Understanding Spanish Rental Contracts: Legal Terms Demystified

Why Two Countries, One Guide?

Dominican and Colombian rental contracts share a backbone of Spanish civil‑law vocabulary: arrendador (landlord), arrendatario (tenant), canon (rent). But each jurisdiction sprinkles unique seasoning—Dominicans talk about depósito de garantía, while Colombians debate póliza de arrendamiento. Understanding the overlap and the nuances lets you read any lease like a bilingual attorney. This guide unpacks the terms you will encounter, illustrates them with real clauses, and offers English translations you can copy‑paste into your negotiations. Also if you want something more interactive based, try our friends over at Expat Ally.

Setting the Stage: Parties, Property, and Purpose

Identifying the Players

Spanish Example: “Comparecen, de una parte, Juan Pérez, dominicano, mayor de edad, portador de la cédula 001‑1234567‑8, en lo adelante EL ARRENDADOR; y de la otra parte, Lisa Martínez, estadounidense, pasaporte N° 98765432, en lo adelante LA ARRENDATARIA.”

English Translation: Appearing are, on one side, Juan Pérez, Dominican, of legal age, holder of ID card 001‑1234567‑8, hereinafter THE LANDLORD; and on the other side, Lisa Martínez, U.S. citizen, passport No. 98765432, hereinafter THE TENANT.

Key nouns:

Describing the Dwelling

“Apartamento 4‑B ubicado en la Avenida Winston Churchill N.º 102, Distrito Nacional, con un área de 85 m², totalmente amueblado.”

Apartment 4‑B located at 102 Winston Churchill Avenue, National District, with an area of 85 m², fully furnished.

In Colombia, add estrato (socio‑economic utility tier):

“Inmueble de estrato 4, servicios públicos individuales.”

Money Matters: Rent, Deposits, and Indexation

Canon de Arrendamiento (Monthly Rent)

“El canon mensual será de sesenta mil pesos dominicanos (DOP 60,000), pagaderos por adelantado dentro de los primeros cinco días de cada mes.”

The monthly rent shall be sixty thousand Dominican pesos (DOP 60,000), payable in advance within the first five days of each month.

In Colombia, rent often quotes in UVR or SMMLV indices when inflation is high:

“El canon se reajustará anualmente con base en la variación del IPC.”
The rent will be adjusted annually based on the Consumer Price Index (IPC).

Depósito de Garantía vs. Fianza vs. Póliza de Arrendamiento

Dominican landlords usually request one month’s depósito de garantía held in cash. Some ask for fianza solidaria—a co‑signer. Colombians increasingly use a póliza de arrendamiento (rental insurance policy) instead of cash deposits.

“Como garantía del contrato, EL ARRENDATARIO entregará un depósito equivalente a un mes de canon.”

As a guarantee of the contract, THE TENANT will provide a deposit equivalent to one month’s rent.

Colombian version:

“La parte arrendataria se compromete a adquirir póliza de arrendamiento con aseguradora X, que cubra canon, servicios y daños.”

Intereses Moratorios (Late Fees)

“El pago realizado después del día cinco causará un interés moratorio del 1.5 % mensual sobre el saldo.”

Payments made after the fifth day will incur late interest of 1.5% per month on the outstanding balance.

Cultural tip: Dominican landlords may waive the first late fee if you communicate early; Colombians stick to Ley 820 caps (maximum 1% daily of overdue rent).

Duration, Renewal, and Notice

Plazo Inicial and Prórroga Tácita

“Este contrato tiene un plazo inicial de doce (12) meses contado a partir del 1 de julio de 2025, con prórroga tácita por períodos iguales salvo notificación contraria.”

This contract runs for an initial twelve‑month term starting July 1, 2025, with automatic renewal for equal periods unless otherwise notified.

Dominican Civil Code allows flexible notice; Colombia’s Ley 820/2003 requires written notice three months before expiry if either party wishes to terminate.

Preaviso (Notice)

“Cualquiera de las partes podrá dar por terminado el contrato mediante preaviso escrito de treinta (30) días.”

Either party may terminate the agreement by giving thirty (30) days’ written notice.

In Colombia, tenants can withdraw early by paying an indemnity of tres (3) cánones (three months’ rent) if notice is less than three months.

Maintenance and Repairs: Who Fixes What?

Reparaciones Locativas vs. Reparaciones Mayores

Colombian leases differentiate:

• Reparaciones locativas – minor fixes (tenant responsibility)
• Reparaciones mayores – structural repairs (landlord responsibility)

Dominican contracts echo with mantenimiento menor and reparaciones estructurales.

Spanish clause:

“El arrendatario se obliga a realizar reparaciones locativas tales como cambio de bombillos y grifería; las reparaciones mayores correrán a cargo del arrendador.”

Translation:
The tenant agrees to perform minor repairs such as bulb or faucet replacement; major repairs will be borne by the landlord.

Inventario y Estado del Inmueble

An inventario of furniture and acta de entrega protects both sides.

“En la fecha de entrega se levantará acta con inventario detallado. La falta de firma implica aceptación tácita.”

Translation:
On the hand‑over date, a document with detailed inventory will be drawn up. Failure to sign implies tacit acceptance.

Utilities and Common Fees

Dominican apartments in condos collect cuota de mantenimiento; Colombians call it cuota de administración. Always clarify inclusion:

“El canon incluye agua y gas; la electricidad se facturará según consumo.”
Rent includes water and gas; electricity will be billed according to usage.

If separate meters are absent:

“En ausencia de medidor independiente, el consumo se prorrateará entre las unidades.”
In the absence of an independent meter, consumption will be prorated among the units.

Insurance and Liability

Dominican contracts may require tenant insurance—seguro de contenido. Colombian landlords increasingly demand póliza de responsabilidad civil.

“El arrendatario contratará seguro de contenido por valor mínimo de RD $500,000.”

English:
The tenant shall purchase contents insurance for a minimum value of RD $500,000.

Subleasing, Guests, and Pets

Subarriendo (Sublease)

“Se prohíbe el subarriendo total o parcial sin autorización escrita.”

Mascotas (Pets)

Dominicans tend to list size limits; Colombians reference species.

“Se permite una mascota doméstica de hasta 20 kg; cualquier otro animal requerirá autorización expresa.”

Termination and Eviction

Desalojo vs. Desahucio

Dominicans say desalojo; Colombians prefer desahucio. Both mean eviction.

Key clause:

“El incumplimiento de dos cánones consecutivos faculta al arrendador para iniciar desahucio inmediato según Ley 820.”

Translation:
Default on two consecutive rent payments empowers the landlord to begin immediate eviction under Law 820.

Cláusula de Penalidad (Liquidated Damages)

“Incumplir cualquier obligación dará lugar a penalidad equivalente a un mes de canon, sin perjuicio de daños adicionales.”

Negotiation Tips—Questions in Spanish That Show You Know the Game

Politely challenge ambiguous clauses:

“¿Podemos precisar qué se entiende por renovaciones mayores? Propongo agregar la frase ‘daños estructurales y de tubería principal’. ¿Le parece?”

If landlord proposes a steep deposit:

“Entiendo su preocupación. En Colombia he usado póliza de arrendamiento; ¿consideraría algo similar para reducir el depósito?”

Story Time: Two Leases, Two Lessons

Santo Domingo: The Case of the “Depósito Congelado”

My first Dominican landlord held the deposit, promising bank interest. Six months later, I discovered the account in his name alone. I invoked Artículo 1652 del Código Civil—deposit belongs to the tenant, interest too. We amended the contract adding “depósito en cuenta mancomunada.”

Medellín: The Surprise Póliza Requirement

Colombia greeted me with a smiling agent who assured me “sin depósito, solo póliza.” The catch? A codeudor solidario—a local co‑signer earning 2X rent. Lacking one, I paid a 10% premium on the policy. Lesson: budget extra when you can’t present a Colombian salary slip.

Frequently Overlooked Clauses Worth Reading Twice

• Cláusula de prórroga tácita – Can lock you into another full term.
• Actualización de canon – IPC vs. fixed percentage—choose wisely.
• Uso exclusivo residencial – Violating can void insurance if you run a home office with clients visiting.
• Prohibición de modificar cerraduras – Minor but costly if ignored at move‑out.

Conclusion: From Contract Confusion to Confident Signature

Rental Spanish can feel like a brick wall of legalese. But once terms like canon, depósito, póliza, prórroga, desahucio land on your tongue, the bricks rearrange into an open door. Whether you’re signing in the Caribbean heat of Santo Domingo or the spring mist of Medellín, greet the landlord with a smile, clarify every clause, and walk away holding keys—not doubts.

Que tu nuevo hogar sea cómodo y tu contrato, claro como el Caribe y firme como la Cordillera.