As an experienced builder and inspector it has been my job to utilize my 25 years of land development and construction experience to help my clients “See Beyond the Obvious” to anticipate and avoid costly problems.

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I have been developing land as well as building and remodeling housing in Costa Rica for over 15 years and can assure you that I will help you determine if the land, housing or commercial property you are thinking of buying is suitable for your needs.

My land, home and construction inspection clients are primarily:

  1. Residents and Foreigners who own land and want to build
  2. Realtors and Residents who have properties they want to sell
  3. Residents and Foreigners who want to buy land and eventually build
  4. Home, condo and business owners who have properties that need repairs or remodeling
  5. Residents and Foreigners who want to buy residential or commercial property and need to make sure the construction is in acceptable condition before they close the purchase

I have expanded my inspection services and provide reports tailored to the specific needs of Realtors and purchasers as well as property owners. Below are descriptions of the services and reports that I provide for my clients here in Costa Rica.

Inspection Services:

  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 construction to determine the current level of quality, so you will know for sure, what it will cost to make the residence saleable or suitable to live in.
  3. Inspection of specific defects in residences and buildings that may require immediate remediation.

Land Inspection Reports:

Many properties do not require a great deal of time to inspect, if they have been developed properly and legally registered in the Costa Rican National Registry of Property. However, there are many tracts of land sitting vacant throughout Costa Rica that are not buildable, because one of the government institutions has attached restrictions to them for one reason or another.

Purchasers need to know this type of information before closing on property. My Land Inspection reports, inform purchasers of what will be required in order to construct the structures they have envisioned on a property.

The costs of construction for required installations such as, access roads, retention and security walls, potable and irrigation water supplies, gray and black water drainage systems, utility connections and foundations are determined by a properties existing terrain, soil conditions and location.

Some properties require environmental, engineering and soil studies as well as topographical surveys to insure that all infrastructure and building construction is completed properly and within the Costa Rican legal and zoning laws.

During a Land Inspection, I examine the existing terrain and type of soil to determine the most suitable location to construct the desired structure as well as what type of construction will be required to comply with local building regulations.

Dedicated building lots that are properly registered in the national registry and located in deeded, established projects do not require extensive inspection, however overall construction costs are determined by a building lots soil, size and location.

Land Inspection Reports are commonly utilized to begin the initial architectural design and engineering work that will determine the total cost of construction.

Construction Inspection Reports:

  1. Concise Report – This basic report provides a general overview of the inspected construction, so all parties involved completely understand the current level of quality and any potential problems that may exist. Defects are identified and recommendations are given to repair or replace. If serious problems are discovered, an evaluation by a specialized engineer may be necessary.
  2. Standard Report – This more detailed report includes all characteristics of the primary dwelling found during the on-site inspection as well as findings of defects in the construction materials and installations. Moreover, local substandard construction methods and materials are identified. These deficiencies eventually can cause water infiltration that result in premature deterioration of exterior surfaces, mold and interior damage to ceiling, wall and floor coverings as well as to personal possessions.

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    As part of the Standard Inspection service, I will provide a thorough estimate of all costs involved to bring the inspected property up to comfortable living standards. This enables the buyer and seller to escrow sufficient funds to cover the costs of the needed work and still complete the sale within the date specified in their purchase contract.

  3. Premium Report – This extensive report includes all characteristics of the primary dwelling as above, as well as of separate buildings and the infrastructure. Repair or replacement procedures for existing and potential problems are included. Additionally, detailed photos are organized into a descriptive presentation, identifying the amenities and advantages of the property. Many owners utilize this report to identify and correct problems and complete preventative maintenance before selling their property.

As part of the Premium Inspection service, I will return to the home and re-inspect the problem areas, in order to ascertain that they have been properly corrected. Then I will update the Premium Inspection Report to reflect the new condition of the construction at no additional charge. This way the sellers have a very professional presentation of their home to give to prospective purchasers.

Once a buyer has reviewed the report, they will see that the current condition of the home is perfect and they can make a decision to purchase before they visit other properties that may not be in as good condition. The Premium Inspection and Report provides sellers with an advantage over other homes on the market.

Specialized Inspection Reports:

The Specialized Inspection Report identifies and details the cause of specific construction defects and then detailed solutions are provided to permanently solve the problem. Defects in construction materials or installation methods usually cause problems that directly affect other building components.

For instance, common water infiltration can damage ceiling, wall and floor coverings, as well as personal possessions. If a buildings defects are not inspected and corrected quickly, the damages to interior finishes become more extensive and costly.

If you’re serious about purchasing land, residential or commercial property in Costa Rica, hire a professional with whom you can communicate in your own language, to provide you with a thorough Inspection Report, prior to closing the purchase.

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Land as well as construction materials and installation methods available here are not the same as in other countries. There are many variables you must consider when purchasing property. Certainly, in a foreign country where you may not fully understand the language and culture, these variables become more challenging. Simplify your new life in paradise and make Costa Rica Home Builder your first call, not your last resort.

Inspection Instruments:

An important part of providing thorough inspections and reports is utilizing the appropriate tools and instruments to determine the current state of the construction and then accurately report the findings. Here are some of the instruments I utilize.

Wagner C 575 Concrete Moisture Meter – This professional grade, electronic meter, enables me to assess moisture conditions in concrete floors and walls with electromagnetic wave technology.


Wagner MMC 220 Wood Moisture Meter – This professional grade electronic meter allows me to adjust the specific gravity for all species of hardwoods. l I or 1locate and analyze wood that has cracked, warped or shrunk due to abnormal humidity conditions, many times caused by water infiltration inside of dwellings.

Meterman TRH22 Relative Humidity Temperature Meter – This laboratory grade meter measures relative humidity and temperature, in Celsius or Fahrenheit, within a 10% resolution up to 100%, to establish exterior and interior parameters of small areas such as ductwork or any dwellings current conditions.

GB Instruments Multi-Meter – When troubleshooting excessive moisture in floors, walls or ceilings of construction projects, most times electricity has been previously installed. With my Multi-Meter, I can determine the location and strength of AC Voltage as well as proper grounding and polarization for personal safety as well as for protection of electronic equipment.

Hilti PD-42 Laser Range Meter – This electronic meter accurately and reliably measures to within +/- 1.0 mm and can determine measurement of distances from 0.05 m to 200 m with laser precision and signal pulse technology. This instrument enables me to measure direct distances of land up to 656′ lineal feet or 200 meters, building areas in square feet or meters (M2), volume of water in septic tanks or pools, in cubic gallons or liters (M3) as well as surface areas of rooms for paint quantity in gallons or liters (L) as well as Pythagoras, which determines a buildings height without the need for a ladder or an assistant.

Costa Rica Inspection Video Interview: To watch this short video, please click on the small white triangular Play button in the middle of the screen below and allow a few seconds for the video to begin.

As you can see from this article: ‘Costa Rica Home Inspection – Helping you to see beyond the obvious‘ Tom Rosenberger gets some terrific comments and has many satisfied customers.

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





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