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The SuperBloque product is basically an over sized concrete block that the local tradesmen do not like because of its weight and bulk. When a mason is installing these blocks the labor is complicated by the fact that each block must be lifted on top of the previously installed blocks and it is more difficult than regular sized block. Therefore the fit and distribution of concrete mortar is sacrificed for less quantity of blocks. The width and strength of the vertical steel reinforcement rods (columns) which support the block wall system and horizontal concrete support system (headers) that will support the roof structure are much thinner and smaller. As was previously mentioned these thin steel reinforcement rods and the 4″ x 4″ poured concrete columns that will support the entire structure are marginal and in the event of seismic movement would give out much sooner that a larger vertical steel reinforced column construction system like I install in my traditional concrete block construction method. Traditional vertical concrete support columns are at least 12″ x 8″ and reinforced with six 1/2″ thick steel rods and then the horizontal support headers are at least 12″ x 8″ with a six 1/2″ steel rods. There is additional labor involved in order to assemble the steel reinforcement and install the quantity of blocks used in the traditional construction method but the tradesmen are familiar and accustomed to this method and therefore take pride in the quality of their installation so the consumer receives a higher quality finished product. For the approximate 10% additional cost involved I sleep much better at night knowing my building structures are anti seismic and do not develop fissure cracks prematurely which require much more maintenance for the owners. As was discussed in a previous posting, painting and preparation of poorly installed concrete surfaces is not only expensive but also unsightly until repaired. Since we are approximately 10 degrees north of the equator a prudent and responsible builder needs to factor in the effects of the suns rays as well as the seismic movements here in Costa Rica.
Everything that David Murray stated is correct. As a rule of thumb, a typical home should have cable #12 to provide adequate electricity throughout the residence. For kitchens with various electrical appliances use cable #8. For the connection from the electric meter to the typical 90-amp breaker panel, cable #4 us usually adequate for distances up to 25 meters. For longer than 25-meter distances, cable #2 will be required. If you are working with a qualified electrician, he should know these details. If not, you may end up with a home where the lights dim when you turn on the oven. It is best not to try the “Do It Yourself” method. Some people, in trying to save some dollars, avoid the work of finding a qualified tradesman to install the correct materials according to modern construction standards. There is no yellow brick road in Costa Rica. Do your homework, just as you would do anywhere else. Find professionals, whom you can communicate with, and stay with them for as long as they continue to provide good work. Good luck!
After reading the La Nacion article, I was hesitant to make the two hour drive to the project. However, the architect assured me that I would have no problem completing my inspection. I was expecting to see CLAUSURADO signs or yellow tape or something to indicate that the project had been stopped.
FACTS:
I was there for an hour and I saw nothing different from my last visit.I was admitted by Costa Developers personnel, like before on other visits.
I saw no government vehicles or signs.
I saw construction workers working and the building contractor’s vehicles were moving building materials from one site to another.
After 15 years of business experience in Costa Rica, I’m accustomed to believing very little of what I read or hear and about half of what I actually see. Pura Vida!
I drove from Belen to Costa Montana this morning, March 13, 2008, to conduct an inspection of a new home under construction for a client from Virginia. I have been there before and have always been impressed with the quality and cleanliness of this development project.
I do not own property there or have any interest in this project, other than inspecting property and construction for those who are owners or want an inspection of a lot or home prior to closing the purchase.
I read the posting and article about this project being shut down, but that is not true.
The friendly and professional guard greeted me as before, and directed me to the club facility to wait for the architect, Dulce Lopez, who accompanies me to the construction site of my client. This morning we drove up to the building site and everything was normal, with work in progress on several other construction sites.
The gentleman that I conducted an inspection for today, is retiring this year from a USA government job in Virginia. I imagine he has the resources to uncover improper business affairs of individuals that cross his path abruptly. He is delighted with the project and the Costa Development staff and is looking forward to moving into his new home in Costa Montana later this year.
From the construction I have witnessed on his lot, as well as the excellent infrastructure that has already been completed in this project, I see no reason why his home will not be completed as scheduled.
Costa Rica Roofing 101
When selecting a sustainable material for roof covering in Costa Rica, one should take into account the following variables:Durability- How well can it tolerate the strong ultraviolet rays of the sun and for how long.
Heat Resistance- Some roofing materials retain more heat than others. If the selected product heats up, it will stay hot into the night and can affect the energy efficiency of your dwelling.
Maintainability- Exterior building products here in Costa Rica, less than 10 degrees from the equator, do not perform as well as in other areas that are further away from the equator. A realistic maintenance program should be organized with a knowledgeable builder who has many years of experience here in Costa Rica. Otherwise, when the exterior of your dwelling leaks, it will cause damage to the interior installations as well as your personal items.
Rainwater Effect- Asphalt, Slate, Clay or cementitious materials erode and a portion of the surface aggregate will pass below to other installations and eventually leach into the ground water.
Weight- Heavier roofing materials will require stronger and more expensive structural materials.
Cost- The roof of your dwelling protects all other building materials as well as your personal possessions. You should invest as much as is necessary to install a quality and maintenance free roof.
Fire Rating- Not so much of an issue here as in North America because of federal and local regulations, however your personal safety should always be a consideration when selecting building materials.
Installation Requirements- Once you’ve selected a roofing product, you should be able to rely on the manufacturers guaranteed performance for many years. Roofing products fail here in Costa Rica because they are not installed according to the manufacturer’s specifications. New products and their proprietary installation techniques are often not understood by the architects who specify them and create the blueprints. It’s the responsibility of the builder to install these modern roofing products correctly. Many experienced, Latin tradesmen have been installing traditional roofing materials according to their installation methods for many years but they are not normally receptive to new products and their unique installation methods. You need to be able to communicate well with your builder, and your builder needs to communicate well with the tradesmen who will be installing the materials. Additionally, the builder must be able to speak the language of the tradesmen and have the patience to train them to respect the proprietary installation methods for the products you have specified.
Metal roof materials, steel and aluminum contain high percentages of recycled content, up to 100% in many aluminum products. Most metal roofing, including standing-seam, contains recycled metal. An additional advantage is that these materials are as lightweight and durable as well as easily recycled in their post-use.
Asphalt shingles use recycled, mixed paper in their base and some use reclaimed minerals in the surface aggregate. This type of material does not last as long as the others mentioned above. Recycled plastic roof materials are starting to be introduced as a lightweight option.
Slate, clay, and cementitious roof materials offer excellent durability but are heavy. Fiber-cement composite roof materials are somewhat lighter and use fiber materials resourcefully. Some use waste paper as well as wood fiber. Many have 60 year warranties.
The galvanized factory-finished roofing panels and flashing materials, used in housing construction require specific dimensions of laminate and flashing overlapping and watertight sealants applied between the product overlaps according to the manufacturer’s details.
Metal laminates respond to temperature change by expanding and contracting. This causes the fastener holes size to increase, resulting in leaks. Dark colors will experience the largest thermal movement.
Panels installed over Metal Perlin should not harm the roof system with thermal movement.
If possible, do not use solid decking with metal roof panels. However if installing over a solid deck, use Z-shaped metal sleepers over the decking. The sleepers will move with the panels and eliminate fatigue where the screws penetrate the panels (the screw hole will become elongated causing leaks) or the screws will lose grip on the decking.
Additionally, the metal panels are on the anodic end of the galvanic scale and can experience galvanic reactions (corrosion), when they come into contact with fasteners and flashings on the cathodic end.
Metal roofing products can be made to give shingle appearance.
Factory applied paint performance:
Polyester resin finishes offer least durability and fading will occur in 5 to 7 years.
Silicone modified polyester finishes are superior (the more silicone, the better the performance).
Fluorpolymer resins provide a state of the art finish. Five paint companies produce this paint under the brand names of Duranar, Nubelar, Fluropon, Trinar, and Visulure
Low cost metal roofs, primarily used for agricultural buildings require premium metal coatings such as:
a. Zinc (galvanized) coatings oxidize to protect the steel. Protection is lost when the oxidation process uses up the zinc, and the steel underneath can rust. On low-sloped roofs in wet climates, coating loss and rust can show up in five years.
b. Aluminum coatings are superior to zinc, carrying warranties up to twenty years. They are inert, and do not degrade over time.
c. Aluminum-zinc alloys, or Galvalume, will outperform aluminized coatings and exceed twenty-year warrantees.We could be more helpful if you could give us a few more details about the size and type of high-end homes you intend on building. (single-family, attached, detached, villas, townhomes, zero lot-line?) Additionally, if you’re planning to build spec homes in CR, you must have customers in mind that may be interested in specific price points. Just like anywhere else, the land cost along with your overhead and construction costs will determine your selling prices. At what price point would you like your finished product to be? This will determine the type and price range of lots you will want to consider.
Check out this article in the We Love Costa Rica archives: https://www.welovecostarica.com/members/1592.cfm
Since 1992, I have been inspecting properties throughout Costa Rica to determine if the sites are suitable for the desired housing product. Following my inspections, I then detail the methods and costs of construction to properly complete the desired housing or needed improvements in order to satisfy the local building regulations as well as up to the standards of the owner.
With over 25 years of construction experience in the USA and Costa Rica, I recommend the following materials and installation procedures for exterior finishes when constructing steel or wood stud structures.
•Vapor barrier, such as TYVEK
•Insulation, such as PRODEX
•USG brand DUROCK, when the desired exterior finish coating is synthetic stucco
•USG brand FIBEROCK or GP brand DensGlass, when the desired exterior finish is a product such as traditional stucco on metal lath, brick veneer or other exterior substrates.NOTES:
1. When applying a synthetic stucco finish coating on Durock, always use BASE COAT by Formulated Solutions, as the exterior stucco coating. All other products will crack, leak and become maintenance nightmares.
2. Never use the yellow laminates of DensGlass for vertical sheathing when a synthetic stucco coating is specified as the exterior finish.
3. Some of these building components will require advance ordering, but are available in most building suppliers throughout Costa Rica.
4. It is very important to have previous hands-on experience with these products or obtain an experienced builder who understands these products proprietary application techniques.There are qualified construction management consultants in CR who speak Spanish and could supervise the laborers that you will need to complete your construction.
For over 15 years, I have been helping people who wish to acquire land in Costa Rica, to build immediately or in the future, as well as those who currently own property and now wish to build a home. Having extensive experience in all of these areas, I am fully prepared to inspect and evaluate my clients land and provide computerized detailed plans for cost effective construction of housing. I have been working with Costa Rican engineers, architects, topographers and lawyers for many years and can organize all the variables and costs to complete the construction of housing in Costa Rica. Good Luck!
Before closing on a property that you intend to build on, you need to make absolutely certain that you’ll be able to obtain a building permit for your construction plans. Do not rely on the opinion of the seller or sales agent concerning the ease of obtaining permits. This is technical advice that they are not qualified to provide.
1. Hire an unbiased professional to make certain the property has sufficient water, electricity, telephone and drainage. Consider his services as inexpensive insurance that can save you a lot of money and grief down the road. Don’t rely on the seller’s opinion that these services are obtainable.
Many purchasers find out too late that the cost to bring the utilities to their property ends up costing far more than they were told. It’s little surprises like this that can end up costing you a bundle and ultimately depletes the funds you originally budgeted for the construction of your dwelling.
2. You need to make sure there have not been any restrictions placed on the land that could result in denial of your construction permit. Have a knowledgeable professional check at all of the following government offices.
a. Public registry
b. Ministry of Public Works (Ministerio de Obras Publicas y Transportes) for future road construction projects.
c. Ministry of Health (Ministerio de Salud)
d. National Institute of Housing and Urban Development (Instituto Nacional de Viviendo y Urbanismo)
e. Municipality (Municipalidad); where the property is located
3. Be aware that “environmental impact” is a very large concern in Costa Rica. Make sure there are no environmental regulations that may affect your land acquisition and construction plans, such as national wildlife refuges and areas protected by the Forestry Law.
4. If you plan to build a residence that is larger than 754 sq. ft. (70m2) your application for permits must include the following:
a. four copies of your construction plans
b. two copies of your property deed (escritura)
c. four copies of the permit checklist (hoja de commission)
d. two copies of your properties plot plan (plano catastrado)
e. one copy of your electrical design plan prepared by a licensed electrical engineer
f. written confirmation of availability of water from the Instituto Costarricense de Acueductos y Alcantarillos (AYA)
g. one copy of your consulting contract with a licensed engineer or architect (contracto de servicios profesionales para consultorio)A licensed architect or engineer is required to submit your plans and obtain the construction permits. Many of the professionals in CR speak English and perhaps would be willing act as your construction supervisor as well. Good luck!
Dr. Henry Davidovich Rose, 255-0244, who is an English speaking internal specialist, performed an endoscopy and a colonoscopy for me at CIMA. This procedure cost me only $350.00 for the doctor, anesthesiologist, lab technician, the operating room and very detailed photos of my internal organs. I felt very satisfied and was impressed with the facility and the entire procedure.
A friend from Florida came here specifically to have 6 implants installed and this is his 2nd trip to have this work completed by the same dentist. During his 1st trip he had 2 implants and crowns installed and the total procedure took 3 days. The dentist arranged for hotel and transport from the airport and daily for the office visits. The cost he paid is $500 per tooth for titanium steel covered with bone material implants. The actual procedure takes less than 30 minutes per tooth. The impressions and the porcelain crowns cost $250 each. This dentist makes the crowns right in his office so my friend had the impression made on Monday and the crowns installed on Tuesday. This dentist charges $70 for deep cleaning. My friend said that this dentist, went to school in the USA, does the implants and his son takes the impressions and installs the crowns. The dentist is Dr. Marco A Munoz Cavallini. http://www.aestheticdentistrycr.com
You are correct. From now on, I’m looking for Sunoco, Conoco, Sinclair, BP/Phillips, Hess or ARC0 stations and will avoid Shell, Chevron/Texaco, Exxon /Mobil, Marathon/Speedway or Amoco.
Most of the recent installations I have inspected, that were installed within the last two years are experiencing cracking of the exterior stucco coating and subsequent water infiltration is causing extensive interior moisture problems within the wall cavity. The repairs and or continual maintenance are extensive and costly.
This product is recommended for exterior walls, ceilings and soffits in a wide variety of applications. These include exterior insulation and finish systems (EIFS); cavity brick or stone veneer applications; cladding such as wood siding, vinyl siding, composition siding, wood shingles, shakes, conventional stucco systems, plywood siding panels; and interior finish systems that require a substrate panel with superior fire and moisture resistance.
It has been designed as a water repellent sheathing in a properly designed and constructed wall system under claddings such as brick, various sidings, conventional stucco with a vapor barrier such as DuPont Tyvek and metal lath or as a sheathing component in Exterior Insulation and Finish Systems (EIFS).
The manufacturer’s recommendations state that DensGlass is not manufactured to be the final cladding. In other words, DensGlass was not designed to be used as the sole exterior sheathing product to directly receive exterior stucco coatings.
Daisy offered excellent advice. The calculations need to be done by a structural engineer. While you are incorporating the steel support columns, you may want to consider building the entire second floor from steel and finishing the exterior with Durock and and exterior coatings of Basecoat. NOTE: Do not allow anyone to talk you into using another exterior finishing system. The others, currently being used now in CR, are failing and will end up costing you a bundle to maintain. Good luck!
If you are interested in Real Estate you can attend Americas Real Estate Expo trade show open to the public ONLY on Sunday, February 10, from 10am to 6pm. http://www.americasrealestateexpo.com/exhibitors.htm at the Ramada Herradura Conference Center http://www.ramadaherradura.com/english/index/index.htm in front of the Mall Cariari http://www.plazarealcariari.com just outside of San Jose and within ten minutes of the international airport in Alajuela.
The booth exhibitors are all involved in the real estate industry and have much information to offer those who are considering purchasing real estate throughout the Americas.
Many quality real estate projects that have attractive homes and lots will be offering valuable information and special deals at the show.
Additionally, most of the local Banks and several Mortgage Lenders
will be on hand to explain financing options.I would suggest you seriously consider the projects that have housing and lots that are titled and have been legally registered in the Registro Nacional in Costa Rica.
Stan. You can contact me and read Scott & Wendi’s article about my experience: ‘Costa Rica Homebuilder in the Central Valley – 25 years of experience.” by clicking on https://www.welovecostarica.com/members/1550.cfm
