ley 300 de 1996 treats the property itself as the locus of the violation, which means inspectors and sanctioning authorities can pursue the registered owner even when a tenant or property manager is the one actually running the listing.

9. Special Considerations

Bogotá's STR rules don't apply uniformly across all property types. Several categories carry additional restrictions that can catch hosts off guard, even when the base registration requirements are met.

Strata-Classified Residential Buildings (estratificación)

Colombia classifies urban properties by estrato (socioeconomic strata 1-6), and many residential buildings in higher-strata zones have internal co-ownership regulations (reglamentos de propiedad horizontal) that explicitly prohibit short-term commercial use.

These rules operate independently of city-level Airbnb rules in Bogotá.

• Building bylaws may classify STR activity as a commercial use, voiding residential-only zoning rights

• Co-ownership assemblies can impose fines of 2-5 times the monthly administration fee per violation

• Repeated infractions can result in legal action under Ley 675 de 2001 Colombia's horizontal property law

Before listing, get the reglamento in writing and confirm STR use isn't classified as actividad comercial.

Historic District Properties (centro Histórico)

Got a property in the historic La Candelaria neighborhood? You've got another layer of rules. Any changes inside Bogotá's Centro Histórico heritage zone, even seemingly minor things like adding a fire escape or changing the color of your front door, require special permits from the Ministerio de Cultura that can easily take 60-90 days to get approved.

It's a classic compliance trap: you can have a valid RNT but still be breaking heritage laws, putting your entire operation at risk.

• Any exterior signage advertising the STR may require heritage board approval

• Renovation work to meet guest safety standards needs a separate licencia de intervención

Hosts in this zone should budget an extra 8-12 weeks for permits before their first booking.

9. Exemptions: What Falls Outside These Rules

Not every stay or property type falls under Bogotá's short-term rental registration and tax framework, several categories operate under separate regimes or sit outside the rules entirely.

• Stays of 30 consecutive days or more: These are treated as standard residential tenancies under Colombian civil law, not short-term rentals, and are subject to lease regulations rather than STR licensing requirements.

• Licensed hotels and aparthotels: Properties registered with Colombia's Ministry of Commerce as formal tourism establishments operate under the national hotel regulatory framework, not local Airbnb restrictions in Bogotá.

• Registered bed and breakfasts: B&Bs holding a valid national tourism registry (RNT) number are governed by hospitality sector rules, not the residential STR ordinances.

• Student housing and co-living contracts: Fixed-term student accommodation agreements fall under educational housing provisions, provided the contract structure meets those specific criteria.

10. Legislative Developments

Bogotá's short-term rental framework has been refreshingly stable since the last major tourism decree went into effect. As of May 2026, there aren't any major new bills targeting airbnb rules Bogotá winding their way through the city council.

The last significant change was Decreto 555 of 2021, Bogotá's massive Land Use Plan, which reinforced existing national-level registry requirements. For now, what you see is what you get.

Proposed National STR Registry Reform (2024–2025 Draft Circular)

Colombia's Ministry of Commerce, Industry and Tourism circulated a draft regulatory update in late 2024 addressing gaps in the existing STR registration process. The proposed changes would:

• Require annual renewal of Registro Nacional de Turismo certificates instead of the current multi-year cycle

• Expand mandatory disclosure of platform revenue data to DIAN for tax enforcement

• Set minimum response-time standards for guest complaint handling

Status: still in consultation as of May 2026. This circular has not been enacted.

Resources and Contact Information

Government Agencies

Secretaría Distrital del Hábitat (SDHT)

• Address: Carrera 30 No. 25-90, Bogotá, D.C.

• Website: habitatbogota.gov.co

Registro Nacional de Turismo (RNT), MinCIT

• Registration Portal: rnt.confecamaras.co

• Website: mincit.gov.co

Filing Complaints

To report a suspected unregistered short-term rental or a property operating without an RNT certificate, contact SDHT directly through Bogotá's unified citizen services line.

• Bogotá citizen services line: 195 (available 24 hours)

• Online complaints portal: bogota.gov.

• Direct SDHT complaint submission: via the SDQS system, selecting "Vivienda y Hábitat" as the category

Disclaimer

This information is provided for general guidance only and does not constitute legal advice. Short-term rental regulations in Bogotá are complex and subject to change.

Hosts should consult with qualified legal counsel and tax professionals to ensure full compliance with all applicable laws and regulations. The enforcement space continues to evolve, and hosts are responsible for staying informed of current requirements.