Short answer: it is the document with which the municipality certifies that the property tax (impuesto predial) on the property is up to date. Notaries and buyers ask for it before the deed is signed, so that the municipal debt does not travel with the property. Each municipality issues it, so requirements and timelines vary depending on where the property is — and from abroad you will usually need someone on the ground or a power of attorney.
This is one of the papers that delays closings the most, especially on rural farms (fincas) and lots: almost nobody requests it in time, and the property tax has usually accumulated over several years. From abroad, add distance: many small municipalities still handle everything in person.
The predial is a municipal tax calculated on the cadastral value (avalúo catastral) of the property. The paz y salvo — some municipalities call it a statement of account or a certificate of no debt (certificado de estado de cuenta, certificado de no adeudar) — certifies that there is no outstanding balance on that tax.
It is required because, as a general rule, the debt stays attached to the property and not only to whoever generated it. That is why the notary will not authorise the deed without seeing it, and why a bank usually asks for it when there is a mortgage.
In cities such as Bogotá or Medellín the property tax can usually be consulted online, so you can often make progress yourself from the United States. In many small municipalities someone still has to go in person and come back later for the certificate. If you live far away, plan for one of these:
Several municipalities allow the debt to be split and, in certain periods, offer relief on interest or penalties. The conditions belong to each administration and change from year to year. Careful: being in a payment agreement is not always the same as having a clearance valid for the deed — confirm which document the notary accepts.
In some cases the oldest obligations may be affected by the passage of time, but that depends on the applicable rules and on the steps the municipality has already taken. It is not automatic: check with a Colombian lawyer or accountant and with the revenue office.
It usually has a limited validity, and in many municipalities it stops being useful once the tax year changes. Check the statement of account weeks in advance, but leave the final certificate for when a date for the deed is set. Ask the revenue office how long they accept it for.
The property tax keeps accruing in the name of the registered owner. Normally any heir can check the account and pay it, although some municipalities ask for additional documents. Paying the tax does not replace the succession: to sell, the property has to be in the name of whoever signs.
At Raíz Directa we buy the property ourselves, we do not broker it: 0% seller commission and an offer within 48 hours. Depending on the case, we can buy properties that still have property tax arrears and settle the debt at closing, discounting it from the agreed price — so you do not have to send money to Colombia in advance to sell.
Note: general and informative guide. Always confirm with the revenue office or the finance department of the municipality where your property is located.
In practice it is very difficult: the notary and the buyer usually require it, because the debt stays associated with the property. The normal path is to settle or agree the debt before closing, or to sell to a direct buyer who takes it on at closing depending on the case.
It depends on the municipality. In large cities such as Bogota or Medellin much of the process can usually be done online; in many rural municipalities someone has to go in person and wait for the assessment. It is best to start several weeks before the signing.
Often yes, but it varies by municipality. Large cities generally allow online consultation, while many rural municipalities still require someone to attend in person, so a trusted local contact or a power of attorney usually helps. Some municipalities require a power of attorney or written authorisation before dealing with anyone other than the registered owner.
As a general rule it is up to the seller to deliver the property free of debt, although something different can be agreed in the promise of sale. Since the debt stays attached to the property, the buyer almost always requires it to be settled or discounted from the price.
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