🏠 Apartment Inspection in Bogotá and Colombia: Complete Guide for Expats and Investors

Spanish version: https://newsletter.ingeniumholding.co/p/inspeccion-apartamentos-nuevos-bogota

Buying a new apartment in Bogotá is an exciting milestone. But behind the excitement, there is a reality many foreign buyers are not aware of: developers and real estate agencies want to close the deal quickly, hand over the unit, and move on to the next project.

That means their priority is speed and money — not necessarily your long-term protection as a buyer.

This is why having an independent technical inspection before signing the handover act is the smartest decision you can make. At Ingenium Holding, with more than 8,000 private units inspected in Bogotá and Cundinamarca, we help expats and investors protect their property and their peace of mind.

🔍 How does the handover process work in Colombia?

In most cases, the process looks like this:

1. The buyer signs the purchase agreement with the developer.

2. Once construction is “completed”, the developer schedules a handover date.

3. On that day, the buyer is invited to walk through the apartment and sign an “acta de entrega” (handover certificate).

⚠️ Here’s the critical part: many builders explicitly state that if defects are not reported on the same day, future claims will not be accepted.

This puts the buyer under pressure: excited to receive the property, but unprepared to spot hidden defects or evaluate compliance with Colombian building standards.

⚠️ Common problems in new apartments in Bogotá

Our experience shows recurring issues in thousands of units:

• Finishing defects: uneven floors, cracked tiles, poor paint.

• Plumbing issues: leaks in kitchens and bathrooms, low water pressure.

• Electrical risks: outlets without grounding, unsafe wiring, no RETIE certification.

• Carpentry flaws: doors that don’t close properly, poorly installed closets.

• Moisture and cracks: fissures in walls, leaks on balconies and terraces.

• Common areas not finished: parking lots, social areas, or green zones incomplete.

Each of these problems can cost thousands of dollars to repair if not reported in time.

📑 Handover checklist for new apartments

Before signing the acta de entrega, make sure to review:

1. Floors, walls, and ceiling finishes.

2. Water pressure, faucets, showers, and toilets.

3. Electrical outlets, switches, and lighting fixtures.

4. Doors, windows, and locks.

5. Fixed carpentry (kitchen cabinets, closets).

6. Balconies and terraces.

7. Parking space and storage units.

8. Compliance with approved plans.

Even with a checklist, only a technical inspector can detect hidden or structural issues, supported by Colombian regulations.

👨‍💼 Why hire an independent inspection?

• Legal protection: documented reports serve as evidence for warranty claims.

• Financial savings: repairs cost much more if defects are not reported at handover.

• Safety: ensures compliance with NSR-10 (structural), RETIE (electrical), and NTC 1500 (plumbing).

• Peace of mind: impartial evaluation from a third party.

• Proven authority: Ingenium Holding has inspected more than 8,000 private units in Bogotá.

💰 Developers and agencies: their goal is speed, not your protection

Both developers and real estate agencies are focused on closing deals fast. Their goal is to deliver the property “problem-free” on paper, even if real defects exist.

We have reviewed builder documents that clearly state: if no issues are reported on the handover day, the buyer loses the right to claim later.

That is why it is essential to have an ally that is not linked to the seller.

At Ingenium Holding, we act as your independent advisor:

• If there are defects → we document them with photos and legal references.

• If the unit is in good condition → you can receive it with confidence.

• If problems are serious → we guide you on legal or technical steps to protect your rights.

We are your shield against the financial interests of developers and agencies.

📚 Legal framework in Colombia

• Law 675 of 2001: regulates horizontal property and common areas.

• Law 1480 of 2011 (Consumer Statute): protects buyers from hidden defects.

• NSR-10: seismic resistance code.

• RETIE (2024 update): safe electrical installations.

• NTC 1500: Colombian plumbing code.

Builders are legally responsible for defects:

• 1 year: finishing defects.

• 5 years: technical installations.

• 10 years: structural stability.

🚧 Ingenium’s proven experience: more than 8,000 inspections

Unlike individual inspectors, Ingenium Holding has worked on entire residential complexes, inspecting hundreds of apartments and their common areas.

This experience allows us to:

• Identify defect patterns across multiple units.

• Provide collective reports to homeowners’ boards.

• Support warranty claims worth over USD 2 million.

• Offer both technical and legal backing to property owners.

In other words, we don’t just inspect one apartment — we understand the entire building as a system.

🤝 Ingenium Holding: your strategic ally

We provide specialized services depending on your needs:

✅ For new apartments (private units):

• On-site inspection of finishes, plumbing, electrical, and carpentry.

• Detailed report with photos, findings, and applicable regulations.

• Guidance for direct claims with the developer.

🔎 For residential complexes (common areas) – optional, at extra cost:

• Inspection of roofs, façades, elevators, pools, technical equipment.

• Review of legal and technical documents.

• Support for homeowners’ boards and reception committees.

⚠️ Important: Common area inspections are a separate service with independent scope and fees.

❓ Frequently Asked Questions (FAQ)

1. How much does an apartment inspection cost in Bogotá?

It depends on the size of the unit and the scope. In all cases, the cost is far lower than repairing hidden defects later.

2. What happens if I don’t inspect on the handover day?

Many builders won’t accept claims after the acta de entrega is signed. That’s why inspection on the same day is essential.

3. Are developers legally obligated to fix defects?

Yes. By law: 1 year (finishes), 5 years (technical systems), 10 years (structure).

4. What’s the difference between private and common area inspections?

Private inspections focus on your apartment. Common area inspections cover shared property (roofs, façades, elevators, etc.) and must be hired separately.

5. What do I get in Ingenium’s inspection report?

A technical document with photos, detailed findings, legal references, and recommendations for claims.

Buying property in Bogotá is a major investment. But developers and agencies don’t always prioritize your protection — they prioritize closing.

That’s why having an independent apartment inspection is critical. With more than 8,000 units inspected, Ingenium Holding is the trusted partner for expats and investors who want to receive their apartment with peace of mind.

👉 Book your inspection now