Panama (PA)
Panama is one of the most popular expat countries in the Americas in 2026, especially for retirees, remote-income households, investors, entrepreneurs and families who want US-dollar living, strong air connectivity, private healthcare and established expat communities.
Renting in Panama
Full lifecycle: finding, moving in, during tenancy, leaving.
Renting in Panama is governed by Ley 93 de 1973 (Housing Rental Law), administered by MIVIOT (Ministerio de Vivienda y Ordenamiento Territorial). Law 93 covers lower-value residential units (USD 150/month or below) and requires a minimum 3-year lease with MIVIOT-held deposits in those cases; higher-value units are governed primarily by contract and the Civil Code. The expat market in Panama City (Punta Pacífica, Marbella, Costa del Este, El Cangrejo) is predominantly USD-denominated and unregulated by Law 93 in practice. The same city can have formal notary-backed leases, casual WhatsApp deals, guarantor requirements, short-term Airbnb-style rentals, and expat-priced furnished apartments. Expats get hurt when they pay deposits before verifying ownership, sign Spanish leases they do not understand, or discover too late that the building has pet, noise, guest, parking, or utility restrictions.
1. Finding a flat
- - Passport
- - Resident card or entry stamp / migration record as proof of legal status
- - Proof of income or bank statements (last 3 months)
- - RUC or cédula if available
- - Reference letters from previous landlords
- - Deposit and first month rent funds ready
- - Aval, fiador, or póliza jurídica where landlord requires a guarantor
- - View in person or by live video before paying any deposit.
- - Ask whether rent includes maintenance, water, gas, internet, parking, HOA fees, and ITBMS if invoiced.
- - Confirm whether an aval/fiador, depósito, póliza jurídica, or additional months of deposit are required.
- - Check building rules for pets, guests, short-term rentals, noise, roof access, parking, smoking, and deliveries.
- - Test mobile signal, water pressure, hot water, internet options, noise, and security at the actual time you will be home.
- - Verify the landlord, agent authority, and bank-account holder name before transferring funds.
ExpatCheapRent is a rental platform built for expats — worth a look alongside the local platforms above when you start your search in Panama.
2. Before move-in
Handover protocol
Create a Spanish/English inventory with photos and video of walls, floors, appliances, furniture, humidity levels, locks, meters, keys, access cards, and parking space. Send it to the landlord or agent on WhatsApp/email the same day and request written acknowledgement.
Deposit
Max: For units covered by Law 93 (USD 150/month or below): 1 month rent, deposited with MIVIOT. For higher-value units (the typical expat market): 1 month rent is the common practice; some landlords ask for 2 months or a póliza jurídica when no Panamanian guarantor exists.
Rules: For Law 93 units, the deposit is held by MIVIOT, not the landlord. For higher-value units, deposit terms are controlled by the lease and civil law practice. Deductions for repairs, repainting, cleaning, unpaid utilities, or broken inventory items are common. The lease should specify return timing, required deduction evidence, and bank-transfer method.
Return deadline: For Law 93 units, MIVIOT controls return. For higher-value units: typically 15–30 days after move-out once utilities are settled, per contract terms. Put the exact deadline and required handover steps in writing.
Alternatives: If you lack a Panamanian guarantor, landlords may accept a póliza jurídica (legal guarantee bond), extra deposit months, an employer letter, bank statements, or rent paid several months in advance. Avoid excessive advance payments without legal review.
3. During your tenancy
Rent, maintenance, and utility tracking
Frequency: Monthly for rent and maintenance; electricity (ENSA/Naturgy) is billed monthly; water (IDAAN) is billed bi-monthly in most areas.
Dispute window: Raise billing or repair issues immediately in writing; lease terms and local law control formal windows. ACODECO handles consumer disputes.
- - Cash-only rent with no receipt or bank transfer record
- - Bank account holder name does not match landlord or authorised agent
- - No written lease or landlord refuses to provide ID/company details
- - Landlord refuses to fix leaks, gas leaks, electrical faults, or security risks
- - Utility bills in arrears from a previous tenant
- - Building administration confirms the unit is not authorised for pets or short-term guests
Repairs: Structural issues, hidden defects, and major appliance failures are typically the landlord's responsibility, while tenant-caused damage and daily care are the tenant's. Get every repair request in writing with photos, dates, and agreed responsibility before paying a worker.
4. Moving out
Notice period: For Law 93 units: 30 days written notice to the landlord regardless of lease term. For higher-value units: common notice is 30–60 days before lease end, but fixed-term contracts may penalise early exit. Some leases require written notice by a specific calendar day.
Final handover: Clean the unit, repair any agreed damage, settle all utilities, photograph meters, return all keys/cards/remotes, cancel internet, request a deposit return timeline, and obtain a signed or WhatsApp-confirmed handover statement.
Deposit return: Strong move-in evidence, utility receipts, and a written repair history are the best protection. For Law 93 units, apply to MIVIOT for deposit return. For higher-value units: if the landlord withholds the deposit unfairly, begin with a written demand and evidence; for larger amounts, consult a Panamanian lawyer or ACODECO (consumer protection body).
Your tenant rights
Tenant association: For Law 93 units: MIVIOT's Housing Commission handles landlord-tenant disputes. For higher-value units: rights are mainly contract-based and civil law. ACODECO (Autoridad de Protección al Consumidor y Defensa de la Competencia) can assist in some consumer/provider contexts. Many residential disputes require local legal advice, mediation, or civil court.
Rent control: Panama does not have broad rent control for most private expat-market rentals. Law 93 restricts rent increases on low-value units (USD 150/month or below) — increases require prior written MIVIOT authorisation. Higher-value units are subject to market rates and lease terms. Verify province-specific rules for Panama City, Chiriquí, Bocas del Toro, and your municipality.
Eviction protection: A landlord cannot use self-help lockouts, threats, or utility cutoffs to remove a tenant. For Law 93 units, eviction requires MIVIOT process. For higher-value units, eviction requires a civil court order. Keep lease, receipts, messages, and proof of payment accessible.