Renting a property in Chile: Frequently Asked Questions

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Can I rent an apartment or a house if I am a non-resident foreigner? Do I need a particular visa?

You do not need a particular visa. You can rent a property with your passport if you don't have your visa yet. Landlords and estate agents mainly check whether you have a permanent work contract and what your monthly salary is.

Of course, it depends on the type of property. If you are looking at high-end properties, the landlord is more likely to accept a foreign tenant because fewer Chileans can afford that level of rent. Above USD 2,000 per month in Santiago, there is a limited pool of qualified tenants, so landlords are more open. You may need to deposit a few extra months of rent to reassure the owner, but a deal can be done even without all the standard documents.

Note: there is a law project under review (Boletín 16909-06, initiated June 2024) that would require landlords to verify migratory status when renting to foreigners. The review has not started, and in its current form it would not prevent you from renting with a valid tourist visa.

How many properties do I need to visit before deciding?

It depends on your search and the match between your budget and your criteria. Santiago is expensive, especially for small apartments in sought-after areas.

If you do your research alone, you will likely spend more time than if you work with an agent who knows the area. When I organize visits for a client, it regularly happens that the first property in my selection is the right one. If the criteria are well defined and the expectations are realistic, 5 or 6 visits are enough. I do a preselection phase online — you review listings, give me feedback, and only then do we visit a shortlist. This eliminates most mismatches before anyone spends time in traffic.

Do I have to pay a deposit? Is a guarantor necessary?

Yes, you pay a deposit, which is cashed by the landlord and returned at the end of the lease (though sometimes you have to push hard to get it back). The standard is one month's rent for unfurnished accommodations. If you are a foreigner with limited guarantees — no guarantor, foreign employment contract — a higher deposit can be requested.

A widespread practice in Chile is not to pay the last month's rent. Most contracts explicitly prohibit this, but it's difficult to enforce. The opposite is also true: landlords sometimes refuse to return the deposit or charge abusive repair costs. I recommend inviting the owner to visit the property a month before your departure, putting in writing any repairs and their cost. If the landlord agrees, good sign. If not, you know where you stand.

What documents do I need to sign the lease? Are they different for foreigners?

It depends on whether you rent as an employee, an independent worker, or through a company. The documents differ for each. As a foreigner, you cannot provide the same documents as a Chilean — for example, you won't have a credit history report (DICOM). You need to be creative: provide what you can (work contract, bank statements, foreign credit report) and compensate with a higher deposit or a guarantor.

For a detailed list of required documents by status, see the "Required documents" section of our guide on finding an apartment in Santiago.

Is the lease different for furnished vs. unfurnished properties?

The lease itself is not different — it just mentions whether the property is furnished, and the inventory is more substantial. However, you'll notice some landlords:

• Don't want to mention that the property is furnished in the contract, or don't include furniture in the inventory.
• Want to sign two contracts: an unfurnished lease and a separate comodato for the furniture.

This is because furnished rental is subject to 19% VAT that the landlord must pay. From your perspective as a tenant, it doesn't change anything. As long as the price, property, and contract period work for you, it's not your problem. The only person who takes a risk by doing this is the landlord.

What are gastos comunes (condo fees)? What do they include?

Gastos comunes apply to condominiums — both apartment buildings and gated housing developments. They include:

• Staff salaries (administration, concierges, guards, cleaning, gardener, pool maintenance)
• Costs of maintaining common areas (electricity, water, pool and elevator maintenance, etc.)
• Insurance: fire insurance at a minimum, sometimes also earthquake and liability

The breakdown depends on the size and type of condominium. Typically, 60-70% goes to staff costs, 20-30% to maintenance, and 5-10% to insurance and reserve funds.

These fees may also include cold water, billed to each unit based on its share of the community (set when the building was built, based on surface area and parking spaces). Some condominiums also provide hot water and central heating, billed individually by consumption.

Do I need accounts in my name for utilities?

Electricity and gas are almost always separate, and an account with the supplier is required. For water, it depends — some buildings have a single account that gets divided up, others have individual accounts.

In practice, utility accounts are almost always in the name of the owner or the original developer. You don't usually need to open a new account. Unpaid bills remain linked to the property, so providers don't bother with account changes for each tenant.

However, check the accounts before moving in. If there's an unpaid bill, you could be required to pay it unless your contract specifies that previous debts are the owner's responsibility.

For internet, landline, and cable TV, you'll usually need to open a new account, which requires a Chilean ID card. If you don't have one yet, arrange with the owner or a friend to open the line in their name. The cost can be included in the rent or paid separately. This is common with furnished rentals, where internet is typically already set up.

How do I verify condo fees and utilities before renting?

For condo fees, the easiest way is to ask the concierge. They handle distributing bills and can show you recent statements with the breakdown for each unit.

For utilities (water, electricity, gas), you can check consumption history on the provider's website by entering the property address. To protect yourself against unpaid bills from the previous tenant, add a clause to your contract allowing you to deduct any unpaid charges from your first month's rent.

What is the minimum lease period?

Generally, 12 months. Landlords prefer stable tenants and don't want high turnover. For shorter stays, look at apartment hotels or furnished apartments — more expensive, but landlords accept shorter terms.

Is it possible to include a diplomatic clause?

Yes, most landlords renting to foreigners accept a diplomatic clause allowing early termination if:

1. Your company transfers you out of Chile,
2. Your company dismisses you,
3. The Chilean immigration department rejects your visa or residence application.

This clause is usually active only after one year — landlords want to avoid a tenant leaving three months after moving in.

Are there pools and gyms in buildings in Santiago?

The most recent buildings (less than ten years old) in Santiago's affluent neighborhoods almost all include a gym. A pool is also standard, especially in buildings designed for families.

However, the newest buildings don't always have one. Land prices are higher than ever, so developers maintain profitability by increasing the number or size of apartments and reducing common areas. Skipping the pool also reduces condo fees, making the building more competitive in a high-price environment.

Do I have to bring my furniture?

Unfurnished houses and apartments come with an oven and baking trays — nothing else. Furnished apartments are widely available, but furnished houses are rare. I generally advise buying furniture or getting it second-hand (buying/selling groups between expatriates exist) because furnished rental is subject to 19% VAT, which significantly raises the rent.

Are pets allowed?

In houses, generally yes. In buildings, it depends on the condominium's rules (the building administration may have banned them) and the landlord's preferences. The older the building, the more likely pets are allowed. Some landlords require an extra month of deposit, especially for furnished properties, to cover potential damage.

Do you provide services for short-term rental (a few days/weeks)?

We don't provide this directly, but we work with apartment hotels where you can stay for a few days. Prices range from USD 80 to 350 per day depending on the type of property. If your budget fits this range, contact us with your dates and we'll connect you with the partners that best match your criteria. If your budget is lower, look at Airbnb or Booking.com — but read our warnings about Airbnb first.

What are real estate prices in Santiago?

It's impossible to give a single answer. Prices depend on the neighborhood, property type, condition, furnished or not, and many other factors. We have detailed guides for the main neighborhoods where expatriates live. Contact us with specifics — type of property, furnished or unfurnished, surface area, neighborhood, number of bedrooms, lease term, particular requirements — and we'll give you a realistic picture.

What neighborhoods should I avoid or prefer?

It depends on your expectations, lifestyle, and budget. The easiest way is to check our neighborhood guides or contact us with your criteria.

Do you want to go more in detail?

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