A property may look perfect, have an attractive price, and be in a highly desirable location… yet still hide issues that could cost you time, money, and significant headaches.
Buying or selling real estate is about much more than agreeing on a price.
In Costa Rica, a real estate transaction may involve legal, registry, cadastral, municipal, construction, electrical, tax, boundary, and access-related issues that should be reviewed before reaching the closing stage.
That is why one of the most important decisions a buyer or seller can make is to work with a qualified real estate professional from the very beginning—someone who understands the process and can help identify what needs to be reviewed before you commit your money.
At our office, we believe the true value of a real estate advisor goes far beyond finding a property or locating a buyer.
It is about helping make sure the transaction moves forward properly all the way to closing.
What Exactly Is Real Estate Due Diligence?
In simple terms, due diligence is the process of investigating, verifying, and analyzing the relevant information about a property before completing a real estate transaction.
The question is not simply:
“Do I like this property?”
The more important question is:
“Is everything related to this property in proper condition for the transaction to move forward?”
Depending on the property and the transaction, due diligence may include reviewing:
Registered ownership.
Mortgages, liens, annotations, and restrictions.
The cadastral survey plan.
Existing structures and improvements.
Applicable permits and documentation.
Electrical and structural conditions.
Availability and condition of utilities.
Condominium regulations and obligations.
And many other important itemsAnd other issues depending on the type and location of the property.
Not every property requires exactly the same level of investigation. That is precisely why having a knowledgeable professional involved from the beginning can make such a difference.
The Problem: Many People Discover Issues Too Late
One of the most common mistakes in a real estate transaction is starting at the wrong end of the process.
- The buyer falls in love with the property.
- The seller finally finds an interested buyer.
- They agree on a price.
- Money is deposited.
- An agreement or option to purchase is signed.
- And only then do problems begin to surface.
- A discrepancy between the survey plan and the physical property.
- A boundary issue.
- A construction addition that requires clarification.
- A mortgage or lien that needs to be resolved.
- A pending municipal matter.
- An access problem.
- An electrical issue.
- Missing documentation.
And suddenly, what appeared to be a straightforward transaction can become a complicated negotiation.
Due diligence is designed to change the order:
- Investigate first.
- Negotiate second.
- Close third.
That change can make a significant difference.
- Verify Who Actually Owns the Property before moving forward with a purchase, the property’s official registration information should be reviewed.
- Who is registered as the owner?
- Does the person selling the property have the legal authority to do so?
- Are there mortgages?
- Are there liens, annotations, restrictions, or other circumstances that could affect the transaction?
These questions should be answered through proper documentation and with the assistance of the appropriate legal professionals.
You should never rely solely on what someone tells you about a property.
Important information should be independently verified.
2. Review the Survey Plan and Property Boundaries
- Do the square meters being offered actually match the official documentation?
- Do the property’s boundaries correspond with what you see on the ground?
- Is there an easement providing access?
- Does the property actually border the neighboring properties identified by the seller?
These questions become particularly important with land, farms, larger properties, and rural properties.
A property may have beautiful views, an excellent location, and an attractive price, but a discrepancy involving boundaries or property size can become a serious issue during or after the transaction.
When appropriate, a licensed surveyor or agrimensor can become an important part of the due diligence process by reviewing the technical aspects of the property.
3. Review the Buildings and Improvements
- This is another area that is frequently overlooked.
- A property may be advertised as having a house of a certain size, but that does not automatically mean that every part of the existing construction has the same legal or technical status.
- There may be additions, guest apartments, commercial spaces, terraces, swimming pools, storage areas, retaining walls, or other structures that require additional review.
- There may also be issues involving: electrical systems, structural conditions, moisture, roofing, drainage, water systems, walls, or other construction elements.
Once again, this is where the right professionals become important.
A real estate advisor does not replace an attorney, notary, engineer, architect, or surveyor.
Their value also comes from knowing when those professionals should become involved and helping coordinate the process.
4. Review Municipal and Financial Matters
- Before closing, it is also important to understand any obligations or conditions that could affect the property.
- Depending on the property, this may include municipal, tax, or administrative matters that should be reviewed.
- It is also important to understand the costs associated with the transaction.
For example, Costa Rica’s Ministry of Finance establishes a 1.5% property transfer tax, subject to the applicable rules for determining the taxable base.
There may also be professional fees, stamp duties, and other transaction-related expenses.
The advertised price of a property does not necessarily represent the total cost of acquiring it.
A well-informed buyer should understand the complete financial picture before making a commitment.
5. Due Diligence Also Protects the Seller
Here is something many property owners do not realize:
Due diligence is not only for buyers. A smart seller can conduct part of this process before putting the property on the market.
Why?
Because it is much better to discover a problem while there is no buyer waiting to close.
If an issue with the property registration, survey plan, construction documentation, or another aspect is discovered before marketing the property, there is an opportunity to address it.
This can help prevent:
failed negotiations, buyers losing confidence, closing delays, and unexpected renegotiations.
In other words:
Preparing a property properly for sale is also part of selling it. The Real Value of a Professional Real Estate Advisor!!!
When someone is buying or selling property for the first time, they may not know which questions need to be asked.
And that is precisely where the risk lies.
A professional real estate advisor should help structure the process and identify the areas that require attention.
We work to ensure that our clients do not have to navigate a transaction alone when it involves multiple professionals and different sources of information.
Depending on the characteristics of the transaction, the process may involve:
- Real Estate Advisors
- Attorneys and Notaries
- Licensed Surveyors
- Engineers and Architects
- Accountants and Tax Advisors
- Other Specialized Professionals
Each professional has a different role.
Our role is to help identify the pieces of the process and coordinate them appropriately.
“Buying Property Should Never Be an Act of Faith”
When you buy a property, you are not simply buying four walls.
You are acquiring property rights, obligations, land, buildings, location, and a specific legal and physical situation.
That is why, before falling in love with a property, ask questions.
- Before transferring money, verify.
- Before signing, review.
- And before closing, make sure you have the right professionals involved.
Because discovering a problem before you buy gives you an opportunity to address it.
Discovering it after you buy may leave you responsible for resolving it.
Are you thinking about buying or selling property in Costa Rica?
Don’t wait until a problem appears before seeking professional advice.
We can accompany you from the early stages of the transaction, helping identify the areas that should be reviewed and coordinating, when appropriate, with the legal and technical professionals involved.
Whether you are looking to:
- Sell your home
- Purchase an investment property
- Find a property for retirement
- Invest in a rental property
- Purchase land
- Buy or sell commercial property
the process begins long before the deed is signed.
Thinking about buying or selling?
Talk to one of our expert advisors before making your decision.
Let us help you identify what should be reviewed, what questions you should ask, and which professionals may need to be involved before you commit your money.
More than finding a property, we help you navigate the process.
Contact us today and let’s talk about your next real estate transaction.