Costa Rica Property Due Diligence: Water, Title & ASADAs

Confirm the property is registered in the National Registry with a clean 'folio real' — owned fee simple, free of mortgages, liens, judgments, or annotations. Your attorney pulls this directly.

Check that the seller on title matches who's actually selling, and that any corporation holding the property is in good standing.

Freehold vs concession in writing: anything marketed as beachfront may sit in the 200 m maritime zone. Confirm fee-simple title vs concession before you celebrate the view — maritime zone.

The registered survey (plano catastrado) must match the registry and the physical lot. Boundary disputes and overlapping surveys are common in rural Guanacaste — double-check before you buy.

For larger or rural parcels, confirm legal access (an easement or public road) so you're not landlocked.

No water, no value. Confirm a legal water source: either a registered AyA/municipal connection or a letter (carta de agua) from the local ASADA (community water association) guaranteeing supply — essential before building permits.

In water-stressed coastal areas, new water letters can be hard to get. A property without secured water is worth far less and may be unbuildable.

Get a certificado de uso de suelo (or check the Plan Regulador) so municipal zoning allows your intended use and footprint. If the lot sits within 200 m of the coast, confirm Maritime Zone concession status.

Compare construction permits and registered square meters to what is actually built. Unpermitted bedrooms, casitas, pools, or expansions are a common closing risk — confirm fines or regularization won't land on you after closing.

Confirm there are no precarista (squatter) claims, that property taxes and any luxury tax are current, and that HOA fees in gated communities are paid and the HOA is solvent.

STR plan? Pull the HOA reglamento for caps, bans, minimum nights, or registration rules. A condo sold as Airbnb that bans short stays kills the buy box.

Insurance path: budget a local Costa Rica policy (hazard, liability, landlord cover if you rent). Do not assume a US or Canadian homeowner policy covers Guanacaste — confirm binders with your attorney before closing. Not insurance advice.

Funding path: local bank mortgages for non-residents are uncommon. Plan cash, home-country equity, seller carry, or a partner — see how buyers fund. No assumed US/CA mortgage on the land.

Use an escrow company registered with SUGEF for the funds transfer — never wire a deposit directly to a seller before your attorney clears the checklist.

Hire an independent attorney (not the seller's lawyer). If a broker is involved, confirm they are licensed (CRGAR member).