Terms of use

1. Our service and these terms

BlackGem helps clients find, buy and manage short-term rentals in Medellín. These terms cover the website, accounts, saved rentals, estimates, deal PDFs, enquiries and introductions. They do not appoint BlackGem as your agent, lawyer, accountant, escrow holder or investment adviser. They do not reserve a property or create a purchase contract.

Paid work begins only when both parties accept a separate written engagement. That agreement sets the parties, the scope, the fees, the payment dates and any property-introduction protection. It prevails over these website terms. Browsing, creating an account, saving a rental, exporting a PDF or sending an enquiry does not by itself create a fee.

2. Property information and estimates

Descriptions and asking prices come from listing information available when reviewed. Availability, seller instructions and prices can change. A published rental is an invitation to discuss a purchase. It is not an offer by the seller or by BlackGem.

The main return figure is the base estimate. The smaller range shows lower and higher estimates using different rental rates, booking levels and operating costs. These are comparison scenarios. They are not valuations, verified trading results, guaranteed income, or a promised minimum or maximum. A difference between an estimate and later results is not by itself a failure by BlackGem.

Returns default to self-management. The management option deducts the stated management fee. Unless a calculation says otherwise, estimates exclude borrowing costs, your taxes, extraordinary works and changes in exchange rates. Dollar figures use the model's rate, not a bank quote. Setup and closing allowances are not contractor, notary, legal or accounting quotations.

You decide whether to rely on the figures and whether to buy. Title, building rules, condition, rental permission, tax treatment and legal advice must be confirmed for the specific property before you commit. BlackGem's coordination does not replace those checks or the approvals the transaction requires.

3. Advisory retainer and purchase fee

A paid advisory engagement starts with a signed agreement and a retainer. The retainer covers the ongoing property search and advisory work described in that agreement, including helping you engage trusted lawyers and contractors for agreed property upgrades and refurbishments. Lawyers’ fees and contractor costs are separate from the advisory fee and require your approval. It remains credited toward your next purchase with BlackGem while the engagement continues, including if you decide against a particular property. You pay a US$5,000 retainer and have 365 days from payment to close on a property. If you close in that time, the US$5,000 counts toward the purchase price. If the 365 days end and you have not closed and have not extended, the US$5,000 is not returned. Before those 365 days end, you can pay US$2,500 to add 180 days. If you close during that extension, the US$2,500 counts toward the purchase price, and the original US$5,000 still counts. Each later extension works the same way.

The total acquisition advisory fee is 5% of the final agreed purchase price, with a minimum fee of US$5,000. The full retainer is credited against that fee, and any remaining balance is due at closing. For a US$200,000 purchase, the total fee is US$10,000 and US$5,000 remains due after the retainer. For a US$70,000 purchase, the US$5,000 minimum applies and the retainer covers the entire fee. Completing a purchase below US$100,000 does not result in a partial refund of the minimum fee. The signed engagement specifies the payment currency and applicable tax treatment.

If the 365 days end without a closing and without an extension, the US$5,000 retainer is not returned. An extension payment is credited against the advisory fee in the same way as the retainer when you close during that extension. No other contractual refund, credit or reduction is owed because you reject a property, a purchase does not complete, or an estimate changes. Acquiring a property introduced by BlackGem outside the agreed process does not remove a fee that a signed agreement makes payable. Amounts already paid are credited against that fee. Any further amount the law itself requires is additional to this paragraph.

Optional rental management is charged at 12.5% of booking revenue under a separate management agreement. That agreement defines the revenue basis, reporting, payment dates, expenses and termination arrangements. Buying advisory does not automatically enrol you in management.

You remain responsible for the purchase price and third-party charges you approve, including legal, notarial, registration, financing, furnishing, repair and operating costs. We must agree any additional BlackGem service charge before incurring it. Browsing the public board or sending an enquiry does not create a fee obligation.

4. Confidential introductions and fee protection

Private deal packs, including research, financial analysis, photos and the property address, are released after the advisory agreement is signed and the retainer is received. Owner and seller contacts stay private. BlackGem coordinates viewings and any further access details under the signed agreement and reasonable identity checks.

Confidential information is supplied for your evaluation of the identified opportunity. Do not publish, forward, resell or use it for another person's purchase without BlackGem's written consent. You may share it with your lawyer, accountant or other professional adviser when needed for your evaluation and subject to equivalent confidentiality obligations. Lawful disclosures to an authority are permitted.

Where a signed introduction agreement protects an identified property, purchasing through a nominee, controlled company, partner or other intermediary does not avoid the fee that agreement makes payable. The signed agreement must specify the protected introduction, duration, fee and payment trigger. BlackGem may seek the agreed fee and other remedies available by law for a proven breach; these website terms do not impose an automatic penalty or create an introduction fee by browsing alone.

Confidentiality does not cover information lawfully public, independently obtained without using BlackGem's confidential material, or already lawfully known to the recipient.

5. Decisions, professionals and transaction funds

You decide whether to make an offer, sign a contract, accept a quotation or complete a purchase. You are responsible for the accuracy of the information you give BlackGem and for having authority to act for any buyer you represent. BlackGem cannot commit you to a purchase or an expense without your authority.

Sellers, brokers, building administrators, lawyers, notaries, accountants, inspectors, contractors, banks, public authorities and rental platforms make their own decisions. BlackGem does not promise their performance, a licence, financing, occupancy, resale value, rental income or uninterrupted platform access.

Where a signed engagement includes it, BlackGem coordinates the purchase. That coordination can include introducing lawyers for the official title transfer and accountants for the accounting connected to the purchase, and introducing contractors for agreed works. Those professionals are engaged separately. Their fees need your approval and are not part of the advisory fee. BlackGem is not your law firm or your accounting firm.

BlackGem does not provide escrow, custody, legal representation, tax opinions, regulated investment advice or lending through this website. Pay the purchase funds and any deposit only to the verified recipient named in the transaction documents. Verify any change of payment instructions through a channel you already use. BlackGem is not responsible for a payment you send to a recipient that has not been verified that way.

6. Accounts and saved rentals

Use your own accurate name and contact details, keep your password private and do not let another person use your account. If you act for a company or another buyer, you must have their authority. Tell BlackGem if you suspect unauthorised access. You are responsible for misuse of your account.

The login email identifies the account and cannot be changed on the website. You may add or change a phone number and a secondary email. Those are contact details you choose to provide. BlackGem may use them, together with the login email, to reach you about an account, an enquiry or an engagement.

An account stores your shortlist and lets you ask about rentals. It does not verify your identity, qualify you for finance, reserve a rental, or give you the address or the owner or seller contact. Saving a rental creates no right to it or to its asking price. Listings can change or become unavailable while saved.

BlackGem may restrict or suspend an account to investigate misuse, prevent fraud, protect the service or comply with law. Suspension does not cancel a separate signed engagement.

7. Website content and permitted use

BlackGem's brand, original analysis, written material, layout and compilation of deal information belong to BlackGem or its licensors. Third-party materials remain the property of their respective owners. You may view the site and keep a reasonable personal copy for evaluating your own purchase.

Without written permission, do not republish deal packs, commercially exploit BlackGem's analysis, impersonate BlackGem, remove attribution, bulk-extract site content or interfere with the service. Do not attempt to obtain non-public files, bypass access controls or submit malicious code. You are responsible for loss BlackGem suffers from a breach of this section, to the extent the law allows.

Sending an enquiry gives BlackGem permission to use its contents to respond and perform the services you request, in accordance with the Privacy Policy. It does not transfer ownership of your personal documents or authorise unrelated advertising.

8. Responsibility and limits

To the extent the law allows, BlackGem's total liability for all claims about the website, a PDF, an enquiry or an engagement is limited to the fees you actually paid BlackGem for the matter that gave rise to the claim. Where you have paid no fee, that limit is the extent of liability the law allows for a free information service.

To the extent the law allows, BlackGem is not liable for indirect or consequential loss, lost rental income, lost profit, lost opportunity, or the acts or omissions of a seller, broker, lawyer, notary, accountant, contractor, bank, rental platform or authority. Listings, estimates and PDFs are supplied for discussion. BlackGem does not warrant that they are complete, current or free of error.

A limit in this section applies only to the extent the law allows it.

9. Requests, access and cancellation

BlackGem may update listings, correct errors, withdraw a rental or suspend website access for security, misuse or maintenance. A change to the website does not rewrite a signed engagement.

A submission reference confirms that the portal recorded your request. It does not confirm that an email was sent, that an adviser has reviewed it, or that BlackGem accepted an instruction or a fee. An enquiry does not release the address or the owner or seller contact. Keep the reference and a copy of any signed agreement or payment record.

Section 3 states when the retainer is not returned and when an extension counts toward the purchase. Any further amount the law itself requires is additional to that section.

10. Concerns and general provisions

Record a concern through Contact so BlackGem can review it against the documents.

If a provision cannot be enforced, the rest continues to apply to the extent the law allows. A delay in enforcing a provision is not a waiver. Changes apply from the published update date. A change does not amend a signed engagement unless both parties agree.