Can you run an Airbnb in a Cartagena condo? PH rules, RNT and the 70% vote

If a Cartagena apartment is governed by Colombia’s propiedad horizontal regime, owner consent alone is not enough to run nightly stays: the registered building rules must expressly allow tourist accommodation, and the operator must also verify land-use compatibility and complete the applicable National Tourism Registry (RNT) requirements before operating. If the building rules need to be amended, Colombia’s Law 675 places amendments to the statutes and PH regulations among decisions requiring 70% of the co-ownership coefficients.

Can a condo apartment in Cartagena legally operate as a short-term rental?

It can when the property’s legal framework permits the use and the tourism operator meets the applicable formalities. Decree 2590 of 2009 says that, for properties under the PH regime, the regulations must expressly establish the possibility of using units for tourist housing. Silence should not be treated as an automatic green light.

For operating due diligence, TALOA would start with the registered rules themselves—not a doorman’s comment, a WhatsApp message from another owner, or the fact that several units already appear online. Other owners’ conduct does not establish authorization for your unit.

What does the 70% assembly threshold actually mean?

Article 46 of Law 675 requires a qualified majority equal to 70% of the co-ownership coefficients for specified decisions, including amendments to the statutes and PH regulations. If tourist accommodation can only be enabled by amending those rules, the 70% threshold becomes central.

Does an RNT prove that the building allows Airbnb?

No. Colombia’s Ministry of Commerce, Industry and Tourism (MINCIT) states that a tourist-housing provider in a PH property must declare, during the RNT process, that the private units are authorized by the building regulations. The RNT is a pre-operating tourism requirement; it does not replace the building authorization or land-use check.

MINCIT also states that the RNT itself is free and updated annually, and that commercial tourist housing for stays under 30 days requires RNT. Supporting documents should be retained for verification.

Do I also need to check land use in Cartagena?

Yes. MINCIT says tourist housing must verify that the intended commercial activity is permitted for the property under the applicable land-use framework. The practical implication is simple: verify the specific property. Do not infer permission merely because the unit is in Bocagrande, El Laguito, the Historic Centre, Getsemaní or the North Zone.

A sound acquisition separates three questions: does the area have short-term-rental demand, does the building permit the activity, and is the specific property legally compatible with it? Only the first is a market question.

What if the property is not under the PH regime?

The PH-rule authorization gate may not apply, but the operation is not automatically clear. Land use, RNT and the other obligations relevant to the operator and property still need to be checked. A colonial house should not be assumed to sit outside PH simply because of its physical format; verify the legal structure first.

Did the PH rules change in 2026?

As of 5 September 2026, TALOA does not treat the PH reform being discussed in Congress as enacted law. The Chamber of Representatives’ official file for Bill 067/2025C, accumulated with Bill 146/2025C, records first-debate approval on 7 April 2026 and a second-debate report. Until the legislative process is completed and a new law enters into force, this guide relies on the current Law 675, Decree 2590 and current tourism-formalization rules.

The expensive mistake is not failing to follow every draft bill. It is buying, furnishing or financing a unit before checking whether the use underpinning the investment model is actually permitted.

What should an owner request before buying or launching a rental?

• The registered propiedad horizontal regulations and all current amendments.
• The minutes and exact amendment authorizing tourist accommodation, where an amendment was required.
• Building access, guest-registration and contractor protocols—without using those as a substitute for the legal rules.
• Land-use verification for the specific property.
• Active RNT where required and evidence of its current status.
• Applicable insurance, safety, guest-data, tax and coexistence obligations.
• Any known enforcement, dispute or rule-change history that could affect the operating thesis.

How would TALOA review a Cartagena building operationally?

1. Separate documents from hearsay. Record the official source behind every material conclusion.
2. Map operating restrictions. Contractor hours, reception access, guest registration, noise rules, moves and common areas.
3. Connect legal permission to unit economics. A permitted rental can still be operationally poor if building procedures make every repair or turnover expensive.
4. Date the conclusion. Rules, registry status and building policies can change.