Why You Should Always Request a Topographical Inspection Before Closing on a Property in Costa Rica
At LandCo, we often say that a closing is not perfect unless the property has been seen, measured, and understood. This is why we include a Topographical Inspection before closing on a Property in Costa Rica as an essential step in our proprietary #PerfectClosing procedure.
When purchasing real estate in Costa Rica—particularly land outside urban centers—one of the most overlooked but crucial aspects is understanding the actual physical layout and limitations of the property. A title in the Public Registry may tell you what you own legally. But only a topographical inspection, performed by a licensed surveyor (topógrafo), tells you what you own in reality.
So, why exactly is a topographical inspection necessary before the closing date?
1. Detect Possible Encroachments or Overlaps
In rural or beachside areas, boundaries are often informal, or based on assumptions. A neighbor’s fence may have inadvertently (or intentionally) crept over the edge. Or two properties might overlap due to outdated surveying methods. A topographer can identify these problems early—before you take legal ownership.
Real risk: Without a proper inspection, you could end up purchasing a piece of land smaller than what’s registered—or worse, tangled in a boundary dispute with a neighbor.
2. Detect Measurement Problems
The size stated in the title is not always accurate. Historical records might show one figure, while the physical terrain reveals another.
A topographer will measure and compare the actual surface area with the registered area in the Public Registry. If there is a discrepancy, this can be corrected before closing or even at closing -with the transfer deed, but not recomendable-, through a process called rectificación de medida, which is better handled while the property is still under the seller’s name.
3. Detect Misplaced Boundaries, Fences, Markers or unregistered easements
Fence lines and landmarks often serve as unofficial boundaries. However, they may not reflect what is registered. A topographical study identifies misplaced:
- Boundaries
- Corner markers (mojones)
- Access roads or internal roads
- Unregistered easements passing through the property
This avoids surprises during future development or when applying for building permits.
4. Verify If the Property Is Located in a Restricted Area
Costa Rica has many restricted zones, such as:
- Protected wildlife corridors
- Maritime Terrestrial Zone (ZMT)
- Forestry reserves
- Public domain areas (e.g. river banks)
A topographical inspection allows you to cross-reference GPS data with national maps to determine if your property is partially or entirely within one of these areas.
Important: These restrictions may not appear in the title. Only a physical inspection and analysis will reveal them.
5. Verify Additional Setbacks for Construction
Costa Rican construction regulations impose setbacks from rivers, roads, coastal lines, and other elements. These are not always visible in registry records.
A topographer identifies:
- Minimum distances or setbacks required by the local Municipality or Central Government.
- Public right-of-way because of rivers, creeks or water springs.
- Areas with slope or topographic restrictions
Knowing this before you close ensures you don’t buy land thinking it’s buildable—only to find later that large portions are restricted.
Important Legal Notice
LandCo’s closing fees do not cover physical inspections. Our legal work ensures your title is clean and valid, but we are not responsible for verifying the physical status of the land. Therefore, we always recommend that our clients hire a licensed topographer to perform a full inspection prior to closing. This is a standard part of our #PerfectClosing service, where we coordinate all necessary professionals—lawyers, notaries, topographers, and others.
Added Value from LandCo
As part of our client-focused approach, LandCo works only with certified and experienced surveyors, and we offer their services as part of your #PerfectClosing procedure. When you close with us, we ensure you receive:
- A detailed topographical inform
- An official report of findings with GPS and photos on site.
- Recommendations, if adjustments are needed
This is not just added value—it is peace of mind.
Final Thoughts
In real estate, what you see is not always what you own. A topographical inspection of a property in Costa Rica allows you to connect the dots between what is written in the Public Registry and what physically exists on the ground.
Do not wait until after closing to learn that part of your land is unusable, disputed, or smaller than expected. Let LandCo guide you through the right process—where no detail is overlooked.
Questions? Contact us today to learn more about how our #PerfectClosing services include this critical topographical review. It’s not just a legal step—it’s a smart one.