1. Playa Grande Creating Information
The processes as well as procedures in costa rica are changing constantly. Check with authorities to
find out the most current process , procedure or legislation.
For those people who are building somewhere else , other than Playa Grande, you can use this
information like a guide. Most likely be more successful to go through the costa rica building
experience in your neighborhood , than it is in Playa Grande.
The following steps will help you understand what it takes to start and complete a project in the Playa
Grande, costa rica area.
Step 1
Contact A Realtor
It pays to use a realtor in Costa Rica. Most likely they'll know the area and might know important
information concerning the property that interests you.
Be aware that in costa rica anyone can be a realtor. There is no licensing. There aren't any
standards. There is no option if you get scammed. Do your homework before you take any individuals
word for anything in Costa Rica, especially real estate.
Here is really a warning that appears in every issue of the Tico Times...
Warning to our Readers - expense Alert
"Please be aware that many business and expense opportunities in costa rica are neither controlled
nor approved through any financial regulating agency. Also, keep in mind that the regulations
governing investments in costa rica are not as rigid as they are in other countries. Whilst legitimate
opportunities can be found , so do scams and extremely risky ventures. Purchasing Costa Rica can
be much like gambling, and readers should keep that in mind and invest accordingly."
Step 2
Visit & Investigate the Property
There are many issues to research before purchasing home in Costa Rica, particularly in the Playa
Grande area.
These would be the types of issues you should pay attention to, before you make an offer to
purchase the property:
Re-Survey The Property: in Playa Grande, Costa Rica you will find that most property hooks are light
steel stakes or re-bar placed in concrete cylinders marking the boundaries of individual parcels of
land or lots. These hooks can be easily moved or removed altogether.
Find the existing property hooks and verify them to ensure they complement the "Catastro Plano".
Once you locate the actual pins, mark the home perimeter so that you can visually see the
boundaries.
If you decide that the property suits your purposes have the property surveyed as well as property
pins location verified or re-established, if missing.
Check for Basic Services: that are offered such as water, electricity , telephone, internet, road access,
areas with regard to septic systems. Water flow is important in costa rica. Make sure there is a spot

2. for the water from your great deal to run into, that won't affect your neighbors' property.
There are properties in the Playa Grande area which are below grade from the roadway. These
properties may be subject to water problems if not raised to an appropriate level. This is something
you should consider before making an offer, as bringing the great deal to the appropriate quality to
prevent water problems , may be expensive.
Make Sure You Can develop The Property: ownership associated with property in costa rica is
guaranteed by the constitution, but absolutely nothing guarantees that you can develop the property.
Before you make an offer check to make sure you can build on it.
This can be difficult in places such as Playa Grande. No one can guarantee that you can build on a
piece of home in Playa Grande as each application to build must be examined by the environmental
division called SETENA. (SETENA is the abbreviation with regard to National Technical Secretariat
Of The Environment Ministry.)
This process is difficult and must be contacted with each detail of your project completely thought out
and drafted. Wording on programs is extremely important.
Most designers and other professionals in Costa Rica are not familiar with these processes which can
cause the property owner problems as well as long delays in their application process. Using the right
people will help proceed your applications through the permitting stage.
Do not rely on your own architect for coordinating environmental issues. You can obtain a list of
accepted environmental consultants from SETENA. There are more than 1600 registered consultants
approved by SETENA which gives you many to choose from. You can also check their own track
record at the SETENA office.
Check along with : the Ministry associated with Public Works, with regard to future road construction
projects. Also seek advice from , the Ministry associated with Health, the National start of Housing as
well as Urban Development and the Municipality of santa Cruz, just to make certain there are no
plans in the works, that will adversely affect the property you are thinking about.
So far in the Playa Grande region there are no issues affecting most properties, nevertheless each
property should still be investigated for any type of issue that may affect it. Don't take the word of real
estate agents , developers, lawyers, designers or anyone else regarding the property that interests
you.
Check For Environmental issues that : could affect the home. There may be some unique
requirements, depending upon which kind of structure you are planning to build. If your task requires
an environmental impact study duly accepted by SETENA, the process to obtain a construction
enable may take longer.
Many property owners in the Playa Grande area have been required to provide SETENA with some
type of review or study before granting permission to build on their property. In some cases
permission to develop home has been denied.
Be aware that SETENA as well as National Parks possess a supreme authority more than where and
what is built in Playa Grande, Costa Rica. If you start without their permission , they will shut a person
down, some times permanently.

3. Once once again , do not take any individuals word regarding what is required by SETENA.
Step 3
Making an offer On The Property
Use the services of a realtor to negotiate the price and terms according to your instructions. If you are
outside of Costa Rica, the faxed offer is appropriate.
Step 4
Hiring the Lawyer
Be careful which lawyer you employ. Rumors have it that there are lawyers who are absolutely no as
forthright because they claim to be.
You can use Stewart Title who has an option with their providers to guarantee title. You could have
them form businesses and process property transactions.
Step 5
Wire Transfer Your Money
In most cases you cable transfer the money for your purchase to the lawyer. Your financial institution
in your home country are designed for this for you.
Step 6
Receive Property legal Documents
This is an important action , because in costa rica you get the original home legal documents as well
as company books with you , physically. Have your own lawyer keep the documents for you or have
somebody you trust keep them. You need copies of these documents for approvals and permits.
Step 7
Project Design employ A Costa Rican Engineer
Now that you own the property and you know precisely where the property hooks are located, you
can employ an architect or engineer.
You can obtain a list of architects as well as engineers in costa rica from the CFIA, the actual
governing body of these Costa Rican professionals.
Make sure you will find the professional you choose design the project precisely the way you want
this completed. This is your opportunity to turn your ideas into reality.
Construction plans and Permits Phase
Construction plans and specialized specifications remain probably the most important steps in the
entire construction project since the successful execution will depend upon the quality as well as
accuracy of these drawings. Once you agree on design and design from the building, work can start
on the drafting of these plans.
In costa rica , a complete set of building plans should include a website plan, distribution strategy ,
elevation and transversal and longitude viewpoints , roof design as well as drainage, design
associated with footings and support beams, structural plans , electrical design, mechanised and
sanitary program design, as well as a strategy that details all of the interior finishing from the
construction.
It is only when the construction plans are completed that your professional can begin preparing a

4. materials list and construction spending budget.
The permits as well as permissions stage is essential in the Playa Grande area. Your professional
must work with SETENA, MINAE, SINAC, wellness Officials, water authorities , Seguro, INS, glaciers
, Municipality of santa Cruz and other gov departments to obtain permits as well as permissions as
quickly as possible. You want to obtain permits as quickly as you can, as regulations and policies in
Costa Rica change quickly.
From each of these governing bodies , you are requesting their own permission to build in your
property. Every ask for , every document, every construction plan, should be accurate and complete
which will allow your applications to move through these procedures quickly.
The control and Execution Phase
The control and delivery phase involves the actual construction and task supervision. The designated
architect or engineer will visit your construction site once a week to view the work that is happening.
His inspection will be recorded in the proper book required through Costa Rica law.
Written Contract
Once you agree on the requirements of your task , have your lawyer draft a written agreement for our
architectural design and engineering providers. All details as well as costs for providers should be
clear to both parties before the last document is signed. Once the final agreement is signed, work
should begin work on your project.
Step 8
Construction Plans
This first step in sketching the construction plans is to position your buildings and other features on a
"site plan". The site plan is very important, since it shows exactly what as well as where buildings as
well as features will be placed on your property.
In the beginning you simply "rough sketch " concepts that may suit your needs and work with your
own professional to add or eliminate features.
After working back and forth you'll come up with a plan the actual suits your needs. Your own
professional will begin sketching the preliminary drafts for your review. You are making the changes
that suit a person best and maintain adjusting the initial drafts until you are satisfied that the details of
the project.
Make sure you get a duplicate of the draft as well as final plans. It is a good idea that you obtain a
copy of every document relating to your project.
Step 9
The Building Permissions/Permits Stage
There are many authorizations and permits necessary to develop property in the Playa Grande
region.
The following is an overview of what we do to obtain the permissions as well as permits for your task :
>> Obtain accreditation Of Water Availability
You must obtain a notice certifying that water will be made available to your property. You can do this
locally in Playa Grande. All permissions and permit programs require this notice.

5. This letter will be copied and notarized. A copy will be posted on your website.
>> Obtain A Letter from Parque Nacional Marino las Baulas
Obtain instructions from Parque Nacional Marino las Baulas officials stating that your property is
either "inside of the park" or "outside the park". SETENA requires this letter.
Physically travel to the park office located in Playa Grande and submit your request for an inspection.
Park officials will travel to your own lot and make a determination. You can pick up the actual letter at
the park office once the inspection has been completed.
This letter should be copied and notarized. This particular letter does not have to be notarized in most
instances, nevertheless , having it notarized eliminates any doubts about its creativity , which could
be asked somewhere in any of the application processes.
>> help to make Application To SETENA (SETENA is the abbreviation for National specialized
Secretariat Of The atmosphere Ministry.)
Have your own environmental consultant travel to San Pedro, which is a suburb of San Jose to
"hands deliver" the application to the SETENA office. SETENA will date seal of approval a copy of
your application , as have being received.
Get a copy of this receipt out of your consultant.
>> watch for SETENA's Determination
An inspector from SETENA must physically attend your own lot and research your requests. This
could consider many months as these inspectors are responsible for similar programs throughout
Costa Rica. There aren't many inspectors and many programs. Your environmental advisor must
work with the actual assigned inspector on a regular basis to see if he/she can get him to inspect your
property.
Once the actual SETENA inspector, inspects your property, it takes about thirty working days,
sometimes lengthier to receive a written determination called a "resolution" from SETENA regarding
your application. If you do not receive a determination within the 30 business days , your consultant
should start contacting the actual inspector regularly to keep your project fresh in his memory.
He should be contacted by telephone and in person. Continue your consultant to do this.
When you receive the actual determination from SETENA, it will state precisely what SETENA
requires to process your application additional.
In most cases the actual determination will be produced by SETENA that you require some form of
environmental impact review or study. In any case , their letter may clearly state what you require to
satisfy their own requirements.
>> environment Review/Impact Study
Have your own environmental consultant, that needs to be registered along with SETENA, conduct
the work necessary to satisfy the needs of SETENA. Employ a consultant that has the experience of
doing additional studies in the Playa Grande area.
>> Submitting The Review/Study
Have your environmental advisor physically travel to the actual SETENA office as well as submit the
required documents , receiving a stamped duplicate indicating that SETENA has received the

6. documents.
>> SETENA's approval Process
Your application as well as environmental review/study continues to be in the SETENA workplace
until it is examined by the inspector that initially inspected your property. He will review your study
and make a recommendation to some committee that will possibly approve or not say yes to your
project, with particular conditions.
This process can take many months, years for some property owners in Playa Grande. Time it takes
to process your application solely depends upon who you hire to manage your project and the
environment consultant used to process the required documents.
It is important to use "the right people" from the beginning, because you need someone to "push " at
every stage in the application process, to make sure your best interests are at the fore front.
>> Cerificate Purchase - before Receiving SETENA's approval Resolution
Assuming your project is approved and before a final resolution is issued, you will be required to
purchase a certification from the Banco nationwide. The cost of this certification is about one percent
of your estimated project's worth. This certificate is comparable a bond to ensure you comply with the
actual SETENA resolution. Failure to comply with the actual resolution could mean that SETENA
would be able to cash the actual certificate and keep the money. If there aren't any infractions during
the construction of your project, you can cash the bond as well as keep the money.
This certificate must be purchased through the head office from the Banco National in San Jose. You
have to references to open an account at the Banco nationwide. Have your lawyer help you with this.
>> Receiving SETENA's approval Resolution
Once you receive SETENA's final resolution, you should use the required resolution to acquire other
permissions as well as permits.
>> permission To Remove Trees
If your project requires trees to be removed, permission is required from the MINAE workplace in
Santa jones. You need to hire the forestry consultant that will conduct a review of your project and
catalog all of the trees on your home. He uses a global positioning system to do this. Every sapling is
numbered.
He then identifies which trees you want to remove so that your project could be completed. You have
input into which trees you want to keep on your property. It is important that you ask for all the trees
you would like removed during the initial application, as obtaining permission and physically removing
trees following construction has started is difficult.
Once the advisor makes application, the actual MINAE inspector generally travels to Playa Grande on
a motorcycle , however, there may be instances when he requires transport to and from your
property. Your own forestry consultant should provide the transportation for the MINAE inspector as
well as accompany him for your property.
After reviewing your application to remove trees , a resolution will be issued indicating the results
from the MINAE inspector's suggestion.
This resolution states , by number, which trees can be removed as well as which trees can't be

7. removed.
Note: gossips have it, that it costs hundreds or thousands of dollars to remove trees in Playa Grande.
This is not true. There are no costs charged by MINAE to remove trees in Playa Grande. Whenever
property owners proceed through the proper application and approval process, no costs are charged.
This may always change. Have your lawyer check before taking any action.
>> Health Department Approval
Your architect or engineer needs to physically have your documents as well as plans to the Health
division in Santa jones and apply for approval to install a septic system and make your project.
>> inches Insurance Requirements
Property proprietors must obtain an inches insurance policy for their task , before applying for a
building permit at the santa Cruz municipality. This policy is similar to workers compensation. The
cost is about 2-3 % of the projects worth.
Use an british speaking INS in representative that will talk with you and clarify your options. You can
also purchase other types of insurance from him or her. If you are not in Costa Rica, have your lawyer
have the insurance for you.
Your insurance policies are valid for one year. It is best to buy the INS insurance right before applying
for building enables at the Municipality associated with Santa Cruz.
>> SEGURO
SEGURO is federal government medical insurance for workers. You must register along with
SEGURO in santa Cruz. It is important that property owners realize that the actual "patron", meaning
the home owner, is exclusively responsible that the SEGURO for all workers is actually reported
properly every month and monies paid as required.
Many architects and companies say that they will pay SEGURO, however, SEGURO only recognizes
that the actual "patron' is responsible for reporting and paying the SEGURO payments for all workers.
Nine percent is actually deducted from the workers pay, twenty five % is paid by the property owner.
A total of 34 percent must be paid to SEGURO monthly.
Many foreigners that trust their architect or contractor is actually properly reporting as well as paying
SEGURO, get a surprise somewhere in the future , when they find out from SEGURO that absolutely
nothing has been reported or paid. This will increase the risk for property owner being necessary to
pay thousands of dollars to SEGURO. Do not get captured in this situation.
>> Applying For And installing Temporary Power
Make certain your architect or engineer applies with regard to and installs a brief power pole at the
property, that will be utilized during construction. Even better , have your architect build your
permanent power pillar and use it during construction. This will save you the time and hassle of
moving the power from temporary to long term once the construction is actually complete.
>> trying to get Municipal Building Permits
Your architect or engineer should physically go to the Municipality associated with Santa Cruz
building department and submit the required documents as well as architectural plans. This usually
takes five to ten times for building plans to be reviewed as well as approved.

8. Have him/her check with the building division at five, seven and ten days following submitting your
documents. If you have not obtained permits by day time eleven, have your own professional
physically visit the building department as well as investigate the temperament of your application.
Get him to continue with these physical visits until enables are received.
>> Application For A water Meter Installation as well as Connection
You should submit the required information making a second application for a water connection to
your property. This usually takes two or three weeks. You should work with the water authorities to
have your water meter and connection, installed as quickly as possible.
Step 9
Hire A Building Contractor
You should request "bids " to construct your project from three different reputable building
contractors. When you receive their bids , which must consist of their proposed contract , have your
lawyer review their package with you and your professional to ensure your best interests are in the
forefront. A thing of caution... "everyone in Costa Rica claims to be a builder". Be careful of who you
hire.
Step 10
Write An Agreement
Experience has proven that reasonable, topic through topic agreements will help the project
improvement smoothly and create a fair working relationship for all involved. Details and payment
agendas are spelled out so that all stakeholders know exactly what happens at every stage in the
entire process.
Step 11
Begin Construction
Once the actual written agreement is in place construction will start on your project. The actual builder
will start setting up his equipment as well as materials to begin construction.
Step 12
Changing your own "provisional power" to "permanent power"
First you go to the downtown ICE office in Sanata Cruz. Are applying for an electrical inspection. It
costs 450 colones. They do an inspection, then you navigate to the main ICE workplace on the
highway and pay another 150 colones. In about three days someone will be to change your power
more than.
Maybe your architect or contractor might have this done for a person. It would be a good idea to point
out it in your contract.
Step 13
SETENA's last inspection
Have your advisor make an appointment to have SETENA send an inspector to do the
final inspection on your task. It takes about 8-24 months to get the inspection as well as go through
the process of getting yoru deposit money back.
Required Documents

9. The following documents are used all through each permits/permissions phase :
1. Representation document Of The Company
2. Company Registration Number
3. Client's Passport
4. Residency Status
5. Residency Card
6. NAtionwide Park Letter
7. Current Registry Study
8. Certification of Taxes Paid
9. Certificate of sociable Services
10. Certification associated with Water Availability
11. Property Use Letter
12. Proof of INS Liability Insurance
13. Cadastre Plan
14. Contract of Professional Services
lawyers in Costa Rica