Buying a home in Atenas: test daily life and arrange independent checks

A conversation with Dennis J. Easters, co-owner and broker of PLD Atenas Realty.

A house viewing shows the property at one moment. Dennis explains how to test the routine around a home, clarify the broker's role and arrange independent legal and technical checks before committing to a purchase.

Editorial note: These answers describe Dennis's experience and PLD's process. They are general information, not an independent valuation, legal opinion or promise about another transaction. Have your own Costa Rican attorney review the documents and arrange the technical advice appropriate to the property.

Interview by Ken Gardner. Answers edited for clarity and approved by Dennis before publication.

1. Who are you, where do you work and whom do you represent?

I'm Dennis Easters, co-owner and broker at PLD Atenas Realty. My partner, Gerardo González-Porras, and I founded the company in 2007. I've worked in real estate since 1993, and we've lived and worked in Atenas for nearly twenty years. I'm originally from Tampa, Florida, and Gerardo is from San José.

Our work spans the canton of Atenas, including Roca Verde, Hacienda Atenas, Vista Atenas, Barrio Mercedes, Paraíso Escondido and Barrio Jesús. For selected properties in our Luxury Collection, we also collaborate with partners elsewhere in the Central Valley.

In our experience, open listings are common in Atenas and much of the Central Valley: a seller may allow several agents or brokerages to market the same property. In many transactions, PLD works with both seller and buyer. Using Florida terminology as a comparison, our role is closest to a transaction broker. We answer questions, coordinate the process and help both sides work toward an agreement; we are not either party's independent advocate.

We explain our role and commission arrangement at the outset. Under our usual listing arrangement, the seller pays the commission at closing. Our standard commission is 5% plus 13% IVA on that commission, equivalent to 5.65% of the sale price. When another brokerage is involved, we agree how the commission is shared. Arrangements can vary, so confirm the terms for the specific property.

Buyers should engage an independent Costa Rican real estate attorney early. My role does not replace an attorney, surveyor, engineer or inspector.

2. How can newcomers test two neighbourhoods against an ordinary week?

Start with your life now. What does an ordinary day or week look like? Ask whether each neighbourhood supports that routine, or the different life you hope to build.

Drive to the grocery store, pharmacy and other places you expect to visit, at your usual travel times. If you won't have a car, try the bus or taxi services you expect to rely on. Work out how you would reach routine medical care and more urgent or specialised care.

Look at roads and access, slopes, lighting, cell service, internet, water pressure and travel times. Visit at different times of day and, if possible, in both dry and rainy conditions. A quiet afternoon showing does not reveal the road during a busy commute or hard rain.

A beautiful view may distract from a steep driveway, upkeep, night-time road noise or repeated drives for errands. Ask both, "Do I love this house?" and "Does the life around it fit the life I want?"

3. What independent checks should a buyer arrange, and when?

Engage your independent Costa Rican attorney early. A title search checks ownership and whether the recorded title, registered plan and property being sold match. Counsel should examine registered claims, legal access, easements and conditions affecting the property. If a company or trust holds it, ask who can authorise the sale and what that structure means for you.

The title search can begin immediately, but broader investigations often take place during the contractual due-diligence period. A deposit may be paid while checks are still underway. Understand the deposit terms, deadlines and what happens if a concern emerges; have your attorney review those protections before you commit.

Investigate water separately: its source, whether service is legally available to this property and whether supply is adequate for the home and intended improvements. Verify land use and available building or occupancy documents with the municipality and appropriate professionals.

Depending on the property, a surveyor, engineer, architect, geologist or septic-system specialist may need to review boundaries, construction, drainage, soil or wastewater. Some older homes may lack records such as permits. Missing documents require a case-specific assessment of what can be verified and what risk remains.

Formal condominiums are not a feature of the Atenas market I work in; some local communities have informal arrangements that need property-specific explanation. For a formal condominium elsewhere, ask counsel to examine bylaws, fees, finances, meeting minutes, planned assessments and use or rental restrictions.

I can identify questions and coordinate information. I cannot give an independent legal opinion, certify boundaries or water rights, assess structural soundness or guarantee approval for a planned use.

4. What should the written offer and deposit arrangements make clear?

In our process, agents prepare an Offer to Purchase recording negotiated terms. After agreement and signatures, it goes to the attorney handling closing, who prepares the formal Sales Agreement, or Compra/Venta. Buyers should choose their attorney early and have both documents reviewed.

Identify the property and registered plan, price and currency, deposit amount and holder, proposed closing date, required documents and delivery deadlines. State the time allowed for title review, inspections and other checks, and what happens if an issue is found. List appliances, fixtures and furnishings included in the sale.

I advise buyers not to send funds to an agent's personal or operating account. Identify the escrow provider or attorney-managed account, release conditions and when the deposit is refundable or at risk. Have independent counsel review the arrangement and confirm account and provider details.

Escrow providers may require identity and source-of-funds documents. Ask about requirements early; some need a signed contract before opening the transaction account. Address possible delays in the offer.

State whether deadlines use calendar or business days, when the period begins and the exact deadline. Spell out inspection-related cancellation, repair and refund rights rather than assuming they arise automatically.

In my experience, homes are offered "as is." An inspection does not necessarily mean the seller will repair or renegotiate. Structural, electrical, plumbing, roof, title or survey problems may affect a buyer's decision. Counsel should ensure relevant contingencies and consequences appear clearly in the signed documents.

5. What costs and price evidence should buyers request?

Ask about property taxes, community or condominium fees, utilities, insurance, internet, pool and garden care, staff, security, road maintenance and routine repairs. Request recent bills or written estimates where available; not every estimate will have a supporting document.

One-time costs may include legal and notarial fees, transfer and registration costs, escrow, inspections, surveys and immediate repairs. A preliminary closing-cost planning estimate we use is around 3.6% of the purchase price. It is not a quotation or a rule for every transaction. Obtain an itemised estimate from your attorney; survey work and home inspections are additional.

In our experience, there is no single comprehensive, publicly accessible MLS supplying a complete verified record of closed Costa Rican sales. Ask what supports a price and distinguish verified sales from asking prices, estimates or recollections.

An asking price is the seller's request, not an independent valuation. A marketing estimate for repairs is not a contractor's written quotation, and neither replaces the relevant professional's advice.

In nearly twenty years of PLD's Atenas transactions, almost all the properties we have handled have been without mortgages. This is our experience, not a national market statistic. Some sellers may have relatively low carrying costs and be able to wait; circumstances vary, so do not assume urgency from your experience elsewhere.

6. How could two similar homes create different routines and costs?

Imagine two homes with similar asking prices and attractive views. One is near town on a well-maintained road, with established services and a manageable garden. The other is farther up a hillside, with a steeper approach, larger grounds and longer drives. It may provide more privacy, but require more driving and upkeep.

Exposed exterior wood may need periodic sealing or refinishing. A shaded, wooded lot may retain moisture and need extra attention to drainage, cleaning and mould prevention. A showing may not reveal work due or its cost.

My first three checks are:

• Ownership and access, before the offer: independent counsel reviews ownership, the registered plan, legal access and easements.
• Water and permitted use, during due diligence: verify water availability and have counsel and technical professionals examine land use, permits and available improvement records.
• Condition and ongoing costs, during due diligence: arrange independent inspection or technical review, then obtain estimates for work and recurring services.

The offer should provide enough time and access for these checks. Useful records may include registry and plan information, written water-service confirmation, municipal records, condominium documents and inspection or survey reports. My role is to coordinate questions, not replace independent professionals.

About the contributor

Dennis J. Easters is co-owner and broker of PLD Atenas Realty. Professional website: PLD Atenas Realty