The Definitive Document Checklist for Ecuador's Real Estate Investor Visa

Navigating the intricate pathways of Ecuadorian immigration, especially when seeking residency through investment, requires more than a generic checklist; it demands precision and localized expertise. For many, the allure of Ecuador—its stunning biodiversity, affordable cost of living, and welcoming culture—makes it a prime destination. The Real Estate Investor Visa stands out as a robust pathway for those looking to establish a lasting presence.

As an expert editor with hands-on experience in Ecuadorian immigration law, my objective is to demystify this process. The regulations, governed by the Ley Orgánica de Movilidad Humana (LOMH) and its accompanying regulations, are clear but nuanced. This authoritative guide will provide you with a meticulous checklist, infused with practical, on-the-ground insights to prepare your application with confidence, minimizing stress and avoiding common pitfalls that derail many applicants.

Understanding the Investor Visa: From "T2" to "Residencia Temporal de Inversionista"

Before we detail the documents, it's crucial to use the correct terminology. While many online resources still refer to this as the "T2" visa, this designation is obsolete. Under the current Ley Orgánica de Movilidad Humana, this category is correctly named the Residencia Temporal de Inversionista.

This visa is designed for individuals investing in Ecuadorian real estate. The minimum investment is not a fixed dollar amount but is pegged to Ecuador's Salario Básico Unificado (SBU), or Unified Basic Salary. Pursuant to Artículo 60, numeral 8 of the LOMH, the investment must be at least one hundred (100) times the current SBU.

• Hyper-Specific Detail #1: The Investment Threshold Calculation: For 2024, the SBU is $460 USD. Therefore, the minimum real estate investment required is $46,000 USD (100 x $460). This amount is subject to change each January when the new SBU is announced. Crucially, the government verifies this value not by your purchase price, but by the avalúo catastral (municipal property valuation) listed on your impuesto predial (property tax) receipt. If the municipal valuation is lower than the required investment, you must complete a separate municipal process to have it updated before applying for the visa. This is a common and costly oversight.

The Core Document Checklist for the Inversionista Visa

This checklist is comprehensive, but always verify requirements against the official platform or with your legal representative, as interpretations can vary between different Coordinaciones Zonales (regional immigration offices).

1. Application Forms and Personal Identification

• Formulario de Solicitud de Visa: The official application form, obtained from the government's online portal. It must be completed in Spanish without errors.
• Valid Passport: Your original passport must be valid for at least six months beyond the visa application date.
• Color Passport Copies: High-quality color copies of your passport's main page and the page with your last entry stamp into Ecuador.
• Passport-Sized Photograph: One recent digital photo in JPG format, with a white background, meeting specific government dimensions (often referred to as foto tipo carnet).

2. Proof of Investment in Real Estate

This is the cornerstone of your application and where diligence is paramount.

• Escritura Pública de Compraventa: The notarized public deed of sale for the property.
• Certificado de Gravámenes: An official, updated certificate from the local Registro de la Propiedad (Property Registry). This document proves you are the legal owner and that the property is free of liens or encumbrances. It is sometimes called a Certificado de Dominio.
• Proof of Paid Property Taxes: The most recent Impuesto Predial payment receipt, which, as mentioned, must show a municipal valuation (avalúo catastral) equal to or greater than the required investment threshold (currently $46,000 USD).
• Proof of Funds Transfer: Evidence that the investment funds were legally transferred into Ecuador through the Ecuadorian financial system. This can be a certificate from the receiving Ecuadorian bank or wire transfer receipts. The government is vigilant about anti-money laundering compliance.

3. Criminal Record Certificates

You must demonstrate good conduct.

• Apostilled FBI Background Check (for U.S. Citizens): An FBI Identity History Summary Check, issued within the last six (6) months, and apostilled by the U.S. Department of State.
• Apostilled State-Level Background Check: Some offices may accept a state-level check, but the federal FBI check is the gold standard and universally accepted.
• Background Checks from Other Countries of Residence: If you have resided in any other country for five years or more, you will need an equivalent apostilled or legalized criminal record check from that country as well.
• Ecuadorian Criminal Record: Not required. The Ministry runs an internal check for records within Ecuador once you apply.

4. Proof of Financial Solvency (Medios de Vida Lícitos)

Beyond the initial investment, you must prove you can support yourself in Ecuador.

• Proof of Lawful Means of Support: According to Acuerdo Ministerial No. 0000055 (Feb. 17, 2021), you must demonstrate you have sufficient funds to cover your living expenses. This is typically done by showing a monthly income equal to at least one SBU ($460 for 2024). This can be proven with:
  • Social Security income statements.
  • Pension letters.
  • Bank statements showing consistent deposits or a high balance.
  • Investment account statements.

5. Health Insurance

• Proof of Health Insurance: You must provide proof of public or private health insurance valid for the duration of your temporary residency in Ecuador. The certificate must explicitly state that it provides coverage within Ecuador.

6. Legalizing and Translating Documents: The Non-Negotiable Step

This is where applications most often fail.

• Apostille: For countries signatory to the Hague Convention (like the U.S., Canada, U.K.), all foreign-issued public documents (birth/marriage certificates, criminal records) must be apostilled by the designated authority in that country.
• Consular Legalization: For non-signatory countries, documents must go through the lengthier process of legalization at an Ecuadorian Consulate.
• Official Translation: Any document not in Spanish must be translated after the apostille is affixed. The translation must be done by a court-certified translator in Ecuador or by an accredited translator at an Ecuadorian consulate abroad. Do not use an informal translation service.

The Process in Ecuador: Common Expat Pitfalls to Avoid

• Outdated Information: Relying on expat forums from 2019 is a recipe for disaster. Laws have changed. The LOMH was updated, and procedures are now almost entirely online.

• Improper Document Order: You must get the apostille first, then the official translation. Translating an un-apostilled document is a waste of money.

• Underestimating Bureaucracy: Government offices have specific hours and procedures. Expect delays and be prepared with patience and all required documents in order.

• Hyper-Specific Detail #2: The Cuenca Registro Civil Trap: After your visa is approved, you must obtain your cédula (national ID card). In Cuenca, a major expat hub, you cannot simply walk into the main Registro Civil office on Avenida Remigio Crespo Toral to get your cédula. You must first go to the Coordinación Zonal 6 office of the Ministry of Foreign Affairs (currently located in the Edificio del Gobierno Zonal 6) to request an "Orden de Cedulación". This order costs $5. Only with this printed order can you then schedule your appointment at the Registro Civil. Showing up without it will result in being turned away, a common frustration for newcomers.

• Hyper-Specific Detail #3: The Real Costs: Budget beyond the lawyer's fees. The government visa application fee is $50, and the visa issuance fee upon approval is $400. Add another $5 for the Orden de Cedulación and $16 for the cédula itself. Apostille services, certified translations ($25-$40 per page), and notary fees can easily add several hundred dollars to the total cost.

⚠️ Legal Alert: When to Stop and Consult an Attorney

• Complex Source of Funds: If your investment funds originate from the sale of a business, complex trust funds, or cryptocurrency, you must consult an attorney to properly document a clean, legal source of funds (origen de fondos lícitos).
• Dependent Applications: While straightforward, adding a spouse or children requires apostilled marriage and birth certificates and adds complexity. Ensure all documents are cross-referenced correctly.
• Previous Visa Denials: If you have ever been denied a visa to Ecuador or overstayed a previous visa, do not apply without legal counsel. An attorney is needed to navigate potential sanctions or inadmissibility issues.

Your Path to Residency in Ecuador

Securing the Residencia Temporal de Inversionista is a significant milestone. It requires meticulous preparation and an understanding of both the written law and the unwritten bureaucratic procedures. By following this expert-vetted guide, you are positioned for a successful application.