Pura Osa - Costa Rica real estate and properties for sale

Now that you have the land and everything is in order, it is time to build. The process of getting permission to build (outside the beach zone) can be complicated depending much on where your property is. Beachfront development has a different set of rules as compared to private land (see section on the Maritime Zone). National code regulates building, however, practical application will vary in populated areas like Guanacaste versus rural areas such as the Osa Peninsula. Code is nowhere near as strict here as in the states. In rural areas, the proccess is simple. You must present proof of ownership and a set of building plans signed by a Costa Rican architect. There is a preliminary study performed by the architect. Set fees for architects are between 4%-6% of the value of the construction. For larger projects, you may be required to do an environmental impact study and possibly another study for supporting infrastructure. For residential construction, there is a single permit issued at the local municipality with a one-time inspection before construction begins. In rural areas, follow up inspections are rare. It is the architect’s responsibility to make sure you follow the approved plans. You must have a proper septic system and water supply. More or less,, you can build a medium size, furnished, two-bedroom house for around $30,000. Materials are equal to stateside prices but labor is very inexpensive. General labor costs are around $12 per day and a decent carpenter or block layer will cost around $25 per day.

Several distinct professional services are included in this phase. The percentages below are those that the CFIA has established as standard fees.

0.5 percent. These studies may or may not be required, depending on the scope of the project.

1.0 to 1.5 percent. You will meet with the architect/engineer in order to talk about your building. Then your architect/engineer will propose a preliminary design for your review. These drafts should include site planning and preliminary work drawings. When you contract for this service, be sure to discuss in detail your wants and needs and the exact items your architect/engineer will provide you by the end of this step.

4.0 - 6.0 percent. This is one of the most important steps, since execution of the project will depend upon the quality and accuracy of your plans. Once you and your architect/engineer have agreed on the layout and design of the project, she or he will draft the plans. A complete set of plans should include a site plan, distribution plan, elevation and transversal and longitude perspectives, roof design and drainage, design of footings and support beams, structural plans, electrical design, mechanical and sanitary system design, as well as a plan that details all of the interior finishing of the construction.

0.5 percent for global budgeting; 1.0 percent for itemized budgeting. The architect/engineer prepares a list of materials and makes a construction budget for you.

This is the supervision of the construction. You choose one of the three options. The option you choose will depend upon the type of project involved, the reliability of your builder/general contractor, and the amount of time you are willing to dedicate to the construction project.

3 percent of total construction value. Your architect/engineer visits the site once a week and inspects it to ensure that the plan specifications are being met. He or she will verify the quality of the materials being used and review invoices being presented by the general contractor.

5 percent. This requires daily inspection and involvement by the architect/engineer.

12 percent. The architect/engineer takes complete responsibility for the execution of the project.

For a single family home that measures more than 70 m2 (735.2 ft.2), the applicant must provide the following documentation: four copies of the construction plans, four copies of the property plano catastrado, four copies of the permit checklist, two copies of your property deed, one copy of the consulting contract with your architect/engineer, an approval from the water company regarding availability of water, and one copy of your electrical design plan approved by SNE. You also must get a building permit from the municipality in which the property is located. The city's municipal government has the responsibility to ensure that all buildings comply with building regulations (Article 1, Construction Law). So, you can expect periodic visits to your construction site by the building inspector, who must certify that the construction is proceeding according to code. In rural areas like the Osa inspections are usually a one time thing.

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