Costa Rica Home Inspection – Helping you to see beyond the obvious.

As an experienced builder and Home Inspector it is my job to utilize my 15 years experience in Costa Rica to help my clients “see beyond the obvious” to anticipate and avoid costly problems.

I can assure you that I will help you determine if the property you’re contemplating is appropriate for building the housing you have envisioned.

If you are considering the purchase of existing housing, my inspection and detailed reports will give you all the specifications and costs you will need to determine if the property you have in mind is economically feasible for your purpose.

My customers are usually people who wish to acquire land in Costa Rica with the idea of building either immediately or in the future; those who currently own property and now wish to build a home; and those who currently own a home or wish to buy a home that they will then remodel to North American standards using proven building techniques and quality materials.

Costa Rica Home Inspection Services – My residential inspection services include:

1. Inspection of raw land and developed lots to determine if the property is suitable to construct the housing you envision.
2. Inspection of existing housing to determine the current state of construction so you will know for sure what it will cost to make the home saleable or comfortable for you to live in.

Here’s an example of what I like to look for during the inspection process:

ESTUDIO DE REGISTRO
Naturaleza:Casa, 500m2, Lote:1000m2, Habitacional
Registro Nacional Informe Registral, dated 22/02/07 Partido De Heredia, Matricula: F006545 000
Districto 01, San Antonio, Canton-Belen, Provincia de Heredia
Norte: Areas Comunes
Sur: Comunes
Este: Areas Comunes
Oeste: Areas Comunes
PLANO CATASTRADO: A-1234567-2001, MIDE: Mil metros cuadrado
VALOR PORCENTUAL: 06,16, VALOR FISCAL: 10000000.00
Propietario: ABCD S.A., CEDULA JURIDCA: 3-101-171000
Estimacion de Precio: $300,000.00
Dueno: ABCD S.A.
Presentacion: 570-413234-01
Fecha de Inscripcion: 14-02-07
Anotaciones Sobre La Finca: NO….HAY
Gravamenes: SI…HAY
Servidumbre Traslada: Citas: 365-02360-01-0910-001
Referencia Finca: 03292817-900. Afecta A Finca: 4-123456
Cancelaciones Parciales: NO
Anotaciones Del Gravamen: HO…HAY
Land Value of 0000m2 at $00.00 m2
Construction Value of 000m2 at $000.00 m2

EXTERIOR CONSIDERATIONS
Street, cement, asphalt, pavers, lastre
Drainage, sewers
Water, well, tap fee, public meter #
Electricity, overhead, underground, transformer kw=
Entrance, gate, wall,
Fencing, block, brick, stone, wood, chain link
Security, guard house, razor wire
Sewage, septic system, tank size, public sanitary connection, tap fee
Electricity, undergound, overhead, transformer, provisional power, meter #
Garbage, trash bin, municipal, private collection
Intercom, security, cameras, motion sensors, doorbell
Cable – Internet – Satelite – TV Antenna
Other

EXTERIOR INSTALLATIONS
Driveway, concrete, asphalt, stone, pavers, stamped concrete, cracks
Garage floor, where it meets drive, sufficient fall
Topography, grading, swales, drainage
Landscape, lighting
Trees, ornamental, fruit, shade, pines
Shrubbery, flowers
Ground cover, erosion control
Irrigation, drip, sprinklers, automatic, manual, effect exterior installations
Lighting
Pool, spa, tile, gunite, screened in, heater, lights, surround
Retaining walls, thickness= height= length= block, poured, brick, stone
Soil Analysis & Percolation Testing
Site Clearing, extra for drive or septic field line
Hauling, debris to dump
Equipment rental, pumps, hoses, latrine
Bodega to store materials & house workers
Guard
Grade Provisional Stone, #3 for access to bodega & foundation
Excavate to run sanitary line 15″ under lowest bath floor
Grade Stone, #3 under sanitary line
Locate and stake sanitary/septic clean-out
Septic Tank, width= length= depth= drain field
Water tank, width= length= depth=
Varilla, cement & stone for footers
Other

FOUNDATION & FIRST FLOOR STRUCTURE
Perimeter Fencing, Retaining Walls, thickness,height
Driveway, thickness= width= length= cracks, pitched properly
Walkways, thickness= width= length= cracks, pitched properly
Footers
Foundation walls, columns, block, poured
Wood, forms
Cement
Stone
Subterranean walls, block, puored, waterproofed
Subterranean finished walls, height= thickness= block, poured, waterproofed
Subterranean unfinished walls for garage or storage, height= thickness= block, poured
Foundation, wood, concrete walls, height= thickness= block, poured, waterproofed
Seeping drain tile for subterranean walls
Stone over all drain tile
Crawl Space, concrete, wood, ventilation, vapor barrier, water infiltration
Structural Support, wood, steel joists, columns
Slab on Grade, thickness= width= length= cracks
Stone/drainage piping around perimeter of footers
Knockout in walls for sanitary, windows or crawl access size
Backfill, sand or clean topsoil
Other-

EXTERIOR INSTALLATIONS
Walls-block, sheathing, stucco, brick, stone, wall height
Framing-front, rear and side elevations
Framing, roof rafters
Roofing, metal, shingles, tile, life expectancy
Sheathing, flashing, skylights, curbs
Solar Systems
Windows, wood, aluminum, vinyl, insulated glass, screens, jambs, flashing, caulk
Alarm, windows, doors, motion sensors, photocell. lighting
Doors, wood, aluminum, metal, screens, weatherstrip, threshold, flashing
Sliding doors, wood, aluminium, screens, threshold, flashing, cualk
Insulation-exterior & interior walls, ceilings, attic
Exterior Walls, block, sheathing, stucco, siding, painted, stained
Exterior Facia, soffits, painted, stained, overhang size, deterioration, vermin entry
Concete, steps, sidewalks, patio, pavers
Garage Floor, concrete, painted, cracks
Garage Door, flush, panels, wood, metal, roughtex, weatherstrip, painted, stained
Deck, porch, covered, painted, stained, sealed, deterioration
Exterior Carpentry, railing, trim, posts, shutters, mail box, painted, stained, deterioration
Gutters, downspouts, plastic, aluminum, galvanized, seemless, pre-finished, painted
Drainage away from foundation
Chimney, brick, sealed, caulked, flashing, cap
Paint, set nails, caulk, latex, oil, flashing
Detached Structures, rancho, BBQ
Other

ELECTRICAL
Main Disconnect Switch, location
Grounding Rod, location
Breaker Box, brand, grounded
Breakers, 220 volt= 110volt=
Outlets,grounded, 220volt, dryer, stove, hot water, pumps, HVAC
Outlets, grounded 110volt, kitchen= living= bath= GFI= exhaust fans=
Switches for lights
Switches, for fans
Lighting Fixtures
Ceiling fans= fans with light=
Telephone outlets
Cable outlets
Intercom, radio, CD player, speakers,
Security system
House, attic, exhaust fans, vented
Wiring, copper, aluminum, installed in conduit, no wiring exposed
HVAC, heat, A/C, filter, thermostat, supply vents, returns
Bath, exhaust fans, vented
Kitchen, stove exhaust fan, vented
Kitchen, garbage disposer, switch location
Smoke Detectors, Central Vac
Garage Door Opener, auto reverse safety beam
Exterior overhead mast, connection sealed
Exterior outlets, GFI, weatherproof covers
Extrior Lighting, photocell, motion, switches, location
Other

PLUMBING
Main Shut Off Valve, location
1/2 PVC cold water lines
1/2″ PVC hot water lines
Hot Water Tank or Instant
Laundry-washer connection box with hot/cold water
Shower, drain, control, shower head
Tub, drain, control, whirpool
Toilets, vented, controls
Bath Sink, faucets, controls, braided metal connection, drains, traps,
Kitchen Sink, faucets, sprayer, disposer
Water, pressure system, conditioning
Gas Lines, cooking, fireplace, exterior grille
Exterior drains, hose connections, leaks, A/C condensate drain
Wells, pumps
Other

INTERIOR FINISHES, SECOND FLOOR STRUCTURE
Walls, block, plastered, finish, painted, plumb
Walls, drywall, plaster, finished, painted, plumb
Ceilings, drywall, finish, painted, plumb
Woodwork, base, casing, nail holes filled, sanded, painted, stained
Doors,solid, wood, masonite, painted, stained, plumb
Door Hardware, knobs, backsets, locks, hinges, bumpers
Jambs, concrete, wood, cased, painted, stained, plumb
Window Hardware, openers, locks, weatherstrip
Stairway, solid wood, handrail, ballustrade, painted, stained
Stairs, treads, risers, uniform size, solid wood, covered, painted, stained
Finish Carpentry Specialties
Shelving, vinyl covered metal, wood, particle board, painted, stained
Floors, ceramic, carpet, wood, vinyl
Kitchen, Bath & Laundry cabs, solid wood, stained, painted
Kitchen, Laundry Tops, formica, ceramic, granite, splash
Bath Tops, formica, ceramic, granite, splash
Accessories, towel bars, paper holders, soap dishes
Shower curtain rods, doors, mirrors
Appliances
Equipment
Window treatments
Fireplace, brick, stone, lintel, fire brick, damper, factory built, mantel, hearth
Attic, ventilation, flooring, insulation, water filtration, pest infestation, mold
Attic, Second Floor, ceiling, joists, wood, metal
Attic, roof joists, wood, metal, trusses, roof sheathing
Cleaning, including windows & skylights

9. EXTERIOR FINISHES
Landscaping
Sod, seed
Trees, fruit, shade, shrubs,
Gas, Propane Tank, safety valve, copper line
Patios, cracks, finish
Floors, cracks, finish
Walls, cracks, finish
Porches, balconies, guardrails, flooring
Clean up, finish grading

Written by Tom Rosenberger. With more than 25 years homebuilding experience 15 of which have been in Costa Rica, construction consultant Tom Rosenberger knows the ins and outs of building and remodeling a home in Costa Rica.

How Much Does A Professional Home Inspection Cost?

Depending on the geographical location of the property, VIP Members of WeLoveCostaRica.com pay only US$0.25 cents per square foot which means a 2,000 square foot home would cost US$500.

How Much Can A Professional Home Inspection Save You?

How much does the home cost?

Satisfied Customer Testimonials #1

“I just wanted to let the readers of this forum know how very pleased I am with the excellent professional services provided by Mr. Tom Rosenberger. I have used Tom’s services for three inspections for my home being built in the Central Pacific region North of Jaco Beach.

For all of the readers that are not resident in CR, but are having homes built in CR, I enthusiastically recommend Tom. Tom’s very professional reports are complete with color photographs and detailed descriptions that provided me with valuable information pertaining to the construction of our “dream” home in CR.

Although the developer provides bi-weekly reports of construction progress, it was Tom’s inspection reports that gave me that “warm and fuzzy” feeling that our home is being built up to code and standards without any significant defects. Doing inspections gives valuable professional assessments that allow you to make informed decisions during the building process, and are dollars well spent.

I would also like to mention that Tom keeps his customers informed every step along the way to include meeting with the developer and the developer’s contractors when warranted. Tom’s warmth and genuine concern for me felt like I was his only client, but I know he has several others. Tom is a true professional and obviously a master at what he does.

If you asked me to rate his thoroughness on a scale from one to ten, I’d have to say 100. He made sure I understood each and every aspect of each inspection from start to finish, and I feel 100% more comfortable about our investment. I will use Tom for another two inspections, and am really looking forward to meeting him in person during the final inspection. He is definitely contributing to our dream of moving to CR when I retire this coming November.” Kelvin Owens.

Satisfied Customer Testimonials #2

“I have bought and sold properties in the U.S.A. and NEVER have I had the quality, detailed inspection that Tom provides.

The property in Belen that we had Tom inspect for us, took him 5.5 hours to inspect with another day to provide the most detailed inspection report and recommendations that I have ever seen. Even the builder of our house was impressed with the professional and complete attention to EVERY detail.

You can trust Tom 150% to provide the same complete, and honest inspection of your property. With his report you will know precisely where you stand for negotiating a purchase price and any repairs or restorations required, and he also provides you with detailed information about the location and neighborhood you are looking to purchase in.

We highly recommend Tom Rosenberger for your protection and peace of mind.” Cheri A. Rubin. Texas, USA

Satisfied Customer Testimonials #3

“We had Tom inspect a condo in Guachipelin recently and we were impressed by his work. He did a very thorough inspection of the condo and came back the day after with a long written report of every detail he found complete with a lot of photos and comments. We felt a lot more comfortable buying the condo after knowing its issues. I don’t hesitate to recommend Toms services to anyone that want to know more about the property they are buying.” Chris in Santa Ana, Costa Rica.

Satisfied Customer Testimonials #4

“Tom is very prompt in responding to your request and is highly affordable to get a complete home inspection report that benefits the seller and the buyer. I look forward to working with Tom again in the future. I would and have recommended Tom to all my friends in Costa Rica. Great job well done, Tom!” Belinda Ortiz LaPierre de Auld

Satisfied Customer Testimonials #5

“I’ve lived in Costa Rica for 25 years and have lived in various types of housing here, so I know what to expect from Latino construction. 13 years ago, I went to stay in a beachfront condo built by Tom Rosenberger and was pleasantly surprised by the comfortable finished construction.

The interiors and exteriors of Tom’s condos were finished just like the expensive housing back home in San Diego. Since then, I have known several people who have purchased housing completed by Tom, and everyone has been pleased with his finished products and follow-up service. I’m not sure if I’m going to buy an existing home or build a new one, but without a doubt, I won’t make a move without Tom being involved.

I recommend his construction and inspection services to everyone purchasing property in Costa Rica.” Sincerely, Richard Krug, Owner, Americana Real Estate & Sportfishing.

Satisfied Customer Testimonials #6

“I recently had a new condominium I was buying inspected prior to completion by Tom Rosenberger. I have bought many properties in the U.S. and typically will have them inspected prior to purchase to disclose problems that need to be rectified. There were a number of things I liked about Tom Rosenberger.

I felt that I had a tireless advocate looking out for my best interests. I felt with his experience in the building industry, he might uncover things that someone else with a different skill set might not.

His report presented a general overview of Santa Ana where the condo was located, as well the amenities of the development and my condo as well. Likewise, he was careful to point out deficiencies where they existed. I also thought Tom was very prompt and responsive on e-mail replies, and with me living in the U.S., this was very important to me. His photos of my property were also a nice touch.

I would recommend Tom highly to anyone interested in purchasing a condo or home in Costa Rica.” R.S.B.

Satisfied Customer Testimonials #7

“My wife and I operate an art gallery called the Iguana Tranquila and are partners in a land development in between San Ramon and Esparza.

Recently our focus on the land development has been the installation of terazzas, the site within each lot where the home would be constructed. We have brought in local engineers, topographers and more to help us identify where to place the terazzas to provide the greatest value to the buyer and minimize the impact on the environment. We had been struggling with this for well over a month.

Well, after reading an article on Scott’s website by Tom Rosenberger we contacted Tom to see if he could help. After his first visit to our development Tom presented a clear solution that met our criteria — value to the buyer and respect for the environment. Since then he helped us identify next steps and worked with our environmental specialist to ensure that the solution for each terazza/lot will meet the requirements of SETENA, the national environmental agency.

For any of you that have attempted to conduct business in Costa Rica, or have considered it, it can be extremely frustrating trying to figure out the optimum solution within the framework of what the law allows you to do. Tom has been instrumental in helping us navigate this aspect of our land development and we plan on using him in the future.

Thanks to Tom we are now more excited about our project than ever before, and we were pretty excited to begin with!” Mike and Jacki Styles, Costa Rica.

If you want to discuss Costa Rica Home & Land Inspection services with Tom, please help us to help you by using the simple form below:

Andrew Makarik

to@welovecostarica.com

Andrew Makarik is the main editor of WeLoveCostaRica, a fan of this sunny country. He is also a loving husband and a has a lovely daughter. By being a devoted family man and the biggest Costa Rica fan, he wants to make more people feel at home there. WeLoveCostaRica unites people and helps them find new home or a new travel destination. This website is a friendly community where everyone can find not only information, but also new friends and travel pals. Andrew is also passionate about IT and programming, so he himself maintains a friendly atmosphere in this cozy environment of WeLoveCostaRica.com.