Costa Rica Real Estate Due Diligence Checklist
The factual Costa Rica property checks that matter before deposits, escrow release, possession, closing, and registration.
Core proof
Title + survey
Start with registry and cadastral records.
Local proof
Municipality
Taxes, zoning/use, and permits matter.
Operating proof
Utilities
Confirm water, power, internet, wastewater.
Final proof
Registration
Confirm recorded ownership or rights.
What This Guide Covers
Due diligence is the discipline of proving what is being sold before money, possession, or legal rights move. In Costa Rica, that means checking the property record, survey, seller authority, municipal status, utilities, ownership structure, coastal status, and closing path.
This checklist is designed for direct buyer/seller transactions in Guanacaste. It is not a substitute for a Costa Rican notary/attorney, surveyor, engineer, accountant, or municipal confirmation.
Cost Lens
Use this only as a planning lens. Actual taxes, fees, professional costs, and negotiated savings must be verified for the specific transaction.
Step-by-Step Workflow
Follow the steps in order. Do not let marketing, urgency, or price pressure jump ahead of verification.
Title and ownership
Verify the finca/property record, registered owner, legal representative if company-held, liens, mortgages, annotations, easements, and restrictions.
Why it matters
Ownership and encumbrances determine whether the seller can transfer what is advertised.
Survey and physical boundaries
Compare the plano catastrado with the actual parcel, access road, fences, neighboring parcels, coastline, and any occupied or disputed areas.
Why it matters
A clean title record does not automatically prove the land on the ground matches what a buyer thinks they are buying.
Municipal and utility status
Confirm property taxes, local permits, zoning/use limitations, water availability, electric service, wastewater/septic status, and legal transferability of services.
Why it matters
A beautiful property can still fail as a home or rental if services, taxes, or local permissions are not in order.
HOA, condominium, or corporation review
For condos/HOAs, review bylaws, rules, fees, reserves, meeting records, and assessments. For corporations, review authority, tax status, powers, and liabilities.
Why it matters
Some liabilities live outside the land record and still affect ownership cost and control.
Closing, taxes, and registration
Have the notary confirm transfer taxes, stamps/fees, escrow instructions, deed submission, registration timeline, and final proof of registration.
Why it matters
Due diligence is not complete until the path from signed agreement to registered ownership is clear.
Due-Diligence Checklist
Registry and Cadastral Checks
Compare the property record with the plano catastrado. Confirm owner, finca/property number, survey, boundaries, liens, annotations, easements, mortgages, and any restrictions before relying on listing claims.
Red Flags
Local Guanacaste Context
Playa Potrero, Surfside, Playa Flamingo, Brasilito, Playa Conchal, and Las Catalinas sit in a coastal market where titled property, condominiums, corporate-held assets, HOA rules, utility availability, and concession questions can all appear within a short drive.
The right workflow is document-first. Verify legal status, local permissions, utilities, access, and closing mechanics before treating a listing as safe, financeable, buildable, rentable, or transferable.
Official Source Links
Use these as starting points for official records and current law. Your notary/attorney should verify the specific property and current requirements.
Registro Nacional de Costa Rica
Official registry institution for real-property and cadastral systems.
Open official siteSCIJ / Procuraduría General
Official Costa Rican legal information system for laws and regulations.
Open official siteMinisterio de Hacienda
Official tax authority. Verify current transfer, corporate, and reporting obligations.
Open official siteICT Costa Rica
Tourism authority relevant to some maritime-zone concession approvals.
Open official site