Pozos, Santa Ana
Finca 1-2•••••-000
01Scope and limitations
This report states what the public record said about the property named above, on the dates stated in each section, together with what was observed at the property on the date of the site visit. Every record was pulled for this engagement. Nothing has been reused from another file.
This is not a legal opinion and does not replace review by a licensed Costa Rican attorney. The condition snapshot is visual and observational only. It is not a home inspection and not an engineering assessment: no walls were opened, no systems were tested, and nothing is certified as structurally, electrically or hydraulically sound. A licensed inspector is engaged separately for that.
It is not a valuation and not an endorsement. It does not say whether the property is a good buy or suitable for any particular person. Records change, and a finding accurate on the date it was pulled may not describe the position today.
02Property identification
- Finca / Folio Real
- 1-2•••••-000 (redacted for this sample)
- Province / Canton / District
- San José / Santa Ana / Pozos
- Registered area
- Area as recorded on the folio real, stated in m²
- Regime
- Filial within a condominium under Ley 7933
- Held by
- Two individuals in undivided shares (names redacted)
- Plano catastrado
- SJ-•••••••-•••• (redacted)
The registered area was compared against the plano catastrado and against the built area declared to the municipality. Where those three figures disagree, the disagreement is reported in section 07 rather than reconciled here.
03Title and registry standing
The registered owners on the date checked, the instrument under which title was acquired, and the date it was recorded. Title is held by two individuals in undivided shares, which means both must appear to transfer it.
No mortgage, lien, annotation, usufruct or recorded easement appeared against the finca on the date checked. That is stated as nothing appearing on that date. It is not a guarantee that nothing exists and not a title warranty.
The condominium's own matrix finca was checked separately, since charges recorded against the regime as a whole do not appear on an individual filial's folio. Nothing appeared against it on the date checked.
04Corporate standing
Title is held by two individuals rather than by a company, so there is no corporate record to examine. This section records that and nothing further was examined.
The section is printed rather than omitted. A section that disappears when it returns nothing makes the absence of a finding look like a clean finding.
05Tax standing
Municipal property tax account for the filial: periods shown as paid, any period shown outstanding, the amount on the municipal statement and the date of the statement relied on. All periods were shown paid through the current quarter on the statement dated 06 October 2026.
Whether the solidarity tax on high-value homes applies at the registered value, and if so whether the declaration is current with Hacienda. The declared value, the threshold in force on the date checked, and the filing status are each stated.
06HOA and condominium financial health
Requested from the administrator and reported here: the current monthly quota for the filial, the condominium's operating position for the last full year, the balance held in the reserve fund, the number of filiales in arrears as a proportion of the total, and whether any extraordinary assessment (cuota extraordinaria) has been approved or is under discussion.
The account of the filial itself: whether the quota is current and whether any balance is outstanding against it. A balance outstanding against a filial follows the filial, not the seller.
Minutes of the most recent general assembly were requested. Where an administrator declines a request or does not respond within the delivery window, that is reported as what it is, and the section is marked not completed with the reason stated rather than left to look clean.
07Permit compliance
Construction permits on file with the municipality for the filial, the CFIA seal recorded against each, and the professional registered as responsible. The built area shown on the permit file is compared against the area declared for tax and against the area in the registry.
In this sample those three figures do not agree. The discrepancy is reported with each figure and its source, and nothing is said about why they differ or what follows from it.
Setback and alignment. Where a river, stream or quebrada runs along or through the parcel, the required riparian setback under the Ley Forestal is stated for this terrain, together with the measured distance from the bank to the nearest structure and the INVU alignment certification relied on, with the date that certification was issued. In this sample a seasonal stream runs along the north boundary, the structure stands clear of the setback that applies here, and the certification date is given. Municipal alignment requirements for the road frontage are reported on the same basis.
08Zone dossier
This section reports the zone the property sits in. It is drawn from a zone dossier THE REPORT maintains and reviews on a stated cycle rather than assembled for this engagement alone, which is why every edition carries it. The review date appears below and in the delivery manifest. Anything established for this lot rather than for the zone is reported in the sections above.
About this zone
Where the sector sits and what it adjoins, the corridor it is reached by, and the physical character of the immediate area: the mix of gated developments and standalone houses, how built-up it is against the outlying towns of the same canton, and the commercial and institutional anchors within a short drive.
The zone is not one place. The districts and sectors within this canton read differently from one another, and they are described separately rather than averaged. A buyer told only the name of the canton has been told very little. Which sector this property sits in, and how it differs from its neighbours, is stated.
What is verifiably there is given with the body or operator named and, where it is recent, the date it opened or came into service. Private hospital campuses, business parks, schools, markets and the day a weekly feria runs are facts of the place and are reported as such.
Water supply and reliability
The body supplying water to this sector is named, whether that is AyA on the national network or a community water association (ASADA) operating under its own statutes. Where an ASADA supplies the sector, its current position on new connections is reported, including any waiting list, since that position is set by its own board and is not published anywhere.
A water availability letter (carta de disponibilidad de agua) is issued for a specific address by the supplying body. Whether one has been issued for this address, or whether the supplying body states one can be, is reported above under the property's own records.
Dry-season pressure reductions reported by the supplying body for this sector are stated with the months given.
Access, roads and travel
Route classification for every road serving this sector, stating which are national routes maintained by MOPT and which are cantonal roads maintained by the municipality. The distinction decides who is responsible for repair and how quickly it tends to happen.
Surface condition on the access roads is described plainly: paved, in repair, unpaved, or seasonal. Where a route is the only access to the sector, that is stated, because a single point of access is a different proposition from two.
Travel times to Juan Santamaría airport, to the nearest hospital, and into San José were measured on weekday mornings and are reported with the times and dates they were measured, not as averages.
Traffic and commute. The congestion windows that apply to this corridor are stated with the measured difference between a midday run and a peak-hour run on the same route. A commute that looks short on a map, or driven at midday, can run materially longer at the hour it would actually be made.
The access roads serving this property were also observed during the site visit recorded in section 09, and anything that differed from the maintained dossier is stated here.
Electricity, internet and services
The supplying electricity utility for this sector is named, since the distributor differs by canton and so do connection procedures and tariffs.
Fixed internet availability is reported by the technology actually available at the street, fibre, cable or fixed wireless, rather than by an operator's marketing coverage map. Where the sector is served only by fixed wireless or satellite, that is stated.
Distance to the nearest public clinic (EBAIS), private hospital, pharmacy, supermarket and school is given, measured from the property rather than from the district centre.
Zoning, land use and municipal rules
Whether this canton has a Plan Regulador in force, what it permits in this sector, and the setback, height and coverage rules that apply here. Where the canton has none in force, that is stated together with the national rules (INVU) that apply in its absence.
Terrain, hazard and environmental constraints
Flood, landslide and seismic fault mapping published for this sector, with the publishing body named and the date of the mapping relied on.
Aquifer protection and recharge-area designations where they apply, since these restrict what can be built and what drainage is permitted irrespective of the Plan Regulador.
Whether an environmental viability study (SETENA) is required for ordinary residential construction here, and the scale of project at which that requirement begins.
Property tax and holding costs
Municipal property tax is levied at the national rate of 0.25% of registered value, so the rate itself is not a local variable. What differs by canton is the declared-value cycle the municipality runs, which sets when an owner is next required to update the declaration.
Municipal service charges applied in this sector, garbage collection, street lighting and any others, are listed as published, with the date of the published schedule relied on.
The threshold for the solidarity tax on high-value homes (impuesto solidario) published by Hacienda for the year is stated. Whether it applies to this property at its registered value, and whether the declaration is current, is reported above under tax standing rather than repeated here.
Current local conditions
Anything live in the sector on the date this report was issued: roadworks and their stated duration, a water or sewer project underway, a zoning or Plan Regulador process in consultation, a municipal works programme, or a development in permitting nearby that would change the immediate surroundings.
Where there is nothing unusual to report, this part says so in those words. It is restated for every engagement rather than left standing from a previous one, because a line that is never refreshed stops meaning anything.
What the public record does not tell you
Items that came up during the work which no public record answers are recorded here as questions rather than left out. In this sample they include the current new-connection position of a community water association, which its board sets and does not publish, and the condition of a cantonal road in the months after the rainy season, which is observable but recorded nowhere.
Naming these is part of the work. A report that lists only what it could confirm leaves the reader to assume the rest was checked.
09Property condition snapshot
What was visible on the date attended, recorded with photographs: the structure and its visible condition, roof and visible water ingress, visible cracking, drainage and the fall of the land, boundary walls and fences against the plano, and the state of the common areas and access.
Observations are recorded as observations. Nothing is rated, scored, or described as acceptable or unacceptable.
10Findings flag log
- The built area on the municipal permit file, the area declared for tax, and the registered area do not agree. All three figures are stated in section 07 with their sources. Section 07 · Recorded 08 October 2026
- The condominium reserve fund balance and the proportion of filiales in arrears were obtained and are stated in section 06. No extraordinary assessment has been approved as at the date of the administrator's response. Section 06 · Recorded 08 October 2026
- Assembly minutes were requested from the administrator. What was received, and what was not, is stated in section 06. Section 06 · Recorded 08 October 2026
- Items observed at the property that warrant testing by a licensed inspector are listed in section 09. They are observations, not defects found. Section 09 · Recorded 09 October 2026
Findings are stated without characterising how serious they are and without a recommendation about what to do. Four items here and none in another report does not make one property better than the other.
11Delivery manifest
| Source | What was requested | Date | Result |
|---|---|---|---|
| Registro Nacional, Bienes Inmuebles | Folio real, charges and annotations | 05 Oct 2026 | Returned |
| Registro Nacional, condominium matrix finca | Charges against the regime | 05 Oct 2026 | Returned |
| Registro Nacional, Personas Jurídicas | Corporate status | 05 Oct 2026 | Not applicable, individual title |
| Registro Nacional, catastral map | Plano match and boundaries | 05 Oct 2026 | Returned |
| Municipalidad de Santa Ana, tax | Property tax account statement | 06 Oct 2026 | Returned |
| Hacienda, TRIBU-CR | National obligations and solidarity tax filing | 06 Oct 2026 | Returned |
| Municipal Plan Regulador | Use of land for this lot | 07 Oct 2026 | Returned |
| Condominium administrator, Ley 7933 | Accounts, reserve fund, arrears, assessments | 08 Oct 2026 | Returned |
| Condominium administrator, Ley 7933 | Minutes of most recent assembly | 08 Oct 2026 | Partial |
| CFIA seal register | Seal validity and responsible professional | 08 Oct 2026 | Returned |
| Municipal Control Constructivo | Permit file and declared built area | 08 Oct 2026 | Returned |
| CNE and SENARA mapping | Hazard and aquifer designations | 07 Oct 2026 | Returned |
| Site visit, direct observation | Condition snapshot with photographs | 09 Oct 2026 | Completed |
| RTBF beneficial ownership register | Ultimate ownership | 05 Oct 2026 | Not publicly accessible |
| Zone dossier, Pozos, Santa Ana | Maintained zone content for this sector | 08 Oct 2026 | Last reviewed, carried in full |
A source that returned nothing, or that was not accessible, is listed anyway. What was not available is part of what this report tells you.
About this sample
This is a redacted sample, published so that anyone can see the format and the standard of evidence before commissioning anything. It is not an issued report, it describes no real engagement, and the figures in it are illustrative.
An issued report carries a report ID in the TR-YYYY-NNNN form and is published by THE REPORT at a permanent address. Anyone holding a copy may confirm it at jotapropertiescr.com/verify using that ID, without permission from whoever supplied it. Where a copy differs from the published version, the published version governs.
Prepared independently. No commission is taken on any transaction, and THE REPORT has no stake in whether a property sells. Use of any report is governed by our Terms of Service. To commission one, start here.