Statutory Auditor for Colombian Condominiums

In Colombia, commercial or mixed-use condominium complexes must have a statutory auditor (revisor fiscal). For residential buildings or complexes, the owners' assembly can choose to appoint one; also check the bylaws (Ley 675 de 2001, article 56; CTCP DOT 15, page 66).

When is a condominium statutory auditor required?

Article 56 requires a public accountant with current professional registration and enrollment with the Central Board of Accountants. The owners' assembly elects this person. An accountant who prepares the books does not replace the statutory auditor when that role is required.

The article 56 rule for commercial or mixed-use complexes does not depend on the unit count. The threshold of more than 30 private units, excluding parking and storage units, concerns the management council in commercial or mixed-use buildings or complexes. That is a separate rule in article 53. For residential property, read the bylaws and assembly decisions before concluding that there is no auditor role.

Who appoints the auditor, and for how long?

The assembly elects and removes the statutory auditor and the alternate. Article 38(5) refers to the term set in the bylaws. If the bylaws do not set a term, the law sets one year. The administrator or council cannot replace that assembly election.

Suggested preparation for the election, based on articles 38 and 56:

Check the property's use in the bylaws.
Read the term of office in the bylaws.
Request the professional registration and enrollment records.
Review possible independence conflicts with a public accountant.
Keep the election minutes.

For commercial or mixed-use complexes, article 56 bars the auditor from owning or holding private units in that property. It also bars family ties to the administrator or council members within the fourth degree by blood, second by marriage or first by adoption. It covers commercial ties and other circumstances that reduce independence or objectivity.

For residential buildings or complexes, the same article allows the auditor to own or hold a private unit. That exception does not remove other independence duties. The CTCP DOT 15, page 70, explains that professional rules also contain restrictions. A specific connection needs review under the professional independence rules.

What does the auditor do, and how is the accountant different?

Article 57 assigns oversight of the condominium's operations to the statutory auditor. It refers to duties under Ley 43 de 1990 and other applicable rules. The CTCP DOT 15, pages 15 and 70, separates this oversight from management and accounting preparation.

The statutory auditor must not prepare the accounts that they then review or make management decisions. The administrator keeps responsibility for the books under article 51(5). The accountant who prepares them needs a defined scope of work. See who prepares and reviews bank reconciliation.

The CTCP DOT 15, pages 68 and 69, distinguishes the audit opinion, control instructions and reports of irregularities. An auditor's report does not replace the administrator's management report. It also does not turn a proposed bank match into a certified payment.

Documents and fees

Suggested preparation includes the bylaws, election minutes, financial statements, relevant meeting minutes and records requested by the auditor. The CTCP DOT 15, page 70, covers evidence and working papers. The professional decides what the work requires.

The CTCP DOT 15, page 67, recommends a contract that covers the service, fees, resources, reports and start of responsibilities. This guide does not set a fee. Distinguish accounting preparation from statutory audit work when comparing the proposed scope.

Mistakes to check

Do not use the council's unit threshold to decide whether an auditor is required. Do not treat the auditor as the person who manages the funds. Do not close a pending payment just because its amount matches: see how to review unidentified payments. Approved fees and late interest need their own records.

Official sources

Checked on 25 October 2026: Ley 675 de 2001, articles 38, 51 and 53–57; CTCP DOT 15, June 2024 update, pages 15 and 66–70. CTCP guidance does 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. It does not certify payments or replace the accountant or statutory auditor.

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Frequently asked questions

When must a Colombian condominium have a statutory auditor?

Article 56 of Ley 675 requires one for commercial or mixed-use complexes. For residential buildings or complexes, the assembly can choose to appoint one; also check the bylaws.

Is an auditor required only above 30 units?

No. That threshold concerns the management council in commercial or mixed-use property, excluding parking and storage units. Article 56 does not use that threshold for the statutory auditor.

Can the auditor own an apartment in the property?

Article 56 allows this for residential buildings or complexes. It bars it for commercial or mixed-use complexes. Other independence duties still apply.

Can the accountant prepare the books and audit them?

CTCP guidance separates accounting preparation from statutory audit work. The statutory auditor must not take responsibility for preparing the information they review or for management decisions.

Who elects the auditor, and how long is the term?

The assembly elects the auditor and alternate. The term follows the bylaws. If they set no term, article 38 of Ley 675 sets one year.

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