Costa Rica (CR)
Costa Rica is Central America's most stable democracy — a small, lush republic that abolished its army in 1948 and instead invested in education, healthcare, and the environment.
Renting in Costa Rica
Full lifecycle: finding, moving in, during tenancy, leaving.
Costa Rica's rental market is governed by the Ley General de Arrendamientos Urbanos y Suburbanos (Law 7527). Tenants are well-protected — deposit is capped at one month's rent, CRC-denominated rent increases are capped at inflation, and eviction without a court order is illegal. The market is predominantly USD-denominated in desirable expat areas (Escazú, Santa Ana, Guanacaste beach towns). Popular areas: Escazú/Santa Ana (USD $900–$2,500/month furnished 2BR), Heredia/Moravia (USD $600–$1,200), beach towns (USD $900–$2,500). Costa Rica has no formal address registration requirement equivalent to other countries — notify your CCSS EBAIS, your bank, and other key institutions of address changes instead.
1. Finding a flat
- - Passport and DIMEX (or visa stamp if DIMEX pending)
- - Proof of income: 3 months bank statements, employment contract, pension letter, or CCSS contribution history
- - Reference letter from previous landlord (carta de recomendación de propietario anterior)
- - Personal reference letter (carta de referencia personal)
- - CIC credit report (Central de Información Crediticia, bccr.fi.cr) — some landlords request this; newly arrived expats have no CIC history, which is common and understood
- - Employer reference letter or business registration for self-employed applicants
- - Start with short-term Airbnb for 1–3 months — this lets you explore neighbourhoods without committing to an annual lease before you know the area
- - Many of the best rentals in Costa Rica are found through word-of-mouth in expat Facebook groups before appearing on portals — join area-specific groups immediately on arrival
- - Visit the neighbourhood at different times of day — traffic, noise, security, and parking availability vary significantly between morning and evening
- - Parking (parqueo) is critical in San José — confirm whether the property includes secure parking before committing; street parking in unsecured areas carries theft risk
- - Expats without a local credit history can sometimes use a fiador (co-signer, must be a Costa Rican property owner) or negotiate with a higher deposit informally — some property management companies provide fiador services for a fee
ExpatCheapRent is a rental platform built for expats — worth a look alongside the local platforms above when you start your search in Costa Rica.
2. Before move-in
Handover protocol
For furnished properties: insist on a detailed written inventory (lista de inventario) with photographs, signed by both parties, before taking possession. This is your primary protection against unfair deductions at departure. For unfurnished properties: document any existing damage (cracks, stains, broken fixtures) with timestamped photos and email the summary to the landlord on move-in day. Request a formal move-in handover report (recibo del inmueble) signed by the landlord or their representative.
Deposit
Max: Maximum one month's rent (one month security deposit — depósito de garantía). This is the legal maximum under Ley 7527.
Rules: Landlords cannot legally require more than one month's rent as a security deposit, regardless of what the contract states — any clause requiring more is null and void. In practice, some landlords request the last month's rent prepaid in addition to the deposit (effectively two months upfront) — this is a grey area under the law. Confirm in writing how any prepaid amounts will be treated. Always obtain a receipt for all payments.
Return deadline: 15 working days (días hábiles) after the end of the rental agreement, provided no damages. Landlord must provide an itemised written explanation of any deductions. Normal wear and tear is not deductible — only actual damage beyond ordinary use.
Alternatives: Some property management companies offer a fiador service — a Costa Rican property owner who guarantees the tenancy in lieu of or in addition to the deposit. Fee: typically one month's rent paid to the management company.
3. During your tenancy
Utility account management during tenancy
Frequency: Monthly (electricity and water are billed monthly; internet is typically monthly)
Dispute window: ICE electricity billing disputes: contact ICE customer service (1191) within 30 days of the contested bill. AYA water billing disputes: AYA customer service (800-700-2000). If unresolved: escalate to ARESEP (Autoridad Reguladora de los Servicios Públicos) at aresep.go.cr.
- - Landlord insisting utilities remain in their name — creates disputes at departure over arrears
- - Unexplained line items added to monthly rent without contract basis
- - HOA fees not disclosed before signing — verify with the building administrator before committing
Repairs: Major repairs (structural, roof, plumbing, electrical systems, appliances supplied by landlord) are the landlord's legal responsibility under Ley 7527. Minor repairs (light bulbs, minor fixtures) are typically the tenant's responsibility. Report major issues to the landlord in writing (WhatsApp message with confirmation, or email) to create a record. If the landlord refuses to address a major repair: document the issue and contact MTSS (Ministerio de Trabajo y Seguridad Social) for guidance, or the Juzgado de Inquilinato (rental court) for enforcement.
4. Moving out
Notice period: 3 calendar months written notice required to terminate a Costa Rican rental contract under Ley 7527. Notice must be delivered in writing — certified mail (correo certificado) or in person with a signed acknowledgment receipt (acuse de recibo) is safest. Some contracts specify notice by notarised letter — check your specific lease. Notice period begins from the day the landlord confirms receipt. Early termination penalty: 3 months of rent unless the landlord agrees otherwise or finds a replacement tenant.
Final handover: Request a formal move-out inspection (inspección de salida) with the landlord or property manager present — compare condition against the move-in inventory and photos. Both parties should sign a move-out condition report. If the landlord refuses a joint inspection: conduct and record your own video walkthrough immediately before vacating and send it to the landlord by timestamped email or WhatsApp. Return all keys, parking passes, and access cards at the handover.
Deposit return: The security deposit must be returned within 15 working days after the lease end, minus any legitimate deductions for actual damage (not normal wear and tear). Landlord must provide an itemised written statement of any deductions. If the landlord fails to return the deposit or provide a deduction statement within 15 days: file a complaint at the Juzgado de Inquilinato (rental court) in your canton — no lawyer is required for small claims. Bring your rental contract, move-out photos, and all communications with the landlord.
Your tenant rights
Tenant association: ARCR (Association of Residents of Costa Rica — arcr.net) provides guidance and referrals to housing lawyers for members. MTSS (Ministerio de Trabajo) can advise on rental rights. The Juzgado de Inquilinato is the specialised court for rental disputes — located in each judicial circuit.
Rent control: CRC-denominated rental contracts: rent increases are capped at the official annual inflation rate (CPI as calculated by INEC), applied no more than once per year. USD-denominated contracts: no legal rent increase cap — increases are as specified in the contract. Excess rent increases can be challenged at the Juzgado de Inquilinato.
Eviction protection: A landlord cannot forcibly evict a tenant without a court order (desahucio judicial). Illegal eviction — changing locks, removing belongings, or cutting utilities to force departure — is a criminal offence. If a landlord attempts illegal eviction: call the OIJ (Organismo de Investigación Judicial) or police (911) immediately. Tenants are protected against eviction without cause for the first 3 years of a tenancy under Ley 7527.