Costa Rica Home Building Permitting Process – Phase 2

In a previous article, all the construction permitting requirements that need to be completed at a national level were detailed. Following the approval from the national agencies, another construction permit application must be presented, along with the approved documents already obtained, in the customer service department at the local municipality where the property is located.

All construction work carried out in homes or buildings to maintain or improve their aesthetic appearance, even if the work does not involve modifying the structure of the dwelling, requires the submission of a Construction Permit application.

All types of construction, larger than 377 sq. ft. (35m2), in any given municipality, inside a subdivision, condominium, or other projects such as sidewalks, expansion of walls, rooms, garages, roofs, or temporary structures, must first be processed through the Digital Platform for Construction Projects, APC, of the Federated College of Engineers and Architects, CFIA, as previously described in Phase 1 of this series of articles.

All projects, like the above described, require that a licensed engineer or architect take professional responsibility for the project and endorse the Construction Permit Application at the local Municipality Customer Service Department.

Requirements for the application of construction permits involve the following:

• Application for a construction permit completed and endorsed by the owner or legal representative, (if a company owns the property) as well as the responsible professional.
• Copy of the applicants personal identification, (cédula or passport) or in the case of a company, the corporate identification number, (cédula jurídica), and a certified copy of the companies registered legal representatives from the National Registry, Registro Nacional.
• A certified copy of the property registration from the National Registry, Registro Nacional, updated as of the date of the application.
• A certified copy of the properties survey plan (catastro) from the Catastro Nacional.
• Construction Plans approved by the CFIA through the Digital Construction Project Administration system, APC.
• A Workers Risk Insurance Policy issued by the National Insurance Institute, INS.
• Applicant must be up to date with the payment of all taxes, municipal services and other property owner obligations.
• Certification from the Caja Costarricense Seguro Social, CCSS that the applicant is up to date with their employer or personal healthcare contributions.
• A letter confirming the availability of potable water from the Costa Rican Institute of Aqueducts and Sewers, AYA, or the registered local water provider, ASADA.
• A letter from AYA, confirming the availability of public sewers, if located in a community with this type of infrastructure.

Additionally, an appropriate plan identifying the site of the construction project with regard to its location in proximity to the following:

• Major national roads: approval from the Minister of Public Works and Transportation, MOPT.
• Train lines: approval from the Costa Rican Institute of Railroads, INCOFER.
• Major county roads: approval from the nearest county engineer.
• National Park, wetland, river or stream: location approval from the Ministry of Environment and Energy, MINAE, and/or an Environmental Feasibility Study for construction larger than 300 square meters and proof of compliance with Resolution number Nº 2370-2004, from the National Technical Environmental Office, SETENA.
• If the construction project is located in a horizontal condominium or dedicated subdivision, or near a registered water well, approval must be obtained from the National Institute of Housing and Urbanism, INVU.
• If a titled property is located within a Registered Maritime Zone or is a Registered National Concession, additional requirements are necessary.

Furthermore, if the property has been declared a National Cultural Site: approval from the Center for Research and Conservation of Cultural Heritage of the Ministry of Culture and Youth, MCJ.

If the project involves the construction of a condominium, multi-family units, or will have a swimming pool, septic tank or solid waste recovery system, approval must be obtained from the Minister of Health, Ministerio de Salud.

When demolition or land movements are necessary prior to beginning construction, a site plan for land preparation will be required. The plan should detail any and all land preparations for creating a building platform or terrace, cutting and filling the earth to improve the topography or change the physical characteristics of the property. An application for the procedures that apply to demolition or land movements on the property is available on the digital platform of the Construction Projects Administration, APC and/or at the Municipality Customer Service Department.

Once all construction permits have been granted, the licensed professional in charge of the project must acquire an official logbook of work, (cuaderno de bitácora de obras) to record all construction activity during the project. The official logbook is available for licensed professionals at any of the CFIA offices located throughout Costa Rica.

Once the national and municipal construction permits have been obtained, the builder can begin the on-site preparations and the official log book needs to be stored in a secure structure on the construction site at all times for review by the municipal construction inspector.

In order to begin the construction work, electricity from the Costa Rican Institute of Electricity, ICE, or one of the regional electric providers, will be necessary for major work to begin. Likewise, a water tap will be needed from the Costa Rican Institute of Aqueducts and Sewers, AYA, or the registered local water provider, ASADA. Additionally, at least one portable sanitation cabin, Cabañas de Construcción, will be necessary for the workers, as well as an enclosed storage structure to keep construction equipment and materials secure and dry.

After review of all the above details that are necessary to prepare for the construction of housing, you can understand why an experienced builder and engineer or architect are necessary to complete the construction of your home. There are thousands of components that need to be purchased, transported and installed by qualified tradesmen in order to complete your home up to your standards. Furthermore. Professional construction management and supervision of the work are vital for the successful completion of your home.

The author, Tom Rosenberger has lived and worked in Costa Rica for 23 years and from his travels throughout the country inspecting property and constructing housing he has acquired a wealth of knowledge, and he helps his clients to see beyond the obvious when purchasing land and building homes here. If you would like to contact Tom, you can send him an email at [email protected].

See previous article here:  Costa Rica Home Building Permitting Process – Primary Phases