GETTING A BUILDING PERMIT

You must get a construction permit to build a house of more than 70 sq./m. (750 sq./ft.)

You or your architect must file for permits at the Oficina Receptora de Permisos de Construccion (Permit Reception Office). The plans will be studied by representatives from the MOPT (Roads and Transportation Department), INVU (Housing and Urban Development Department), ICE (Electricity Department), AYA (Water Department), SNE (National Electrical Services), CFIA (Costa Rican Architect and Engineer Association), the Health Department and the local municipality where the property is located.

You will need the following:

1. Four copies of the construction plans
2. Four copies of the property cadastre plan ( plano catastrado)
3. Two copies of the property deeds
4. One copy of the architect or engineer's consulting contract (Contrato de Consultoria)
5. Approval from the water department regarding availability of water
6. One copy of your electrical design plan approved by SNE.

Note: Condominium, commercial construction or urbanization projects require additional permits.

Local Building Permits

NOTE BENE: In addition to the permits listed above, you will need a construction permit from the municipality where your property is located. Each municipality creates and enforces building codes for construction project in its area.

How Long Is This Going To Take?

The Total Cost

Building a house in Costa Rica is going to cost about $315 to $540 per sq. meter ($29 to $50 sq./f.) depending on the quality of work and materials.

So, consult your calculator and you discover that you can build a home large enough to lie down in without hanging your feet out the window (say, 10 by 20 m., or 32 by 64 ft.) for $73,000 to $108,000, not counting land costs. By European or North American standards, that's quite a bargain price, especially if your new home is built on a palm-studded hillside, bathed by tropical breezes, perfumed by sea air with no snow to shovel. Then the price seems a bargain, indeed.

Here Are a Few House Building Tips

A. Check for neighborhood zoning laws. In order to maintain local standards (and property values) some locales set down strict rules for style and quality of construction.

B. You cannot built a house within 50 to 100 meters (164 ft. to 328 ft.) of a river.

C. In most locales, you must to leave space for a front yard and a sidewalk.

D. Housing developers keep in mind that Costa Rican law allows you to dedicate only 60 to 70% of your land to be used for building lots. 20% to 25% will be used for property for roads and 5% to 20% for parks.

E. If you have a nice view from your property, play it smart. Buy the land around it.

F. Contractors get a discount on materials. It is always a temptation to build with the stuff that gives them the best markup. Check up on them. Make sure they're using the materials agreed upon.

G. Along both coasts, the first 200 meters (656 ft.) above mean high tide is owned by the government. No building is permitted within the first 50 meters (164 ft.) above mean high tide.

H. The area 50 meters(164 ft.) to 200 meters (656 ft.) above mean high tide may be leased from the local municipality with the approval of the Instituto de Turismo (Costa Rican Tourist Board). Ostensibly, foreigners cannot, legally lease property in this area. However, a clever or desperate person can find ways to circumvent these laws.

I. The ICT discourages the building of anything over three stories high in beach areas.