The Buying Process
Building
Permits
In order to build on your property, you must secure a building permit from the local municipal authority. They will have an application with some state mandated general information. All of these applications will require that you know what basic services your plot has access to: water, telephone, electricity and drainage. You will need to understand the restrictions on your land. Is there potential for expropriation due to national park, protected lands, future government sanctioned building or maritime zoning?
The Permit Office or Oficina Receptora de Permisos de Construccion at the Registro Nacional is where you go to apply for the building permit. Your application must be cleared by several government agencies: The Ministry of Public Work, The Costa Rica Institute for Energy, The Costa Rica Water Authority, The National Institute for Housing and Urbanization, The Ministry of Health, The Federated Association of Engineers and Architects and the National Electricity Service. Before you submit the application you must be able to present:
- A copy of the electrical plan that has been pre-approved by the National Electricity Service
- Verification of approval from the water authority regarding water availability
- A copy of your consulting agreement with the architect or the engineer
- Four copies of the building plans
- Four copies of the survey plan
- Four copies of the permit checklist
Once this has been accomplished you can apply for permission with the local municipal authority. They will have an inspector visit the building site periodically to oversee the building process as they are legally responsible for ensuring that the construction is consistent with the building code for your local municipality.
Working with a lawyer that you have established a relationship may be a good idea. The law in Costa Rica, much like in the U.S., is highly specialized and your real estate acquisition lawyer may not be suited to help you navigate these steps. Your architect typically has many industry connections and can help you manage all of the steps and rules involved at the municipal offices and in the application process.
