Why it matters
Most foreign buyers pay cash, so no bank does a technical check before the money moves. The consequences are visible in official figures: between January 2024 and October 2025, the Superintendencia de Industria y Comercio (SIC) received 2,818 complaints and 3,255 consumer lawsuits regarding housing purchases, resulting in sanctions against 38 developers totaling over COP $5.77 billion. Independent verification before you pay is the most direct way to reduce that exposure.
Due diligence does not remove risk. It turns unknown risks into known ones, so you can decide, negotiate or walk away with the facts in hand.
Three reviews, three professionals
| Review | What it answers | Who does it |
|---|---|---|
| Technical | What condition is the property in, and does the built work match the permit? | Engineer (this service) |
| Zoning and permits | Can the property be used or built as you plan, under the local land-use plan? | Engineer, with the local planning office |
| Title | Who owns it, and is it free of liens, seizures and disputes? | Licensed real estate attorney |
We coordinate the three and give you one consolidated report, so you do not have to chase separate opinions.
What is reviewed
Technical
- Condition of the buildings and installations, or, for a plot, its physical characteristics: access, utilities, slopes and drainage.
- Comparison between the built area and the permitted area.
- For a project in development, the technical documents, the permits and the actual progress.
Zoning and permits
- The permitted uses and the building rules that apply to the plot, checked with the curaduría or the municipal planning office under the local land-use plan (POT).
- Existence and conditions of the building permit, and whether they match what is built or advertised.
- Environmental constraints that may require authorisation from the regional environmental authority.
Title (by the attorney)
- Public deed, ownership history, liens, encumbrances and easements.
- Consistency between the title and what the seller offers.
Technical warning signs
Warning signs are not proof of a problem, but each one deserves a question:
- The seller cannot show a building permit for what is built.
- The built area does not match the area in the documents.
- The developer sells from plans but cannot show the permits or the state of the project.
- Access, water or electricity are “planned” but not in place.
- The price is far from what similar properties cost, and nobody can explain why.
- Pressure to sign or pay before the documents have been reviewed.
What you receive
- One consolidated report with each item marked as confirmed, needs clarification or a concern.
- A list of specific questions for the seller or the developer.
- Recommendations on which specialist studies, if any, are worth commissioning.
- A clear statement of what was and was not reviewed.
How it works
- Discovery call, to understand the property, the price and your timeline.
- Scope and fee in writing.
- Document collection from the seller or the developer.
- Site visit, with photos, video and drone imagery where useful.
- Legal review by the attorney, in parallel.
- Consolidated report and a call to walk through it.
Scope and limits
This service is technical. Legal advice is given only by licensed attorneys, and we do not represent it as our own. Due diligence reduces uncertainty but cannot guarantee that a property has no defects or disputes. The final decision is always yours.
If you are choosing where to buy, read the guides on buying property and buying land.