Prior to buying a specific portion of land it pays to have a basic evaluation carried out. This will reassure you of the value you are seeking and of how appropriate the land is for the intended use.

There is no “single stop” office for all the permitting involved, usually one must deal with several institutions. The SETENA is the national technical environmental secretariat, equivalent to the U.S. EPA, they must approve the development project and the environmental studies. The MINAE is the ministry overseeing all environmental aspects such as timbering permits and water well permitting. AA is the department dealing with existing aqueducts and water distribution. The local municipality will have to approve the construction permits, road building and maintenance and much more. The ICE will usually be involved in providing the electricity required.

Many areas in the country lack any zoning or official planning, especially away from the coast. This is a mixed blessing, on the one hand it gives you greater freedom and allows you to be more creative with your land. On the other hand, the government or municipalities have generally not carried out any basic evaluation covering, at least partially, some of the aspects you certainly need to know.

This is the reason you as the developer or promoter must execute the evaluation or study since you are the one with more to gain and more at risk. Of course, the study may cover other aspects besides environmental ones if so desired. 

An Evaluation will identify any negatives:

Depending on the location and any past uses of the land there may have been some contaminating activities carried out on or near the property.  This could affect the soil and groundwater sources beneath the property.

The land may have some limitations for the intended use, for example, due to pre-existing easement rights, zoning regulations, lack of an adequate water supply, overdrawn aquifer, saltwater intrusion, soil which is not conducive to septic leach fields.

The last few months in Costa Rica have seen a crackdown, after many years of leniency, on construction within the forbidden zone, (ZMT). The municipalities are actually evicting and tearing down those structures built on public property along both coasts.

The Maritime Zone Law makes it illegal to own property or build within the 50 meter mark of the high tide line. It also requires a concession permit to exploit the next 150 meters.

There could also be geologic hazards such as nearby fault planes with evidence of recent movement or with landslide potential, or creeping soils and many more hazards. There could be soils which tend to expand when wet, affecting overlying structures.

Not that this is by any means commonplace, quite the contrary, but as an example:
After the 1991 7.0 earthquake near the Caribbean port of Limon, some restaurants and hotels which used to be at the water’s edge, are now about 150 away from the high tide line. This segment of the continental crust was uplifted over 6 feet as a result of local faulting.

The subsoil could be vulnerable to the phenomenon of “liquefaction” whereby the ground loses all cohesion during an earthquake and acts just like a shaking plate full of sand and water, not much can stand on such a foundation.

Construction in many places in Costa Rica where a naturally harmonious design is desired with the environment needs to accentuate the strengths of the natural terrain. As a result it is essential to know precisely where is the best location to build by considering all the factors and variables which come into play.

This type of project seeks an attractive design, maximizing the terrain and landscaping, very different from simply leveling a tract for a huge warehouse or parking area.

Some sections of the property are best left undeveloped. The law states the distance one must leave as a buffer zone around creeks, springs, rivers and other bodies of water.

The Evaluation can highlight the positives: 

The evaluation will help you to promote the property for the intended use. You might even discover hidden benefits such as a hot-spring or even potentially valuable minerals. You will be better able to maximize the property’s potential and avoid costly mistakes once you know what you have to work with.

It will help to know, for example that you can successfully grow certain crops or plants in this area rather than finding out years later that the climate or soil is not adequate for your original intent. Prior to any development, it will be useful to know whether the land will be able to enjoy basic services within a reasonable time-frame. You will also benefit from knowing of any plans to expand national parks and reserves in your direction, as well as any plans to zone or limit land use.

Depending on the type and density of trees you may easily obtain permits to thin out the trees for construction or you might have to leave certain areas untouched.

SMARTLINK can help you get started on the right path and reach your goals in Costa Rica. A successful development in CR, like anywhere else in the world, requires proper planning, connections and the right professionals in every discipline to make it happen. Let our team help you do it the right way so you save valuable time and money and your project becomes a profitable reality. - Article Continued Below -

Other aspects or services available to you can include, for example:

• Making sure property is free and clear and has clearance for what you want
• Research the property carefully to ensure it meets your criteria 
• Consideration of any potential future problems for the area

• Property Searches 
• Title search 
• Complete property assessment 
• Independent appraisals 
• Purchase Agreements
• Transaction negotiations and representation
• Property Management 

• Preliminary Studies / Urban planning 
• Topography and surveys 
• Environmental Impact studies 
• Feasibility Studies 
• Zoning Issues 
• Work/Building Permits processing 
• Development contracts 
• Multidisciplinary Engineering designs 
• Master Plan preparation
• Architectural Design
• Inspection and project management