Finding somewhere to live in Colombo

Where the stock is

Colombo's rental market splits in two. Along the coast and in the centre — Colombo 2, 3, 4 and 7 — modern towers offer furnished apartments with lifts, backup generators and managed maintenance. Further out, in Colombo 5, Rajagiriya, Battaramulla and down the coast to Mount Lavinia, there are older apartment blocks, annexes and family houses with gardens at noticeably lower rents.

• Towers: higher rent, fewer surprises, repairs handled by the building.
• Houses and annexes: more space, but you deal with the owner for everything.
• Listings on ikman.lk and LankaPropertyWeb are a starting point; many are brokers' stock.
• Prices for the top towers are sometimes quoted in US dollars; confirm the currency of the lease.

The advance and the deposit

Asking for several months' rent in advance is normal in Colombo. Apartments commonly ask three to six months and houses six to twelve, on top of or in place of a separate deposit. It is negotiable, particularly against a longer lease, and it is the largest sum you will put at risk.

• Offer a shorter advance in exchange for a longer term.
• Pay by bank transfer to the owner named on the title, never in cash.
• Write down how the advance is used and how any deposit is returned.
• Ask what ending the lease early costs before you sign.

Electricity, water and the generator

Domestic electricity is billed in blocks with steeply rising unit prices, so heavy air-conditioning use costs disproportionately more. Some areas are supplied by the Ceylon Electricity Board and others by LECO; either way, the account usually stays in the owner's name. Ask for recent bills, and ask what the generator covers and who pays for its fuel.

• Ask for the last three electricity bills, not an estimate.
• Check what the generator powers: the lifts only, or the flat as well.
• Water comes from the mains and a rooftop tank; ask about pressure on upper floors.
• Agree in writing who pays utilities, service charges and repairs.

The agreement

Leases are private contracts, usually in English, and are best prepared or checked by a local attorney. Check the owner's identity and title against the person you are paying, and have the agreement witnessed. Foreigners can buy condominium apartments but not freehold land, which is one reason so many long-stayers simply rent.

• Owner's national ID or passport and proof of ownership, matched to the payee.
• A written lease with the term, the advance, the deposit and the notice period.
• A signed inventory with photographs on move-in day.
• Keep every transfer receipt; they are your evidence at the end.

In order

1. 1Decide between a managed tower and a house, and compare on the total monthly cost.
2. 2Shortlist by area: Colombo 3 for convenience, Colombo 7 for families, Rajagiriya for space.
3. 3Ask who pays the broker before the first viewing.
4. 4Ask for the last three electricity bills and what the generator covers.
5. 5Negotiate the advance down before negotiating the rent.
6. 6Check the owner's ID and title against the account you will pay.
7. 7Have the lease prepared or checked by a local attorney.
8. 8Pay by bank transfer and photograph everything on move-in day.