For a first purchase in Costa Rica, especially from abroad, a condo has real advantages: exterior upkeep, security and often the pool are handled for you, and an apartment is easier to rent out and lock up than a standalone house. But when you buy a condo you are not just buying a home: you are joining a community with its own budget, its own rules and sometimes its own debts. Here is what the law says and what to check before making an offer.
1. What exactly you are buying
In Costa Rica, condominiums are governed by Law No. 7933 (Ley Reguladora de la Propiedad en Condominio). You become the owner of a private unit — the finca filial, registered in your name at the National Registry — and of a share of the common areas: access, gardens, pool, security, sometimes the roof and façades.
The life of the condominium is organized by its bylaws (reglamento de condominio). The law (Article 33) requires them to cover at least the appointment of the administrator, each owner’s contribution to expenses, how meetings work, the use of common areas, owners’ rights and obligations, and penalties. It is the most important document after the title deed: read it before the offer, not after.
2. HOA fees: how much, and for what
Every owner must contribute to the costs of administering, maintaining and operating common services and property (Article 13). Amounts vary enormously with the level of service:
| Type of community | Indicative monthly fees | What they usually cover |
|---|---|---|
| Basic | $50 to $150 | Common landscaping, trash, access roads |
| Mid-range | $150 to $300 | Pool, clubhouse, gym, some security |
| Upscale | $250 to $550 | 24/7 security, manicured grounds, several amenities |
| Luxury | up to $700, sometimes more | Concierge and hotel-style services |
Fees often also cover insurance of the common areas, electricity for shared spaces and sometimes water. More than the amount, look at the association’s health: an underfunded reserve, a high delinquency rate or repeated special assessments are the three signs of a condominium that will cost you more than planned.
3. The surprising rule: debts follow the unit
This is the most important point in this guide, and foreign buyers almost always miss it.
The safeguard is simple: require, for closing, a recent certificate from the condominium’s administration confirming the unit is current on its fees, and have your attorney-notary check it. No certificate, no closing.
4. Renting out your condo: what the bylaws can forbid
The law already prohibits uses that are unlawful or disturb other owners’ peace (Article 15). Beyond that, the bylaws set the rental rules: minimum stay, guest registration, vacationers’ use of shared amenities, sometimes tighter restrictions. If your plan depends on short-term rentals, this is the first thing to check — before the price.
Ask for the minutes of the latest owners’ meetings too: that is where you see whether vacation rentals are contentious, whether major works are coming, or whether the rules are about to change.
5. Changing the rules after you buy? Hard
Don’t count on changing the bylaws once you own. The law requires a two-thirds majority to amend the bylaws, change the use of part of the property or undertake new construction, and unanimity to change its general purpose or dissolve it (Article 27). Buy a condo whose rules suit you as they are.
6. Insurance: who covers what
Normally the condominium insures the structure and common areas, and each owner the interior of their unit and its contents. Ask for the condominium’s policy to see where its coverage stops. It is all explained in Home insurance in Costa Rica.
7. Documents to request before the offer
- The bylaws and all their amendments.
- The budget and accounts for the last twelve months, with the reserve fund balance.
- The delinquency rate of the association.
- The minutes of recent meetings, and any works voted or planned.
- The rental rules, in writing.
- The condominium’s insurance policy.
- For closing: the certificate that the unit is current on its fees.
- And, as for any purchase, the title check at the National Registry: see our 8-step buying guide.
Condo or house?
| Condo | House | |
|---|---|---|
| Exterior upkeep | Handled by the association | Your responsibility |
| Security while you’re away | Often included | To be arranged |
| Freedom of use | Framed by the bylaws | Full, within permits |
| Annual cost | Fixed, predictable fees | More variable, often higher |
| Renting out | Easy, if the bylaws allow it | Free, but to be organized |
For a first investment purchase, we had already come down on the side of the condo in our Tamarindo guide — provided you have read the bylaws.
Frequently asked questions
Can a foreigner buy a condo in Costa Rica?
Yes, on the same terms as a Costa Rican, without being a resident. Only properties in the maritime concession zone follow different rules.
Can HOA fees go up?
Yes. The budget is voted at the owners’ meeting, and special assessments can be decided for works. Hence the value of checking the reserve fund and upcoming works before buying.
What happens if I don’t pay my fees?
The association holds a legal lien on your unit and an enforceable title: it can pursue collection against the property itself. That is also what protects it against bad payers — and what protects your investment.
Can I list my condo on a short-term rental platform?
That depends on the condominium’s bylaws. Some allow it freely, others regulate or limit it. Check it in writing before making an offer if your returns depend on it.
