No Opinions Just Facts
Independent verification of the public record, for buyers, for sellers, and for the agents who work with them. If you are buying or selling in Costa Rica, this is where you start.
TITLE · TAXES · HOA HEALTH · PERMITS · NEIGHBORHOOD REALITY · LOCAL KNOW-HOW
The Listing Edition is the same records verification, commissioned before the property goes on the market and built to be shown to buyers. It answers the questions that stall an offer before they are asked, and a buyer can confirm it independently without asking you. Why sellers order it →
A listing tells you what's for sale. An expat forum shares other people's experiences and opinions. Neither one checks the HOA's finances, confirms whether that addition was ever permitted, or tells you what daily life is actually like on that street. We do, independently, before you decide, not after.
Costa Rica has no title insurance. Due diligence is the buyer's only real protection, not a backup to some other safety net. There is also no national MLS and no statutory fiduciary duty, so the verification a US or Canadian buyer expects the system to handle is not handled by the system here. It falls to people. Good agents often do far more than the law asks of them, on their own time and at their own risk. That work should not have to rest on one person's word.
Buyers are routinely advised to seek independent representation. Few genuinely independent options exist. We work only for the buyer. No commission, no referral arrangements, and the same fixed fee whether the purchase goes ahead or you decide against it.
Every statement above is documented, with the statutes and government sources, in our free guide to buying and selling property in Costa Rica.
Under Law 7933 a condominium unit is the unit itself plus a share of the common areas, so reserves, arrears and special assessments sit with the association rather than on the title. The accountant’s fee statement is what shows whether fees are current. It is requested, not disclosed.
Not a law firm, not a lender, not a concierge service. We don't take a commission or hold your funds.
Escazú, Santa Ana, Lindora, San Rafael, Belén, Alajuela, Atenas, Ciudad Colón, and surrounding areas.
Buying, selling, or still deciding where to look, there's a fixed-fee edition built for where you are. The fee is the same whoever orders it, and so are the findings.
Every record is pulled fresh for your file and every finding is dated. Nothing is recycled, and nothing is quoted without the day it was checked.
Every section, every table, the full evidence log, verified sources, not assumptions. Each sample is published the way a real report is published, so you can also see how verification works before you commission anything. A PDF of each is downloadable from its page.
Santa Ana vs. Atenas, side by side, before choosing a neighborhood.
View Sample →Title, corporate status, and tax status on one property.
View Sample →The same records check, commissioned by the seller and cleared to show any buyer.
View Sample →The full report, HOA health, permits, site visit, and more.
View Sample →One form, immediate checkout. Complete payment securely through Stripe, and our Terms of Service serve as your engagement agreement, accepted when payment is completed.
Yes, always. We complement a real estate attorney, we don't replace one. If you don't have a Costa Rica real estate attorney yet, we can refer one.
Every record is pulled at the time we do your work. Nothing is retrieved from a stored database or reused from an earlier engagement. Each section of your report carries the date that source was checked, so you know exactly what period the finding covers. One honest limit: registries reflect what has been filed and processed, so a document filed in the days before we check may not appear yet. We state what the record said on the date we read it, which is the only thing anyone can verify.
Payment in full is due at checkout for every edition, processed securely through Stripe. For Full Edition, you'll also receive a personal confirmation of your engagement directly from THE REPORT, separate from the automated payment receipt, within one business day. If THE REPORT is ever unable to complete a verification for reasons within its own control, the fee is refunded in full, see our Terms of Service for details.
Records and Listing Editions: anywhere in Costa Rica. Title, corporate standing and national tax status come from national systems, so the property can be in any province. Municipal tax standing is handled canton by canton and may add a day outside the areas we work in regularly.
Area and Full Editions: the Central Valley. Escazú, Santa Ana, Lindora, San Rafael, Belén, Alajuela, Atenas and Ciudad Colón. Both depend on knowing the ground and, for the Full Edition, on us standing on it, so we only sell them where we can do that ourselves rather than hand the work to someone else.
Our free buying guide covers the whole country, not just the areas we verify in.
Still choosing a neighborhood, no address yet, Area Edition, which compares up to three zones. Found a property and want a fast check before you commit further, Records Edition, which covers the records plus our dossier on that property's zone. Ready to move forward and want the complete picture, HOA health, permit compliance, an in-person site visit, Full Edition.
Selling, or listing for someone who is, the Listing Edition. It is the same records verification as the Records Edition, ordered before the property goes on the market and built to be handed to buyers. Any buyer you give it to can confirm it against our published version without asking you, which is what makes a report the seller paid for worth showing. Same fee either way, and the findings would be identical whoever ordered it.
Our guide to buying and selling property in Costa Rica walks through the whole transaction: who is involved, the steps in order, what it costs, what is taxed and who pays, how title can be held, and where the law limits what a foreigner can own. It is free, written from the statutes, and every source is listed.
No. This is an independent verification based on the sources listed in the delivery manifest, not a legal opinion, and it doesn't guarantee the outcome of any transaction.
An optional quarterly update on what's changed across the zones we cover, driving and residency rules, carrier plans, notable local conditions. Opt in anytime, cancel anytime. It never covers anything about your specific property.