Home Inspections in Costa Rica: A Practical Guide for Buyers
Buying a home in Costa Rica - whether in Cahuita, Puerto Viejo, Playa Negra, or Punta Uva - is an exciting decision. But purchasing in the Caribbean tropics also comes with unique factors that buyers from the U.S., Canada, or Europe may not be familiar with.
One of the most important steps in your due diligence journey is the home inspection in Costa Rica. Because Costa Rica does not have a formal inspector licensing system, inspections here work differently from those in other countries. Local expertise is everything.
This guide will walk you through what to expect, what matters most in a tropical climate, and how a quality inspection protects your investment - and your peace of mind.
Why Home Inspections in Costa Rica Are Different
Every region of Costa Rica has its own construction challenges. For example:
Guanacaste: dry heat, strong sun, minimal mold issues
Central Valley: moisture, mildew, and aging electrical systems
South Caribbean: humidity, termites, heavy rains, and drainage challenges
Understanding these local realities matters just as much as understanding the home itself.
That’s why inspections are done by experienced professionals who know Caribbean construction inside and out.
Who Performs Home Inspections in the South Caribbean?
Costa Rica does not license “home inspectors” the way North America does. Instead, buyers hire trusted local experts such as
Experienced builders
Various engineers (structural, mechanical, and electrical)
General contractors familiar with Caribbean conditions
These professionals specialize in visual inspections and know how humidity, salt air, rain, and tropical pests impact a structure over time.
What a Home Inspection in Costa Rica Covers
Inspections here are thorough but non-invasive — no opening walls or cutting materials unless specifically requested. Here’s what they typically evaluate:
Structural Integrity
Foundations and posts
Signs of settling
Wood rot or termite exposure
Condition of elevated structures
Roofing
Roofs take a beating in the Caribbean. Inspectors look for:
Active or potential leaks
Corrosion on metal roofing
Gutter function
Rainwater management
Electrical Systems
Especially important in older homes.
Inspectors check:
Panel condition
Proper grounding
Overloaded circuits
Wiring age and safety
Many older Costa Rican homes were built with no grounding at all — something that can be fixed but must be understood.
Plumbing & Water Systems
Plumbing in Costa Rica varies widely by age and region.
Your property inspection in Costa Rica will include:
Water pressure
Leaks
Septic tank condition
Water heater function
Pipe diameter (important for flushing toilet paper)
Yes — most homes still use the “no flushing paper” system. Good to know before buying.
Termite & Pest Activity
Especially crucial for homes with exposed wood, trusses, or natural finishes.
Moisture & Ventilation
Humidity defines the Caribbean. Inspectors evaluate:
Damp areas or mold
Cabinet moisture
Airflow design
AC performance
Drainage & Lot Slope
How and where a property sheds water during heavy rain is an important factor in the South Caribbean.
Your inspector will check:
Ground slope
French drains
Flooding risks
Pool runoff
Gutter and downspout design
Proper drainage can make or break the long-term condition of a home.
Additional Things to Watch For
Leaks
Hot Water Systems
Ever heard of a “suicide shower” (termoducha)? It just means the home doesn’t have plumbed hot water, which is becoming less common as newer systems and on-demand heaters are installed nationwide.
General Wear & Tear
Loose tiles
Aging fixtures
Minor moisture-related damage
These small items are normal in the tropics but worth noting.
What Inspections Don’t Cover: Permits & Legal Status
A home inspection does not verify whether structures were legally permitted.
This is handled by your real estate attorney during due diligence. See our blog on due diligence.
Your attorney will review:
Building permits
Approved plans
Whether structures match what’s registered
Whether additions were done informally
This is essential in the South Caribbean, where it’s common to find extra casitas or add-ons built without permits.
What Happens If Your Home Inspection in Costa Rica Reveals an Issue That Needs an Engineer?
Finding a potential structural, roofing, soil, drainage, or foundation concern during a home inspection is not uncommon in the tropics. When that happens, the process usually follows these steps:
The Inspector Flags the Issue Clearly
Your builder/contractor/inspector will usually say something like:
“This looks like structural settling - I recommend an engineer.”
“This roof truss needs a structural evaluation.”
“The soil drainage here could require an engineering report.”
They will not fully diagnose the problem - they simply identify that it is beyond the scope of a general contractor's visual inspection.
You Bring in a Local Structural, Electrical or Mechanical Engineer
Your realtor or attorney typically helps you arrange this.
In the South Caribbean, qualified engineers are available locally or from Limón/San José, depending on complexity. The engineer will:
Visit the property
Measure, test, and assess the concern
Determine severity
Provide recommendations
Estimate repair work (sometimes in conjunction with a contractor)
This evaluation is far more detailed than a general inspection.
The Engineer’s Report Can Become Negotiation Material
This is where it matters most. Depending on the findings, you may:
Request the seller to fix the issue
Request a price reduction
Request a closing credit
Walk away without penalty (if your contract includes a due diligence clause—which it should)
Costa Rican sellers generally agree to repair or negotiate when:
The issue is structural
It poses a safety risk
It impacts drainage or septic systems
It could cause significant future damage
Cosmetic or small issues are not typically negotiated.
You Decide Whether to Proceed
The engineer's findings give you clarity. Buyers typically choose one of these paths:
Proceed
If the issue is minor, manageable, or the seller agrees to fix it.
Renegotiate
If repairs are expensive or time-consuming.
Withdraw
If the problem is severe and the seller won’t cooperate.
(Again—this is why your contract must include a detailed due diligence clause. See our blog How to Navigate the Due Diligence period in Costa Rica)
The Bottom Line
Finding an issue that requires an engineer doesn’t mean a deal is dead. In South Caribbean real estate in Costa Rica, inspections are designed to uncover potential concerns early—so buyers can move forward with clarity and confidence.
In the South Caribbean, bringing in an engineer is:
Common
Practical
A smart part of due diligence
A tool that protects you financially and legally
Handled well, it becomes an opportunity to make a confident, informed decision—not a setback.
What Sellers Usually Fix and What They Don’t
In the South Caribbean, sellers commonly agree to fix:
Major structural issues
Serious roof leaks
Septic failures
Drainage problems
Electrical safety hazards
They usually do not fix:
Cosmetic issues
Minor repairs
Humidity-related wear
Small maintenance items
Think “functionality over perfection.”
Timeline for a Typical Inspection
Scheduling: 2–5 days - depending on whether the home your buying is rented
Inspection: 2 hours to half a day
Summary/Notes: Same day or next day
Full Report: Up to a week
A fast, straightforward process.
Final Thoughts: Your Inspection Is Your Peace of Mind
A home inspection in Costa Rica’s South Caribbean isn’t about creating a list of flaws — it’s about truly understanding the condition of your future home and how it performs in a tropical climate.
When paired with strong legal due diligence, an inspection gives you:
Clarity
Confidence
Protection
Realistic expectations about maintenance
Buying a home in Costa Rica should feel exciting, not overwhelming. With the right team supporting you, you can move forward with trust and peace of mind. If you’re planning to buy in the South Caribbean, we’re here to guide you every step of the way. Reach out to us today and move forward with confidence.
