Tenant rights in Costa Rica: what to know before signing

Tenant protections in Costa Rica work best when the lease and its supporting papers are in order. This guide explains what you need to know, which documents to request and which risks to avoid before renting or buying. It does not replace the advice of a lawyer or notary.

What does tenant law cover in Costa Rica?

In Costa Rica, home rentals are governed by a special law on urban and suburban leases and, where that law is silent, by civil legislation. What the signed lease says matters a great deal, but not everything can be agreed: some rules protect the tenant and no clause can remove them. That is why it pays to read the whole text and not rely on spoken promises. Our reading: a good written lease is the first line of defense, and comparing terms in the listings of homes for rent in Costa Rica shows what is normal to ask and to offer.

Which documents should you ask for before signing?

Before handing over any money, ask the person renting to you to prove they are entitled to do so. A real owner should be able to show title, and a representative should be able to show authority to act. Check also that the details in the lease match those documents. Our reading: if someone refuses to show the basics, that is already an answer, and it is better to keep looking than to solve the problem after moving in.

• Owner identification and, if there is an intermediary, the authority that empowers them.
• A National Registry certification showing who owns the property and whether there are liens.
• A written lease stating term, amount, currency, payment date and increase rules.
• A receipt for the deposit paid and for each monthly payment.
• An inventory or photographs of the home's condition on arrival.
• Up-to-date receipts for water, electricity and other utilities.

What rights do you have during the lease?

A tenant has the right to use the home in peace, for the agreed purpose, and to receive it in habitable condition. You can also ask for receipts for what you pay, and the owner may not evict you on their own: a tenant's removal follows a legal process. If something breaks through normal use or the passage of time, the repair is usually the owner's matter. The details are in our guide on tenant rights regarding repairs not made by the landlord.

Damages are another frequent source of conflict. Telling normal wear from damage caused by the tenant changes who pays and whether the deposit is returned. Our reading: dated photographs at move-in and move-out are worth more than any later argument. For cases where the cost is unclear, see tenant rights in cases of uncovered damages.

What duties does a tenant have?

The tenant must pay rent on the agreed date and in the agreed currency, take care of the home, pay the utilities that fall to them and return the property in the condition received, apart from normal wear. You must not sublet or change the use if the lease forbids it, nor carry out works without written permission. A rent increase must respect what was agreed and the legal rules, as explained in the guide on how to handle rent increases and their legal implications. Our reading: complying and keeping every receipt is also your best defense.

Which risks should renters and buyers avoid?

The most common risk is paying a reservation or deposit without a lease or receipt, especially when the ad looks too cheap. Compare first with the real offer: cheap homes for rent in Costa Rica and homes for rent in Costa Rica under US$600 a month show which range is reasonable. Be wary of anyone who asks for urgent transfers, does not allow a visit or cannot prove ownership. Our reading: urgency is the favorite tool of scams.

If you plan to buy instead of rent, more care is needed: request a registry study, check for liens and use a notary you trust. The listings of homes for sale in Costa Rica let you compare options, and the page on home prices in Costa Rica gives a reference for what ads ask. These are asking prices, not closing prices. Our reading: do not hand over a down payment before a professional has reviewed the property.

What we would do before signing

• Insist on a written lease and read it in full, with term, amount, currency and increase rules.
• Ask for proof that the person renting is the owner or has authority to do so.
• Photograph every room with a date on handover day and keep the images.
• Pay only against a receipt and keep every rent and deposit receipt.
• Consult a lawyer or notary about any clause you do not understand.

Frequently asked questions

Can the owner remove me from the home without notice?

Not on their own. Changing the lock, removing your belongings or cutting off utilities to force you out is not the legal route. If the owner believes there is a breach, they must follow the process set out before the competent authority. If this happens to you, keep evidence and consult a lawyer as soon as possible, who can advise you based on your lease and circumstances.

What happens to the deposit when the lease ends?

The deposit should be returned if the home is handed back in the condition received, apart from normal wear and provided no debts are outstanding. To avoid disputes, ask that the lease state when and how it is returned, and compare the move-in inventory with the move-out one. A deposit receipt showing date and amount is essential if you later need to claim it.

Is a verbal rental agreement valid?

A verbal agreement can exist, but proving what it says is hard: term, amount, deposit and who repairs what depend on each party's memory. A signed written lease avoids that uncertainty and makes any claim easier. If the owner insists on putting nothing in writing, treat it as a warning sign and consult a professional before paying.

Methodology: this piece is an informational guide to general rental and purchase rules in Costa Rica, prepared in October 2026 with active Anuntico listings as context. It uses no market figures and cites no specific statutes, and it is not legal advice: for a specific case, consult a lawyer or notary.