When looking for accommodation in Ecuador, expats will need to consider various aspects such as their budget, their preferred areas and the type of housing they want to live in.
Expats on assignment for a multinational company usually prefer to rent accommodation, but those planning on staying in Ecuador permanently may want to explore the option of purchasing property.
Types of accommodation in Ecuador
Compared to many other countries, housing and property in Ecuador are cheap. Large cities with high-density populations such as Quito and Guayaquil are the most expensive but are also among the most popular destinations for expats.
Living in Ecuador’s cities, expats will find many options for apartments for rent. These vary greatly from unfurnished studio apartments with basic standards for expats on a budget to luxury and modern apartments in more affluent neighbourhoods.
Arranging flat-shares and renting a room in an apartment are popular options in Ecuador. This can be a great way to meet people and make friends, especially as a young new arrival, but not necessarily for those who prefer their own space.
Like apartments, condominiums can be found for a range of prices and at varying standards. Many condos may have upgraded features compared to apartments, and Ecuador offers relatively affordable beachfront condos – some with swimming pools and private security.
Many houses are available for rent both in Ecuador’s larger cities and smaller towns. For those on a budget, house shares are common. Alternatively, the occasional townhouse in a gated community, called an urbanización cerrada, is also available, though they may be on the pricier side of the scale.
Furnished vs unfurnished
Both furnished (amueblado) and unfurnished (sin amueblar) apartments are readily available, although unfurnished apartments are much more common. Take this into consideration when looking for accommodation and scoring a cheaper rent: unfurnished may be completely unfurnished, not just missing tables and chairs but large appliances such as ovens, stoves and fridges too.
Potential tenants should factor in potential costs for a water heater or electric shower: Ecuadorian buildings are generally not heated, and although one may find tile roofs romantic, they often leak.
Finding accommodation in Ecuador
The main ways expats can find housing are by looking online or reading the local newspapers. MLS-Ecuador, LongTermLettings and Ecuador Home Sales provide online listings and allow expats to search for a place before arriving in Ecuador.
It may be helpful to arrive in the country with short-term accommodation first before settling on the final property. It allows expats to take a hands-on approach and personally inspect various places. We suggest scouring the neighbourhood by foot or car looking for signs that read ‘Se Arrienda’ (for rent) and finding accommodation by word of mouth. It's an excellent way to find a good deal, so don't be shy to talk to locals and ask around about places to rent. Otherwise, accommodation can also be found by going through a real estate agent.
Living near the city centre is preferable since the transport options will be much more robust. Supermarkets and small family grocery stores are usually conveniently located in most Ecuadorian neighbourhoods. It's also a good idea to speak to locals to find out which are the safer parts of town.
Beware of price inflation and fraud – expats might run into what is wryly termed as 'gringo tax' (higher prices for foreigners). To avoid this, expats should bring an Ecuadorian friend along when viewing accommodation and negotiating contracts and prices.
Renting accommodation in Ecuador
Ecuadorian construction standards are often low, so it is also important to carefully check the premises before signing the lease or paying a deposit. Make sure the lights, shower, sinks, toilet, doors, windows and electrical outlets all function.
Leases are most commonly for a year, but longer contracts are also possible.
While most rental agreements are made and maintained hassle-free, some expats report experiences with greedy landlords. These landlords try excessively increase their rents, withhold deposits or ask for rent if notice is not given early enough.
Fortunately, Ecuadorian property legislation favours tenants in many respects. Landlords are not allowed to increase the rent during the period stipulated in the lease, nor can they simply increase the rent each year – they must usually apply to the municipality to do so.
To avoid conflicts, it’s essential to notarise, register and legally bind the rental contract, and have it written in Spanish. Do seek the help of a professional translator or friend to translate the lease before signing.
It’s important for expats to know their rights and explain this to the landlords, otherwise, expats may get cheated or need to face legal fees from lawyers to resolve disputes.
Before moving in, a deposit of the equivalent to one to three months of rent (depending on the owner) must be paid. When it comes time to make the deposit, don’t be surprised if the owner asks the tenant to pay in cash as Ecuador is a cash-friendly society. Alternatively, they might ask for a deposit directly into their bank account.
Some housing will include all utilities in the monthly rental fee but in most cases bills such as gas, internet and electricity are for the tenant's account.
We recommend expats check their notice periods. Landlords must normally give three months’ notice and tenants should give at least one month of notice before ending the lease early. If this is followed, early termination fees should not be charged.