Condominium Administrator Reports in Colombia

A Colombian condominium administrator must prepare the annual accounts, the report for the owners' assembly and the budget execution report. The administrator must submit them to the management council, where one exists, under article 51 of Ley 675 de 2001.

What must the administrator present to the assembly?

Article 51(1) and (4) cover the prior year's inventory and balance sheet, annual accounts, assembly report, trial balances and budget execution report. They also require a detailed income and expense budget for the new year, including insurance premiums.

The assembly approves or rejects the financial statements and budget under article 38(2). Council review does not replace that decision. The administrator keeps responsibility for the accounting, even if an accountant prepares the information, under article 51(5).

This guide covers the condominium administrator. A manager hired for an individual property has a different scope.

When are annual accounts presented?

Article 25 allows social or priority housing with five or fewer homes to operate without an owners' assembly. In that case, the bylaws must state how decisions are made. The assembly rules below describe the general system.

In general, article 39 requires an ordinary assembly meeting at least once a year, on the date in the bylaws. If the bylaws set no date, it must take place within three months after the budget period ends. The administrator must give at least 15 calendar days of notice.

Those 15 days concern the meeting notice. Do not treat them as a universal deadline to send every report or inspect the records. The CTCP DOT 15, page 64, recommends an assembly-approved inspection procedure if the bylaws are silent. Ask a Colombian lawyer about dates and access to documents for a particular property.

Emergency fund-use reports in 2026

Article 10 of Decreto 1423 de 2026 adds a report when the administrator uses its temporary fund-spending power. The administrator must present accounts with supporting records to the first subsequent assembly. The administrator must also report the spending to the statutory auditor, where one exists. These duties have the decree's limited territorial and accredited-harm scope. See the temporary earthquake rules and their duration. Ask a Colombian lawyer about their application to a specific property.

The annual report and periodic council reports

The CTCP DOT 15, page 64, distinguishes year-end documents from reports prepared during the year. For year-end documents, it describes prior review and approval by the council, if one exists, before the financial statements, management report and budget go to the assembly.

For management reports at dates other than fiscal year-end, CTCP says council approval, certification and an audit opinion are not required. Its examples include trial balances, receivables and budget execution reports. That guidance concerns those reports; it does not remove the rules for year-end financial statements.

The cited articles do not set the same monthly delivery day for every condominium. Read the bylaws and agreed scope of work to organize periodic reports.

How to organize the management report

Suggested structure based on the CTCP DOT 15, page 65. This is not an official form and does not replace the financial statements:

1. State the period covered by the report.
2. Explain the main differences between the budget and actual results.
3. Describe receivables, including overdue amounts and the collection steps taken.
4. Explain the main financial statement figures.
5. Describe transactions with owners who provide services to the condominium.
6. Report important events between the year-end close and the assembly.
7. Describe the management work.
8. State the condominium's compliance with applicable rules.

The CTCP DOT 15 recommends explaining the property's position and management work with supporting records. A receivable balance alone does not prove that a payment is missing. Pending receipts need review before they are presented as debt: see unidentified payments and bank reconciliation.

Documents that support the report

Suggested working file: bylaws, minutes approving the budget and fees, financial statements, trial balances, budget execution reports and records supporting the figures explained. For charges and interest, use the guides to administration fees and the contingency fund and late interest.

For the contingency fund (fondo de imprevistos), the CTCP DOT 15, page 35, suggests showing the opening balance, deposits, investment income, uses or withdrawals, and closing balance. A bank balance alone does not explain the fund's movements. Send differences to the accountant for review; do not change records just to make the report balance.

If there is a statutory auditor (revisor fiscal), the audit opinion has a separate role. See when an auditor is required and how the work differs.

Costs and common mistakes

This guide does not set preparation or review fees. The CTCP DOT 15, page 65, recommends stating additional tasks and their costs in the accountant's contract. Identify who collects records, prepares information and reviews differences.

Do not confuse the bank balance, receivables and budget execution. Do not present a periodic report as an audited financial statement. Do not treat council approval as a replacement for assembly approval.

Official sources

Also checked on 25 October 2026: Decreto 1423 de 2026.

Checked on 25 October 2026: Ley 675 de 2001, articles 25, 38, 39 and 51; CTCP DOT 15, June 2024 update, pages 15, 35 and 64–65. CTCP recommendations do not decide individual cases.

Educational information, not legal or tax advice. This is not accounting advice. Ask a Colombian lawyer or public accountant about your case.

Practice with sample payments

Try the condominium payment demo in Spanish. It runs in your browser and stores no files or decisions on a server. The session stays only in memory and clears when you reload or close it. Downloads stay on your device. The demo does not prepare or approve a management report and does not certify payments.

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Frequently asked questions

What must the condominium administrator report contain?

Article 51 requires annual accounts, the assembly report, budget, prior-year balance sheet, trial balances and budget execution. DOT 15 recommends explaining budget differences, receivables, key figures and management work.

Can the council approve the accounts instead of the assembly?

No. DOT 15 describes prior council review where a council exists. Article 38 of Ley 675 leaves approval or rejection of the financial statements and budget to the assembly.

Does a monthly council report need an audit opinion?

DOT 15 distinguishes management reports at dates other than fiscal year-end. It says those reports do not need council approval, certification or an audit opinion. This does not remove the rules for year-end financial statements.

When are accounts presented to the ordinary assembly?

In general, article 39 requires an ordinary meeting each year, on the date in the bylaws or within three months after the budget period ends. The administrator must give at least 15 calendar days of notice. Article 25 allows social or priority housing with five or fewer homes to operate without an assembly; its bylaws must set the decision process.

Is there one official condominium management report form?

This guide proposes a structure based on DOT 15. It does not present an official form. Review the bylaws, assembly decisions and contracted work for each property.

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