Key takeaways
- Note every defect on the acta de entrega. It's your strongest evidence later.
- Consumer law gives new homes a 10-year structural and 1-year finishes warranty.
- Bring a checklist, tape measure, flashlight and a charger to test outlets.
- Report problems in writing to the builder's posventa department and keep case numbers.
- Do a second walkthrough before the one-year finishes warranty ends.
On this page
If you bought a new apartment in Medellín off-plan (sobre planos), the handover is the moment that decides how many problems you'll be chasing for the next year. When the builder (constructora) invites you to receive the unit, you'll walk through it and sign a handover record (acta de entrega). Everything you note on that record is much easier to get fixed than something you discover later. Go slowly, bring a checklist, and don't sign a clean record for an apartment that isn't ready.
This guide is for foreign buyers receiving a new-build unit, whether in person or through someone they trust. It covers how the handover works, what legal warranties back you up, a room-by-room inspection checklist, and how to follow up when the builder is slow. If you're still at the purchase stage, start with our pre-construction and fiducia guide.
How a new-build handover works
The details vary by builder, but the sequence usually looks like this.
- The builder schedules your appointment. You'll receive a date and time to receive the unit. Ask for it in writing and ask how long the appointment lasts.
- You inspect the unit. A builder representative walks through it with you. Some builders allow a separate pre-inspection visit, which is worth asking for.
- You sign the handover record. The acta de entrega lists the unit, what was delivered and any observations about defects or pending items.
- You receive keys and documents. Keys, remotes, manuals, warranty information and, in many cases, the building's rules.
- The builder fixes the pending items. A second visit confirms the repairs.
The handover is separate from the legal transfer of title. The deed (escritura) and registration may come before or after, depending on the project. Our post-closing checklist covers registration, utilities and the rest of the paperwork.
The legal warranties that protect you
Colombian consumer law gives buyers of new homes two main warranties, according to Law 1480 of 2011 (the consumer protection statute) and its regulations.
| Warranty | What it covers | Duration |
|---|---|---|
| Structural stability (estabilidad de la obra) | The structure itself | 10 years |
| Finishes (acabados) | Floors, paint, doors, fixtures, cabinets and similar items | 1 year |
The warranty period generally runs from delivery to the first buyer. Separately, Law 1796 of 2016 and its regulations added protection for buyers of new housing in larger projects: if a building collapses or is at risk of collapse because of construction or soil defects within ten years, the builder must cover the buyer's losses, backed by insurance, a bank guarantee or a trust.
The one-year finishes warranty is short. Problems you note on the acta are documented from day one, which makes them much harder to dispute. Don't count on catching everything later.
If a builder doesn't honor warranties, buyers can file a consumer complaint with the Superintendencia de Industria y Comercio (SIC), which oversees consumer protection and has sanctioned builders for failing to honor warranties.
Before handover day
Preparation makes the inspection faster and more thorough.
- Get a copy of the plans and the finishes specification from your purchase documents
- Ask the builder what you'll receive: keys, remotes, manuals, warranties
- Bring a tape measure, a small level, a flashlight, a phone charger plug to test outlets, and painter's tape to mark defects
- Bring a notebook or use your phone to list each item with a photo
- If your Spanish is limited, bring someone fluent, or hire an independent inspector
- Schedule for daylight so you can see paint and floor flaws clearly
If you can't be there, give a trusted person a simple written authorization, or use a formal power of attorney if your lawyer says it's needed. Our guide to buying remotely with a power of attorney explains the options.
Room-by-room inspection checklist
Take your time. A thorough inspection of a two-bedroom apartment can take a couple of hours. Mark every defect with tape and photograph it.
Floors and walls
- Porcelain or tile without cracks, chips or hollow-sounding pieces
- Even grout lines and level surfaces
- Paint without stains, drips or patches
- Walls without cracks, especially around windows and doors
Doors and windows
- Doors that open, close and lock smoothly
- Windows that slide easily and seal when closed
- Glass without scratches or cracks
- Balcony doors that seal against rain
Kitchen
- Cabinets level, with doors and drawers aligned
- Countertops without chips or stains
- Sink draining properly with no leaks underneath
- Stove, oven and hood working, if included
- Gas connection tested and certified, if the unit has gas
Bathrooms
- Toilets flushing and refilling properly
- Showers draining without pooling
- Hot water reaching all taps in a reasonable time
- No leaks around fixtures or under sinks
- Silicone sealing complete around showers and sinks
Electrical and connections
- Every outlet working (test with your charger)
- Every light and switch working
- Breaker panel labeled
- Internet and TV connection points in the places shown on the plans
Measurements and specifications
Compare the unit with what you bought. Check that the finishes match the specification, and measure rooms against the plans. Small differences are normal. Major ones, or cheaper materials than promised, should be noted.
Filling out the acta de entrega
The acta is your official record. Treat it like a contract.
- Write every defect. Don't accept "we'll fix it" without a note on the record.
- Be specific. "Crack in master bathroom tile next to the shower" is better than "bathroom tile."
- Ask for a deadline. Agree on when pending items will be fixed.
- Keep a copy. Get a signed copy or a clear photo of every page before you leave.
If the builder pressures you to sign without notes, or says observations go "in a separate email," politely insist they go on the acta. If a serious problem makes the unit unusable, you can note that you're receiving it with reservations. Check with your lawyer if you're unsure.
Should you hire an independent inspector?
For many foreign buyers, yes. An independent inspector or an engineer who does handover inspections knows where new Medellín buildings tend to have problems and knows the local vocabulary for writing them up. They also aren't emotionally invested in the apartment, which helps when you're excited to finally have the keys.
Ask any inspector what they check, whether they test plumbing and electrical systems, how they document findings, and whether they'll attend the repair follow-up visit. Get a written quote before the handover date. Whether you hire someone or not, you or your representative should still be present and read every line of the acta before signing.
An inspector's report doesn't replace the acta. Make sure their findings are copied onto the handover record itself, or formally attached to it, so the builder can't treat them as a separate opinion.
After handover: following up
Most builders have a post-sale service department (servicio posventa). Use it, and keep every request in writing.
- Send the list. Email the post-sale department your observations with photos, referencing the acta.
- Track every request. Keep the ticket or case numbers.
- Inspect the repairs. Confirm each item is fixed before closing it.
- Report new issues promptly. Anything that appears within the warranty periods should be reported in writing right away.
- Escalate if needed. If the builder doesn't respond, a lawyer can advise on a formal complaint with the SIC or other options.
Note the date you received the unit. Set a reminder about two months before the one-year finishes warranty ends, walk through the apartment again, and report anything new in writing.
Common post-handover issues to watch for
Some problems only appear after you've lived in the unit a while, or after the first heavy rains. Keep an eye on these.
| Issue | When it tends to show up |
|---|---|
| Window or balcony leaks | The first heavy rainy spells |
| Hairline cracks in plaster | As the building settles |
| Hollow or loose tiles | Over the first months of use |
| Plumbing leaks | Once water is in regular use |
| Common-area defects | As the building fills up |
Common-area defects are usually handled by the building's administration with the builder, not by individual owners. Our propiedad horizontal guide explains how the administration works. If you're planning to renovate the finishes, wait until the builder has completed warranty repairs. Our renovation guide explains why.
Buying or receiving a new unit in Medellín? Tell us about your project and we can connect you with independent inspectors who work in Spanish and English.
Frequently asked questions
What is an acta de entrega?
It's the handover record you sign when you receive a new apartment from the builder. It lists what was delivered and any defects or pending items. Make sure every problem is written on it before you sign.
What warranty do new apartments have in Colombia?
Under consumer protection law, new homes have a 10-year warranty on structural stability and a 1-year warranty on finishes, generally counted from delivery to the first buyer. Larger projects also have additional protections against collapse under Law 1796 of 2016.
Can I refuse to receive a new apartment?
If the unit has serious problems, you can note them on the acta and receive it with reservations, or discuss postponing delivery. Check with a lawyer before refusing outright, since your purchase contract matters.
Who handles defects in common areas?
Usually the building's administration works with the builder on common-area defects. Individual owners report issues in their own units through the builder's post-sale service.
What if the builder ignores my warranty claims?
Keep everything in writing and track case numbers. If the builder doesn't respond, a lawyer can advise on a complaint to the Superintendencia de Industria y Comercio or other legal options.
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