Condo ownership in Costa Rica combines rights over an individual property with responsibilities for shared property and services. Before buying, request the registered condominium documents and understand the fees, permitted use and decision-making process. A sales description is not a substitute for those records.
The main statute is Law 7933, Ley Reguladora de la Propiedad en Condominio. This guide uses the official database’s current consolidated version, reviewed on September 7, 2026.
Know what you own and what is shared
A condominium can include apartments, houses, lots or other units; it is not limited to a high-rise building. The individual unit is called a finca filial. Articles 7–12 address individual and common property. Shared areas may serve all units or a restricted group, so check the documents for the exact property.
Ask your notary to compare the registered description and plans with what is being offered. Confirm the status of parking, storage, terraces, gardens and access roads. A space used by one resident is not necessarily separately owned by that resident.
Read the condominium rules before signing
The reglamento de condominio y administración addresses matters such as administration, contributions, meetings, common-area use and sanctions. Article 34 makes an acquiring owner subject to the existing regulation. Request the registered version and amendments, not just a summary from the seller.
- Confirm the permitted use of the unit and any restrictions relevant to your plans.
- Check the rules for tenants, guests, pets, parking and common facilities.
- Ask how renovations, deliveries and contractor access are handled.
- Identify the procedure for complaints and disputes.
Do not assume short-term rental is automatically permitted or prohibited in every condominium. Have a lawyer assess the applicable documents and legal requirements for your proposed use before advertising a rental.
Understand fees and outstanding debts
Article 13 requires owners to contribute to common administration, conservation and service costs. Choosing not to use a common facility does not remove the payment obligation. Article 19 describes common expenses, and article 20 gives unpaid condominium obligations legal consequences for the unit.
Request the current fee, approved budget, recent financial statements and details of planned major work. Ask about reserves and any approved extra contributions. A low advertised monthly fee alone does not tell you the development’s financial condition.
Article 21 requires a seller transferring a unit to present the notary with the administrator’s certificate showing the common-expense payment position. If there are arrears, the law addresses the buyer’s joint liability for the certified amount. Have your notary resolve this point before closing.
Participate in owners’ meetings
Under article 24, the owners’ assembly must meet at least annually. Voting rights follow each property’s percentage of the condominium’s total value; they are not automatically one equal vote per unit. The law sets quorum and voting requirements, which should be checked for the particular decision.
Law 10746 of August 26, 2025 amended articles 24 and 25 to expressly address virtual assemblies. These require real-time interaction and appropriate audio, video and data arrangements; the notice must explain virtual access and accreditation. An informal group chat is not a substitute for the statutory meeting process.
Ask how notices are delivered, how representation works and where decisions are recorded. Article 26 addresses the annual accounts and budget. If you disagree with a decision, obtain prompt legal advice rather than assuming you can disregard it or stop paying fees.
Check renovations and responsibility for tenants
Article 16 limits modifications affecting structural or essential condominium elements and common services. Before starting work, clarify the approval process and any separate municipal or professional requirements. Permission from a contractor alone does not establish that a project is allowed.
Article 22 addresses responsibilities when someone other than the owner occupies the property. Give tenants the relevant rules and establish a contact process for the administrator. Keep records of maintenance requests and any written approvals.
A practical document checklist
- Registered title, constitutive deed, plans and current condominium regulation.
- Administrator’s confirmation of the unit’s payment position.
- Approved budget, recent accounts and meeting minutes.
- Insurance information and planned maintenance or major works.
- Written clarification of your intended use, parking and alteration plans.
Have an independent Costa Rican notary or property lawyer review the documents for the particular transaction. This article explains general ownership questions, not an individual legal conclusion. For neighborhood planning, see our Escazú living guide.
Source review: September 7, 2026, Law 7933, version 8 of 8 in the official SCIJ database, including the 2025 assembly reform. Images are contextual illustrations, not photographs of a particular condominium, client or CRIE-owned property.