Rental Requirements in Montevideo 2026: application file and guarantees

INGAR · · Rentals

Rental Requirements in Montevideo 2026: application file and guarantees

What you really need to rent in Montevideo

Renting in Montevideo is not difficult, but it does involve a process with concrete steps that are worth knowing before you start looking. Most delays do not come from a lack of properties: they come from incomplete application files, unconfirmed guarantees, or not knowing the real upfront costs.

In this guide we explain everything you need to know to put together your file, choose the right guarantee, and sign without surprises.

The application file: what it is and what goes in it

"The file" (la carpeta) is simply the set of documents you present to the real estate agency or the landlord to demonstrate that you can take on the rental. There is no official format: each agency has its own checklist, but the content is always the same.

Basic documents you will be asked for

  • Valid national identity card (cédula de identidad) (yours and any co-tenant or co-applicant).
  • Proof of income:
    • If you are an employee: last 3 pay stubs (6 if your salary is variable).
    • If you are self-employed or a monotributista: income certificate issued by a notary or public accountant, plus the last 3 BPS and DGI receipts.
    • If you are retired or receiving a pension: pension payment slip.
  • Certificate or confirmation of the guarantee you will use (ANDA, CGN, surety bond, etc.).
  • Proof of current address (UTE, OSE, or similar utility bill).
  • Employment or personal references (not always required, but having them is a plus).

Tip: put it all in a single PDF

Scan everything and create a single PDF file with a cover page. When multiple people are interested in the same property, the file that arrives tidy and complete is the one that moves forward first. Include a short paragraph covering: how many people will live there, the estimated move-in date, whether you have pets, and whether you need a parking space.

The income requirement: the 30–40% rule

Before falling in love with an apartment, do this calculation. Most guarantees and landlords require that the rent not exceed a percentage of your net income:

  • ANDA: rent can be up to 40% of your gross income.
  • Insurance companies (Porto Seguro, MAPFRE, Sancor, BSE, SBI): rent generally cannot exceed 30% of net income (adding up to 3 members of the household).
  • ANV (FGA): rent cannot exceed 40% of income, and income must be between 15 and 100 UR.

If your net income is $60,000, for example, with an insurer you can aim for a rent of up to approximately $18,000. With ANDA the ceiling would be higher. And you can always add co-applicants (partner, family member) to reach the required amount.

Rental guarantees: a real comparison

The guarantee is the assurance you give the landlord that they will be paid even if you don't pay. It is the step that takes the most time and causes the most confusion. These are the options available in Uruguay:

ANDA

The most well-known option. ANDA acts as a guarantor before the landlord.

  • Cost: 3% monthly of the rent (VAT included) + UI 50 membership fee per month (approximately $350–400).
  • Requirements: be an ANDA member, 4 months of employment seniority (private sector) or permanent government employee status. Self-employed individuals must provide an income certificate and BPS/DGI receipts.
  • Rent ceiling: up to 40% of gross income.
  • Processing time: 3 to 7 business days once complete documentation is submitted.
  • Advantage: widely accepted by landlords and real estate agencies. You can add family members or friends to meet the income requirement.
  • Disadvantage: the 3% monthly fee is paid throughout the entire contract. On a $25,000 rent, that is $750 per month plus the membership fee.

CGN (Contaduría General de la Nación)

The state guarantee, managed by the CGN in partnership with MVOT and ANV.

  • Cost: 3% monthly of the rent, paid by both parties (tenant and landlord). No membership fee, no signing cost.
  • Requirements: public employees with 6 months of seniority, employees of private companies registered in the SGA with 6 months of seniority, retirees, pensioners, or beneficiaries of MVOT/BPS agreements.
  • Processing time: variable, can take 1 to 3 weeks.
  • Advantage: state-backed, no membership fee or setup cost. The deduction comes directly from your paycheck.
  • Disadvantage: not all landlords accept it enthusiastically, and your private employer must be registered in the SGA registry. The process can be slower.

BHU (Security deposit)

This is not a guarantor-type guarantee, but a deposit that remains frozen at the BHU.

  • Cost: deposit of up to 5 months' rent (for residential). BHU charges a fee of 5% of the deposited amount as a one-time charge. No monthly fee.
  • Minimum: 500 UI (around $3,500).
  • Requirements: having the capital available. No credit check.
  • Processing time: immediate once the deposit is made.
  • Advantage: the deposit is held in UI (inflation-indexed), you pay no monthly fee, and at the end of the contract you get your money back. If you have a MI BROU account or Tarjeta Joven, the opening fee is $0. It also earns points if you later want a BHU mortgage loan.
  • Disadvantage: you need to have that capital available upfront. For a $25,000 rent, that means up to $125,000 tied up.

Insurance companies (Porto Seguro, MAPFRE, Sancor, BSE, SURA, SBI)

These work like a surety insurance policy.

  • Cost: varies by insurer. Reference: between 50% and 90% of one month's rent per year. Porto Seguro is around 80% annually; SBI 50%; Sancor 65%. Some allow payment in installments (up to 6 interest-free).
  • Requirements: minimum 3 months of employment seniority, no entries in Clearing, not receiving unemployment benefits. Rent no greater than 30% of income (adding up to 3 members).
  • Processing time: approval in 24 hours in most cases.
  • Advantage: fast process, no guarantor, no capital tied up. Broad coverage (unpaid rent up to 36 months, common charges, utilities, property damage).
  • Disadvantage: the premium is non-refundable. Some have a rent ceiling (Porto Seguro: up to approximately $35,000 per month). Good credit history required.

ANV – Rental Guarantee Fund (FGA)

An MVOT program through the Agencia Nacional de Vivienda, aimed at middle- and lower-income households.

  • Cost: one-time deposit of 24% of the total guarantee amount (partially recoverable at the end of the lease), plus a monthly fee of 3% of the rent paid to the CGN by both tenant and landlord.
  • Requirements: formal net household income between 15 and 100 UR. Over 18 years old with at least 3 months of continuous employment.
  • Rent ceiling: 18 UR (or 21 UR for subsidized housing). For the FGA Joven program: up to 22.5 UR, and rent cannot exceed 40% of income.
  • Advantage: state-backed, designed for those who cannot easily access other guarantees.
  • Disadvantage: the UR caps limit the properties you can access. The process may take longer.

Note on the UR: the Unidad Reajustable is updated monthly based on the Average Wage Index. Check the current value on the INE website before making calculations.

Guarantee comparison table

Guarantee Cost Key requirement Approx. processing time Do you get anything back?
ANDA 3% monthly + membership fee 4 months employment seniority 3–7 business days No
CGN (state) 3% monthly (both parties) 6 months seniority, company registered in SGA 1–3 weeks No
BHU (deposit) 5% of deposit (one-time) Have the capital (up to 5 months) Immediate Yes, at end of contract
Insurance companies 50–90% of 1 month/year 3 months seniority, no Clearing record 24 hours No
ANV (FGA) 24% deposit + 3% monthly fee (both parties) Income between 15–100 UR Variable Partially

Real upfront costs: the full breakdown

Many tenants focus only on the monthly rent and are then surprised by what needs to be put on the table before moving in. Let's do the math with a concrete example for a rent of $25,000/month:

Item Estimated amount Who pays
First month's rent (upfront) $25,000 Tenant
Real estate agency commission (1 month + VAT) $30,500 Landlord*
Guarantee (e.g., insurer, ~70% annual) $17,500 Tenant
Common charges for first month $3,000–8,000 Tenant
Moving costs $5,000–15,000 Tenant

*According to the CIU (Cámara Inmobiliaria Uruguaya), the real estate commission for contracts of one year or more is 1 month's rent + VAT (22%) and is paid by the landlord. In practice, how this cost is distributed may vary depending on what is agreed. Always ask before signing who pays what.

With an insurer-type guarantee, the tenant's initial outlay is around $50,000–65,000 (not including moving costs). If you choose a BHU deposit, add the 5 months tied up.

The contract: what the law says and what to look for

Decree-Law 14,219 has regulated urban rentals in Uruguay since 1974 and remains in force. The key points that affect you as a tenant:

  • Minimum term: 2 years for residential. If the contract states less, the law still protects you for 2 years.
  • Good-payer extension: upon completing 2 years, you have the right to 1 additional year of occupancy if you are up to date on payments (the extension covers year 3). Only once that extension expires — from year 4 onward — may the landlord request eviction, with an additional one-year period to vacate.
  • Annual adjustment: rent is adjusted every 12 months. The adjustment coefficient is calculated using the lower of the URA (Rental Readjustment Unit) variation and the CPI (Consumer Price Index) over the previous 12 months.
  • Maximum legal deposit: the landlord cannot require more than 5 months' rent as a deposit for residential (10 for commercial).
  • Inventory: must be signed when moving in and when moving out. Document the condition of everything carefully. If something is broken or stained, make sure it is written down.

Before signing, check these points

  • That the term is at least 2 years.
  • How the annual adjustment is calculated and from what date.
  • Whether common charges are included or separate (and how much they actually are, not a rough estimate).
  • Whether a parking space, storage unit, or furnishings are included.
  • The early termination conditions.
  • Who is responsible for minor and major repairs.

The process step by step

  1. Before searching: define your real budget (rent + common charges), verify that your income meets the 30–40% requirement, and start arranging the guarantee. You can get pre-approved for a guarantee before choosing a property.
  2. Search and viewings: visit real estate agencies and portals. When you view a property, ask about actual common charges, the state of the building, and whether there are any outstanding fees.
  3. Submitting your file: once you have chosen a property, submit your complete file. If it is already assembled, this takes 1–3 days.
  4. Guarantee approval: depends on the type (24 hours with an insurer, up to 3 weeks with CGN). If you already have pre-approval, this step is faster.
  5. Signing the contract and inventory: coordinated between the parties. Bring your identity card, read the entire contract, and do not sign the inventory without walking through the property carefully.
  6. Move-in: you pay the first month, hand over the guarantee, and the keys are yours.

Realistic total time: if your file is ready and your guarantee is pre-approved, from choosing the property to moving in can take 1 to 2 weeks. Without prior preparation, it can easily stretch to 3–4 weeks.

Common mistakes we see often

  • Reserving without confirming the guarantee. A deposit is useless if the guarantee is not approved afterward. Confirm first.
  • Not asking about actual common charges. An apartment at $20,000 with $8,000 in common charges is a $28,000 apartment.
  • Budgeting only for the rent. Add common charges, monthly guarantee fee (if applicable), utilities (UTE, OSE, internet), and an emergency fund.
  • Not comparing guarantees. ANDA is the most well-known, but not always the cheapest. For lower rents, an insurer with an annual premium can cost less than ANDA's 3% monthly.
  • Rushing through the inventory. If you later find something broken that was not recorded, the repair cost could be yours when you move out.

Frequently asked questions

Can I rent if I have a Clearing record?

With insurers and ANDA, no. The BHU deposit does not require a credit check, so it is the viable option if you have the capital. The CGN also does not check Clearing for public employees.

What if I am a foreigner?

You need a Uruguayan identity card (i.e., legal residency processed) and formal income in Uruguay. Guarantees require local documentation. Some landlords accept a direct deposit as an alternative, but it is not the norm.

Can I combine income with another person?

Yes. ANDA allows adding family members or friends. Insurers allow up to 3 co-applicants. This is the most common solution for young people or those just starting out in the workforce.

How far in advance should I start the process?

At least 2 to 3 weeks before the date you want to move. If you can, start the guarantee pre-approval before choosing a property. That way, when you find what you are looking for, all that remains is submitting your file.

Sources

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