Building a House in Costa Rica: Architect
Let’s talk about building a house in Costa Rica, and about the architect that will help you with the design of your real estate property.
Often practiced when building Costa Rica real estate homes for sale and often has favorable results. However, there is risk involved. Which would be important for you to understand. For the purpose of when you interview your professional.
![Building a house in Costa Rica](https://www.finishtouchenterprises.com/wp-content/uploads/2019/01/image-drawing-1-300x225.jpeg)
Firstly, to become an architect requires 4 years of university. Where they are taught BIM computer programs such as AutoCAD, Rivet. Which are the primary software programs for architectural design. Equally, they make construction drawings in 2 dimensions. For floor plans and elevations. In addition, they are taught computer programs for making 3d renders.
The entire educational training is focused to develop. Firstly, their skill in designing attributes for architectural elements (make a nice design drawing).
Secondly, software training to implement their design for presentation (presentation training for marketing). There is no educational training for Building a House in Costa Rica.
![Building a house in Costa Rica](https://www.finishtouchenterprises.com/wp-content/uploads/2019/01/Photo-5-23-18-4-37-42-PM-300x169.jpg)
Most importantly, they are not given one hour of training in engineering. Neither structural engineering, electrical engineering, civil engineering nor mechanical engineering. Which are key components to your home’s functionality.
Even though, as a certified architect with CFIA, they do not require licensed engineering stamps for buildings under 3 stories. Wow, how scary is that.
Furthermore, the architect will enter generic structural details from a book. Without any understanding of the elements design. Simply a hit and miss on structural detail. This also holds true with HVAC engineering, mechanical engineering, and civil engineering.
Knowledge of engineering
Usually, there are no considerations for civil engineering and stormwater management. As well as mechanical engineering for black water management, and greywater management. Also, HVAC design is all implemented into your home design. All of which, without a professional licensed engineer’s influence.
![Architecture Firm Costa Rica](https://www.finishtouchenterprises.com/wp-content/uploads/2019/01/Confused-Architect.jpg)
Moreover, they have no training even in the basics of how to calculate bearing and horizontal stress. In order to design rebar size and layout for columns and footings.
Which essentially holds up your house. In fact, they draw from a generic schedule usually from a book. These structural elements may possibly be undersized which is based on the load-bearing.
Or it may be oversized which is going to generate unnecessary costs. In addition to causing additional structural stress.
As a result of over-engineering a structure. Which adds additional weight and stress to Building a House in Costa Rica. Although stronger is not better because buildings do require a bit of tensile flex. Especially in seismic zones (all of Costa Rica).
Recommended to request for your property
Consequently, to save money an architect may avoid sub-contracting engineering services. As well as property studies. All of which are optional and not mandatory (as they should be mandatory). Yet the architect is designing structures that weigh more than 150 tons. Which is a lot of weight distributed over a small area. Therefore, it would be very much advisable to your favor. Accordingly, to request the following:
- Accordingly have geotechnical studies done on your property. In order to check soil density and infiltration
- Correspondingly have a structural engineer review your preliminary design. As well as geotechnical studies. This should proceed with the detailed construction drawings. Also, inspections should be negotiated with reports
- In addition, have a mechanical engineer design your water distributions. Which includes venting, and waste management. Also, inspections should be negotiated as well. For pressure testing and report results
- If, your property has slopes and hills. Then involve a civil engineer. For stormwater management, property access, black water design.
- Finally, the electrical engineer is mandatory. However, many are friends with the architect. Which rarely come for inspections. Therefore, you should meet with the electrical engineer. As you will want your electrical designs to exceed code. Including additional receptacles and lighting options. Also, request inspections with reports.
Building a House in Costa Rica: Attributes for hiring an architect
When I review an architect’s curriculum. Notably, I already know they graduated. So, I skim over that part. But I spend more time on their additional achievements and certificates.
This begins to tell me the story towards which category of employee they fit into 1 or 2. In addition, it tells me their ability and knowledge towards understanding the mechanics of structure together with aesthetics. In addition, I also like to look at an architect’s portfolio.
They all have them. Which demonstrates their potential command of the programs. Perhaps you have read my article Be Your Own Contractor. Where I use the example of hiring a trim carpenter.
Where as some possess the skills for high quality.
While the majority deliver mediocre results.
Finally, there are those with dull blades.
Equally the same holds true here. Whereas the graduated architects leave the university. All of which with their graduation certificates. However, only a few came from the top of the class. That is who you’re searching for.
In summary to find a top of the class architect:
- Notably a good command of presentation programs
- Including clear, concise with relevant details on construction drawings without stuffing
- A uniquely diversified portfolio without redundant architectural elements
- Most importantly ambition with enthusiasm from the second class of employee
- In addition to having certificates, credits, and accomplishments in other aspects of property development.
The cohesion of an architect and construction quality:
![Costa Rica home builders](https://www.finishtouchenterprises.com/wp-content/uploads/2019/01/Tico-House-300x200.jpg)
Most likely, your architect has no construction experience in Building a House in Costa Rica. Similarly, he does not have any hands-on experience. Together with precision installations. Including concrete mixes with the ability to recognize hydration proxies for concrete. As well as other cement products including stucco, and wall plasters, etc.
Let’s begin with an architect’s prime contribution to your building a home project. Simply, your architect will draw you the picture.
He will size the rooms and add appealing finishes. Which you request. In addition, he will attempt to moderate a budget for you. However, only the builder will define the actual cost of construction.
![Building homes in Costa Rica](https://www.finishtouchenterprises.com/wp-content/uploads/2019/01/construct-plans.gif)
In conclusion, how is he qualified in Building a House in Costa Rica? Moreover, how is he to recognize when a contractor is doing a poor installation? Furthermore, does he recognize a cold weak weld? Which is compared to an emulsified binding weld? More importantly, does he recognize stone nests or honeycomb in concrete mixes?
As a matter of fact, I find it interesting. As to how many people put their faith, and life savings. Into the hands of an unqualified administrator for building a house in Costa Rica. Perhaps they hire a dentist to fix their car.
To explain a functional design
In reality it is the engineers that make the drawing functional. Firstly, the structural engineer will design beam dimensions. As well as column dimensions. Including roof materials. Which are based on span and weight. Furthermore, he will calculate rebar sizes and quantity, and concrete strengths.
In addition, your electrical engineer will lay out your lighting and receptacles. Including calculating lumens for each room. In addition to sizing the panel boxes. Furthermore, to balance your load phases. As well as calculate load potentials and load demand. In addition, he will design your low voltage systems. Which include telephone, cable tv, security, intercom, telecommunications for WIFI. As well as any other relevant system specifically for your home.
Moreover, HVAC engineers will design compressor and condenser locations. Resulting from elevation installations. In order to calculate lead line sizes. Together with air handler ductwork sizes. For distributions resulting in maximum efficiency. Which contribute to climate control, humidity control, mold inhibitor, etc.
These descriptions are basic summaries. Each description could have a much more detailed explanation for Building a House in Costa Rica. However, our objective is to communicate the relevance and importance to include these services in your design.
![Building a house in Cosa Rica](https://www.finishtouchenterprises.com/wp-content/uploads/2018/05/Casa-Solarium-Front-View-1-300x157.jpg)
Correspondingly the mechanical engineer will design pipe sizes. For potable waters and hot water layout. To result in even pressure and logical locations of hot water systems.
Furthermore, he will design systems of black waters, grey waters, and storm waters management. So, your flow is consistent and vented according to or better than code.
Consequently, many of these calculations are redundant 8 out of 10 times. Therefore, most architects bi-pass these professional services. Whereas, they just use a redundant generic schedule. Whereas he will be correct 8 out of 10 times instead of having these specifically engineered reports. Although not a Costa Rica requirement it is commonly neglected. Only to the financial benefit of the Architect.
When you are making an investment towards building a house in Costa Rica. It would be wise to include the necessary professionals. To put it another way, would you be comfortable if your pilot bi-passes the weight and balance calculations. Before taking off because the results are the same 8 out of 10 times? Most importantly, this is not an area to cut corners to save on budget.
Hire an architect for building a house in Costa Rica
Consequently, the risk to hire an architect for building a house in Costa Rica. When we already know he does not have tools. Neither does he have a work crew. As well as he doesn’t have first-hand building experience.
![Building a house in Costa Rica](https://www.finishtouchenterprises.com/wp-content/uploads/2019/01/Architect-negociating.jpg)
Including there has been no apprentice program or intern program from a school requirement. Furthermore, there are no basic engineering courses involved with architecture school. In conclusion, his skills are limited to drawing design and the ability to present you with an artistic render.
Most commonly, when you contract your architect to build a home in Costa Rica. That the architect will sub-contract the build to a builder. Usually, somebody, he works with frequently or a family member.
This is most likely biased and not based on experience or quality performance. They will have a working relationship and depend on each other’s expertise.
On the other hand, he may recommend to you a builder, emphasizing the conviction of the builder’s quality. Whereas it is most likely the objective is to collect the commission at the other end. Which is a typical practice in Costa Rica. So now you are paying your architect a fee directly or indirectly.
To Summarize
Accordingly, the best recommendation I can make for those choosing this method. Would be to have a very detailed and itemized pro forma of construction, which should include all material quantities. Including allowances for plumbing and light fixtures. As well as flooring and countertops.
Continuing with work schedules and explanation of the crew. Which will include labor expenses and government responsibilities. Keep in mind, now your architect and builder’s allegiance are with each other and they will support one another.
If one asks for more money, the other will support him. Your architect’s allegiance most likely will shift from you to the builder. Once the Building a House in Costa Rica construction process begins.
Legal note:
A builder’s responsibility is to report payroll monthly to CCSS and INS. Government responsibility payments are made monthly. Should your builder bi-pass this responsibility by paying the crew cash. In the event this gets discovered. The government will lien the property and the property owner will be liable for these fees at the government’s calculations. Which will include interest and penalties.
Architecture Firm For Building A House in Costa Rica
This method is favored over all other methods listed in this article. For building a house in Costa Rica. For reasons of convenience, simplicity, and project security. Most commonly this type of method has intimidated property owners. Typically to hire a firm of any sort is expensive. However in reality, in this case, this method is more often far less expensive.
- Uniquely ideal for building budgets $150k and higher.
- Comparatively an architect firm has bundled a team of professionals. Therefore, providing superior results at warehouse pricing.
- Accordingly, architect firm services are available throughout the country.
- It will be explained the difference between the two options:
- Firstly, an Architect – is a one-person operation. Whom will facilitate your project. As well as organize professionals and sub-contractors. For a fee usually based on a percentage of the project value.
- Secondly an Architect Firm – Is a board of professionals with individual master’s degree in specific areas of construction. In addition, architect firms are associated or partnered with a general contractor. For the successful completion of your project.
Architecture Firms Stability
Architecture Firms are rooted and established. They comply with all laws and bi-laws of Costa Rica. In addition, they support their works by offering warranties. More importantly, they are equipped with the necessary professionals to complete your designs and constructions. Furthermore, they are available in all zones of Costa Rica.
![Home Designing Service](https://www.finishtouchenterprises.com/wp-content/uploads/2018/05/Meet-Arcitect-In-Perosn-300x218.jpg)
Let’s not take the human factor out of designing a house in Costa Rica. As well as building a house in Costa Rica. To begin the initiation of building a house in Costa Rica starts with the designing stage.
This generates emotion and an excitement response. Often with disbelieving at the same time as excitement, and anxiety. There may be moments of stress and concern. Coupled with anticipation and patience (or lack of).
With that being said by employing an architect firm. Which will simplify a complex process. Continuing with the building a house in Costa Rica stage whereas you are already familiar with the professionals. Which you have developed a working relationship.
Notwithstanding that trust is earned and not granted. Therefore, continuing your building a house in Costa Rica. With an already proven and trusted architect firm. Which makes good logical sense.
To summarize
It is to the benefit of the property owner that there is cohesion between the architect firm and the construction crew. Therefore, when the working crew requires clarification or an on-site decision presents itself. There is direct communication established between the two entities. Furthermore, the professionals make frequent visits to the site for inspections and confirmation of adequate installation processes. With builders and architects, this would be a paid service that requires scheduling. However, with an architect firm, the professionals are available to the crews at all times with no fees.
Finish Touch Enterprises SRL is an Architecture Firm with a General Contractors’ license. Therefore, I will not continue the advantages of an architecture firm here. There are several articles explaining with detail. Beginning with: Architect Firm and Costa Rica General Contractor
Second of Three Methods to Building a House in Costa Rica
Employ Custom Home Builders
![Hire a home builder](https://www.finishtouchenterprises.com/wp-content/uploads/2018/05/constuction-home-builder-costa-rica-2-300x200.jpg)
For most people, choosing a builder can be most taunting. Whereas it is a very important decision. Because this finalizes all your efforts from choosing to come to Costa Rica.
To begin with, searching for property. Continuing with finding an architect. Furthermore, going through the process of designing a house. Finally, now the fruits of all your labors come to this last decision. Which is who are you going to choose to put it all together.
If this results in a bad decision, all your previous efforts would be in vain, turning your dream into a nightmare.
Therefore, let’s not drop the ball now. Let’s make the right decision. Which will make your dream a reality.
I’ve written an article which explains the different classes of a builder. To clarify which class, they are best qualified. You may read the article Class Grades of Costa Rica Builders. In addition, there is an article to prepare you for hiring a builder.
Want to BE’s aka Two-Faced Custom Home Builders
Within this paragraph is in reference to people who pass themselves off as a builder. Perhaps they have built for friends or their own home. However, their main source of income comes from owning another business.
Such as a hotel, or cabanas, or a rancher or store owner who also builds on the side. These types of ‘builders want to be’s are generally facilitator. Which are not established with building suppliers nor manufacturers.
Most commonly they solicit their service on a commission basis. Thereupon collecting commissions from the property owner, suppliers, sub-trades. In some instances, even from the employees.
Usually, this class of custom home builders is without a license or building quadrennial. Which they resolve themselves from all responsibility. These people usually fall in the first class of employees as described in a previous article.
Now let’s get serious
Certified Custom Home Builders in Costa Rica
![Building a house in Costa Rica](https://www.finishtouchenterprises.com/wp-content/uploads/2019/01/structural-cieling-1-300x199.jpg)
Firstly, when you contract Costa Rica home builders, most importantly you want this builder to be registered with the Colegio Federado De Arquitectos Y Ingenieros De Costa Rica bar (CFIA), which is the federal building department that enforces federal building codes.
Also, within the CFIA offices. Include the Ministerio de Salute (Ministry of Health), as well as environmental ministries.
To explain that to register as a General Contractor is not mandatory in Costa Rica.
In fact, many builders do not register themselves as general contractors, which is curious because it protects the consumer with the bi-laws of the Consumer and Cooperative Affairs (Better Business Bureau). If I forget to mention: Finish Touch Enterprises SRL CC-08073.
Structural Warrantee
In order to obtain a CFIA federal permit for Building a House in Costa Rica, you will require CFIA registered professional to be responsible for the project.
This will appear on your approved blueprints. Usually the architect’s name and CFIA carne number. This person is responsible to make weekly inspections. In addition to record in the Batricula the results of the inspections. Basically, that the construction conforms with the plans.
If there is a structural issue with the house within 5 years, which is due to faulty workmanship or failed material. Then the CFIA will demand the responsibility to correct the issue.
On the other hand, if your builder is not registered. then you’re on your own. If your builder was to cut corners, the house warranty issue will be the property owner’s responsibility.
Notably when hiring a builder is to know the stability of the builder. Is he rooted, does he have assets?
Hopefully, your builder is in a financially stable position to make the repairs, or does your builder live from payday to payday?
INS
To explain the INS insurance is mandatory insurance. Which is basically worker’s compensation insurance. When you apply for your municipal permit (after receiving your federal permit).
The municipality will issue a ticket, which you carry to an INS agency and pay. Following your return to the Municipality with proof of payment and they will issue a Municipal permit.
To clarify once you receive your federal permit, the CFIA will stamp a calculated construction value on your permit. The Municipality will use 35% of this value as an estimated labor cost. Continuing with the INS policy will be 3.6% of labor cost.
Most importantly having worker’s compensation insurance is a very important factor when Building a House in Costa Rica.
For reasons that accidents can happen easily, which are usually with a degree of severity. Furthermore, there is no avoiding paying for INS. Because it is a part of the permit process.
Notably, that INS coverage includes 30 minutes before work and 30 minutes after work as they travel on their wobbly motorcycles with no brakes.
Paying INS and CCSS is the first step for insurance
The truth of the matter is you are not protected because the mandatory policy is paid. To satisfy the policy the payroll must be reported monthly. Included in the report is the employee’s name.
As well as a copy of their identification. Which may be either cedula or passport number. Continuing the report will show his rate of pay and his earnings for the past month.
In conclusion, the worker’s compensation insurance is only valid for those identification numbers. Therefore, any other person injured on-site is without coverage.
In addition to INS payroll reporting. There is a copy of the same report to the CCSS. Which is the socialize medical of Costa Rica. To explain if an injury occurs. Then the person is transported to the clinic or hospital. Whereas his CCSS card is presented. Once it’s been established that the injury is work-related. Accordingly, he will be transferred to INS.
However, if your builder does not report payroll by the 8th, of each month, then INS will not cover the cost of an accident.
Neither will CCSS and most likely an investigation will commence. Most importantly by not complying with the Costa Rica payroll laws. Which may result in criminal and civil legal actions. Most commonly are against the property owner where the violation occurred.
Building a House in Costa Rica: Cost of payroll taxes
The total amount which should be escrow from payroll calculations is 52.66%. Which includes paid statutory holidays, vacation pay, liquidation cost, etc. From 52.66% the monthly remittance for CCSS calculates to 38%.
To conclude that avoiding these payroll taxes is of no benefit to you. In actuality, you are the one with all the risk. As to mention your builder is free to go.
Therefore, you should not let your contractor convince you to bypass this expense when Building a House in Costa Rica. Notably, if your builder wishes to cheat the government. Then it stands to reason he will cheat you as well.
To clarify that this article is not meant to scare you. But rather to explain a legal fact that you can verify. From the following resources; CCSS or INS or your bank manager, or CFIA or your lawyer or your accountant.
In retrospect, these faulty practices were common in Costa Rica. As there was little policing or enforcement. However, within the last 10 years in Costa Rica.
I have personally witnessed a substantial amount of corruption get prosecuted. In conclusion, old-schooled builders may still believe they can get away with it. Stating that this is how things are done here. In reality, the risk is very high and most likely will be discovered.
Another option of INS policy
On the other hand, for a builder that has permanent employees, most likely will have a permanent INS policy. Meaning this builder will have a certificate of clearance document from INS. So this is the perfect scenario when Building a House in Costa Rica.
This proves that INS is prepaid, and all workers are covered. Personally, Finish Touch Enterprises SRL’s policy also includes the general public who may be touring the construction site.
In addition, companies with permanent INS are companies. That most likely has a certified accountant. Which are responsible for payroll calculations, payroll taxes remittance, and INS policy remittance. In addition to payroll reporting.
Stability
Of course, when Building a House in Costa Rica, an important attribute towards hiring a builder is his stability. Let’s examine how your builder has become rooted.
Firstly, does he have a company corporation? This demonstrates that he is most likely established with Hacienda.
Secondly, does he have a bank account in the company name? Which demonstrates that most likely has competent accounting practices. Thirdly a declaration from Hacienda. Which demonstrates he is current with filings of federal taxes.
In addition to the above, some note-worthy attributes would be branding. To explain does the builder have signage on his vehicles? Perhaps a web presence to display projects and details of his services.
Including an email that has his domain name and not a Gmail or yahoo extension. Another source of branding would be the social media presence in his company’s name. In summary, these are areas in which you need to use your own common sense.
Most importantly is that you want a builder to construct your investment. With assurances of his competence to complete your project successfully.
On another note, Hacienda is the Costa Rica tax department. All business owners do file a tax form of earnings. All building supply stores and manufacturing shops report to Hacienda reporting their sales and to who. Therefore, Hacienda will have a record of material purchases, and manufacture (cabinets, windows, etc) invoices.
In conclusion and warranty
The objective is to verify the Costa Rica Home Builders ability to warrant his work when Building a House in Costa Rica. In the event that an issue presents itself within a year. With all fairness that when new building materials are installed.
Which they need to conform to their new environment. Resulting in expansions and contractions. Which may cause a tile to delaminate, or a door to warp. Perhaps an electrical component will fail.
Nonetheless, we wish to conclude if your builder can support his work and return for a repair. Can he afford to return to make a repair? After you have the keys to your new home, your builder should present with:
- Firstly, a walk-through deficiency list. Take possession of your new home and make sure the doors close correctly, all the lights work, and he has completed his end of the contract as agreed
- Secondly, a one-year warranty. It may happen that a tile may delaminate, or a door warp. Or some issue that should not have to happen and most likely could not have been foreseen. Your builder with all good faith should take care of you with these issues. All within reason of course.
- Thirdly, 5-year structural warranty. This is CFIA mandatory warranty. If he does not repair a structural issue, the CFIA could decline all his permit applications until your issue is warranted.
Building a House in Costa Rica: Documents you may wish to request
When hiring a builder, there will most likely be 2 documents. There will be a contract and a pro forma breakdown of cost. Keep in mind, that you are the boss. Not him, he works for you. Therefore, you have control over the rules.
Contracts:
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Contracts:
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- Are usually made in favor of the person who is writing them. Therefore if you are writing the contract between you and your builder. Then you will include all the expectations that you demand from him. If the builder has a generic contract, you should also include all your expectations either way.
Payment schedules:
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- Preparing your payment schedules should be frequent, small, and balanced towards that stage of construction advancement. The amount should reflect the material and labor cost of the payment stage. Making fewer stage payments in larger amounts could end up badly for you. Make sure to understand and negotiate this phase of your contract before Building a House in Costa Rica.
- Construction is not an exact science. There may be unforeseen circumstances present themselves throughout the project. Your builder without changing the price may need to make this up on the next draw and ask you for a partial advance. Understand his issue and don’t penalize him. You don’t want your builder stressed. Work with him as you both have the same objective.
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At minimum your contract sections should include:
- Corporation names and legal representatives of each side with physical address, email, and phone numbers
- Property description, catastre number, exact location
- Builders identification numbers: CFIA carne number, passport/cedula number, INS number, CCSS number
- Details of responsibility: what is the key role of each side:
- All warranties including manufacture warranties of air conditioners, windows, etc.
- Attachment exhibits: CFIA approved drawings, pro forma, stage payment schedule.
- The amount of the contract
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You may include additional information towards:
- With details of deadlines. Furthermore, assurance of his government responsibility’s. Perhaps penalty’s, and arbitration procedure. If your out of country and may include communication requirements. These are good to have in writing but difficult to enforce.
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Detailed pro forma of a material breakdown:
- This breakdown will include material take off calculations of concrete, rebar, block and all core material.
- Quantity and unit price of flooring, cabinets, granites, plumbing/lighting fixtures, etc with budget allowances.
Once you are satisfied with the documentation that the builder has given you. And you have supplied your builder with his required deposit. Your builder will begin to prepare the lot. Construct a material storage and quarters for the crew. He will install service entries of electricity, water and provisional for drainage and black waters. This may take approximately two weeks.
Third of Three Methods to: Building a House in Costa Rica
Be your own general contractor
- If this is NOT your intent to be your own builder. You will still want to read this article as I say many wonderful things about my company.
- This method is more favorable for building budgets under $100k- and most likely to succeed.
- Building budgets under $100k are homes that won’t have complicated engineered systems, they won’t have layered wall systems for climate control nor mold or insect deterrents, these homes are generally kit homes and small and won’t require precision tools or sophisticated installations.
- If your building budget is above 100k and you choose this method of building. It is important to know that, about 85% of these builds are unsuccessful. As well as 98% of these builds well exceed the original budget. Therefore make sure you have contingency financing or a recovery plan before attempting this method.
- If you are considering this method, please feel free to contact me for more information. It could save you an abundance of money and a world of headaches.
- It is law that your responsible (usually architect) is required to make weekly visits to record advancement in the Batricula. Basically, he reports that the construction is following the construction drawings. This is to your benefit. Many times, the architect is paid off not to come, or to come only once a month. This is a bad idea. For reasons beaing that his visits is a form of policing, and will keep your crew on their toes.
By the way, this method would return you the most stress. All the responsibility will be solely on you. You must take responsibility for the results. It is most likely you will not save money, nor time. Therefore, you will be doing this for the sole purpose of self-achievement.
Recommended prerequisites
To begin, it would work to your advantage as to have 7 to 10 years’ experience in North America of the construction process. For reasons being, that you will have a better understanding of construction practices. Which includes as to when to order and commit to sub trades and manufactures. In order to maintain the construction advancement. For example, windows and cabinets will take several weeks to manufacture. Therefore, you will need to commit several weeks in advance from when you need them.
In addition air conditioning requires several visits at different stages of the construction. Firstly, rough in to be done on early stages of construction. Secondly to return later for additional installations of duct work. Thirdly, a final visit at the end of construction to install units. Payment schedules should be balanced to percentage of each stage. This is just a small example of coordinating administrative experience you would want to have.
In addition, it would be very beneficial for you to have a good command of the Spanish language. It is important to be able to negotiate prices from suppliers. As well as understanding product details for quality control. Also, you will want to be able to make and recieve phone calls. Having an interpreter for this increases the risk of commissions being paid to him. This is common in Costa Rica. Which is not considered stealing and is received as an entitlement. Meaning, perhaps your interpreter is not getting you the best product at the best deal. Perhaps he is getting you a product from who is paying the better commission.
Preparing all your agreements
My wife is Tica and often when she is with me the sales man will take her aside and offer her a commission. On the condition if she would help close the deal (she says no of course, (I think)). When someone say “go there and tell them I sent you”. This comment generally reflects a commission being paid. Emphasizing that they want the supplier to know you are there because they made the recommendation.
To continue, now that you have made your agreements with suppliers, subtrades, and so forth. You will need to employ a crew to manage the installations. In Costa Rica it is common for work crews to live on site. Therefore, they will construct a bodega where your materials and tools will be stored. Including, sleeping quarters, cooking area and bathroom with shower. Of course, there is electric and water supplied. This bodega will be built before your home starts. Allow 3 or 4 days for 4 men and a budget of approx. $3,000
Preparing your crew
Finally, it is time to find a crew that will construct the home. This crew will consist of 8 to 12 men. Which will most likely show 90% of your home’s quality. For example, in your home country, when you hire a trim carpenter. There are few that are at the top of their class, several are mediocre, and then there is those that always have dull blades. Costa Rica tradesman are no exception. You will search for the best albinals, carpenteros, electristas, peons, ayudantes, and oporadios. These men based on there experience and dedication will result in your homes quality. Remember the 2 categories of employees.
When I started my company, I went through about 10 men to find that 1 good one. It took me 2 years to establish the crew I have today. You want to find a man that fits in the second category that I explain in an article Hire a builder. This man should get along with other workers and not be bossy or a ‘know it all’. You don’t want this man to be a partier that shows up half tanked from the night before and belligerent. There are many attributes to a good employee (or company) over and above knowing how to do the job.
Costa Rica has different form of contracting
Costa Rica is completely different when it comes to tradesman and precision tools. Most tools are made from broken car springs and bamboo. Commonly, they carry the cheapest tape measures and low-grade trowels. Mainly due to affordability. However, I have structured my company to build homes to North American style. Collectively I have crews trained in specific attributes. Where as my block layers, only lay block. When the finish one house they go to the next one and pools. I have similar crews for stucco, drywall, tile setters, veneer rock, and roofer.
This takes them away from being a ‘Jack of all trades’ and turns them into professional trades man. They can achieve their trade expedentially with superior results. If there is an onsite issue, they can profile the problem as a professional. Because, they know their product first hand
Your new construction crew will construct the complete house from digging the footings to laying block. Including, putting on your roof, installing your tiles, paint the walls, and hang your light fixtures. The same 8 to 12 men will complete the house entirely. This is how 95% of homes are built-in Costa Rica. For this is a system I never agreed with. Jack of all trade’s construction cannot deliver quality in my opinion. You don’t have to be an engineer to spot a poor constructed home. To the contrary, it usually becomes obvious imediatly entering the home.
In conclusion
To have a successful result in building your house in Costa Rica. With being your own general contractor, you would want to have the following pre-requisites:
- 5 – 7 years’ experience in construction in your home country to know procedures
- 2 years’ experience in Costa Rica business to know labor laws, and tico culture
- Building budget under $100,000
- Intermediate command of the Spanish language to negotiate best terms, and to administrate your project
- Have a good understanding of electrical and plumbing – these are major areas in Costa Rica that are lacking
- Have 4 to 8 months free time to manage and administrate your project. This is a full-time job
- Contingency funding for over budget or contingency recovery plan
- Have plenty of aspirin handy
I will close this article method with a very strong emphasis in advising not to take this method. Most likely, you will not save money and you risk your project. In the 10 years in Costa Rica, I have seen hundreds of abandoned foundations for the very same arrogance. Hire a builder and let him take on the responsibility and headaches. You can administer budgets and work flow schedules
Following our series of articles (in order) will empower you towards success when Building a House in Costa Rica:
- How to Hire a Builder
- Costa Rica Architect Firm
- Designing A House In Costa Rica Attributes
- Home Designing Service Costa Rica
- Costa Rica Home Builders
- Methods Of Building In Costa Rica (this article)
- Costa Rica Custom Home
- Costa Rica General Contractor
- Interior Design In Costa Rica
- Finish Touch Furniture SRL
Interior Design In Costa Rica
/0 Comments/in Interior Decorating /by Michael PechbrennerInterior Design In Costa Rica
About Finish Touch Enterprises
Interior Design In Costa Rica
Finish Touch Enterprises has been designing and constructing homes in Costa Rica for more than a decade. Resulting in, the beautifully and unique homes that compare to no other. Which include a promise to return years of comfort, elegance, and value. Most importantly, to make memories that will be priceless. Which could not be accomplished without a Interior Decorator towards the Interior Design In Costa Rica
Furthermore, it is paramount to endorse the employment of a decorator. Which of is paramount to the successful completion of your vision and dream. To clarify, here at Finish Touch Enterprises SRL we include a professional decorator in our interior designs. As well as, assist you in your interior deocrating. As a part of our service in providing you with excellence.
This article will explain the importance of a interior decorator for your interior design in Costa Rica. Regardless of whom you choose as your designer or builder. To summerize, is the the importance to complete your team of professionals and experts with a Interior Decorator.
In order to explain:
To explain, the decorator may spend hundreds of hours towards your project. For the purpose of, decorating and coordinating of finishes. Which may make or break your dream. Unfortunately, on occasion we have seen home owners fault in this area. Therefore, it is a decision of utmost importance to consider the value of your investment and contentment.
Services to consider:
Becoming A Home With
Interior Design In Costa Rica
In order to make the process more enjoyable, the best option is to work with someone with direct access to a local designer who is up-to-date on; new design features to make your home more customized and unique, as well as finishes availability in country. Ability to preorder and import finishes months in advance to insure timely deliveries. Frequent visits to the site insuring installations to spec.
Hiring an interior decorator is a smart decision if you’ve invested a good bit of money into your home and want to be able to showcase it to look its best. Decorators truly serve a purpose for everyone. Whether you have no idea where or how to begin to decorate your home, or whether you have an idea but need help tying pieces together, or you simply haven’t the time to execute your style and desires due to your busy day to day schedule. Building your dream home should be fun and not overwhelming and stressful. Building your dream home does end at bricks and mortar. You have designed a beautiful custom home. Now you are required to beautify the interior and complete the ‘wow’ factor.
Toss aside the idea that interior decorators are only for the rich and famous. In reality they save you a great deal of time and money and headache medicine!
It might sound strange that hiring someone to decorate your home would save you money since you have the additional fee of the designer, however hiring a designer can help you to avoid costly mistakes that will not only help you save money but can increase the value of your home. They will also be much more knowledgeable regarding new products local to the area so you not only have a more unique home, but this too can save you money on shipping and import taxes.
Professional Assessment: For your interior design in Costa Rica
The numerous design decisions, including entranceways, lighting schematics, floor design, tile features, grout color, decorative ceiling design and color scheme throughout the home can make all of the difference in the overall look and feel of your home. This is just to name a few. There are virtually 100’s of decorative features and 1000’s of combinations of features that will make your home stunning, unique, inviting, and make you the envy of your friends, family, and neighbors.
Budgeting and Planning:![Home designing Costa Rica](https://i1.wp.com/www.finishtouchenterprises.com/wp-content/uploads/2018/05/outside-lighting.jpg?resize=391%2C260)
A designer can keep you on budget and save you time and effort. A designer knows where to go for resources for everything related to your home. This will save you endless amounts of time researching products, brands and prices. An on-the-ground designer will have all this readily on hand, and should he or she not, will spend the time researching so that you don’t have to. They will be able to find that new, innovative granite kitchen sink, the just-hit-the-showroom-floor pool design and creative lighting options that are unique to your home.
A designers’ resources, and reputation with vendors, will qualify them to achieve the desired result on or below budget. Therefore, not only are you receiving professional interior design beautification, you are also receiving an administrator who cares about budget.
A designer will be able to build a stronger bridge between you and your builder early on and can head off design misses in your overall plan. This is crucial in managing time and money. Also designers are trained to think about things we may overlook. It’s so important that the lighting and furnishing needs are addressed before construction. Lighting design features such as the placement of lighting, specific task lighting, ambient design lighting, wall lighting and the combination of warm and cool lighting are critical at the onset to avoid costly changes later.
Wide availability of resources:
There are things available to designers that are not available to the general public in terms of connections, resources and general merchandise.
By culminating these resources designers can help to make your space look more collected, unique and pulled together. Your designer is in direct contact with your builder and has access to contractor suppliers to produce a very custom feel, complete with custom-made front entry door designs, decorative architectural ceilings and custom interior door designs and colors.
Wow Factor:
Designers can help to give you the “wow” factor you’ve been looking for. They are trained to think differently, spatially and to see an overall picture that clients often cannot. “Thinking outside of the box is what designers do all day long.”
A Trained Eye:
A designer is a professional with a trained eye that can automatically tell you if there is something wrong or right with a space. Having that immediate consult is a major advantage when making aesthetic decisions. It is the result of years of experience. Often times homeowners try to do it all themselves and get frustrated
Visual Story-Teller:
Interior design is a skill and an art that will only enhance the space and the quality of your life in the space. Hiring a pro raises the level of that experience and makes your house a home. A designer can help you tell your visual story.
Finish Touch Enterprises has been designing and constructing homes in Costa Rica for almost a decade. Beautifully and unique homes that compare to no other and promise to return years of comfort, elegance, and value. Endorsing the employment of a local decorator of North American standards is paramount to the successful completion of your vision and dream. The decorator may spend hundreds of hours towards your project where you are not available. The decorating and coordinating of finishes may make or break your dream. Unfortunately, on occasion we have seen home owners fault in this area. Therefore, it is a decision of utmost importance to consider the value of your investment and contentment.
Services to consider:
Following our series of building articles (in order) will empower you towards the success of your projects completion:
Building A House In Costa Rica: Custom Home Builders Methods
/in Articles About Building, Building a House /by Michael PechbrennerBuilding a House in Costa Rica: Methods
Building a House in Costa Rica: Architect
Let’s talk about building a house in Costa Rica, and about the architect that will help you with the design of your real estate property.
Often practiced when building Costa Rica real estate homes for sale and often has favorable results. However, there is risk involved. Which would be important for you to understand. For the purpose of when you interview your professional.
Firstly, to become an architect requires 4 years of university. Where they are taught BIM computer programs such as AutoCAD, Rivet. Which are the primary software programs for architectural design. Equally, they make construction drawings in 2 dimensions. For floor plans and elevations. In addition, they are taught computer programs for making 3d renders.
The entire educational training is focused to develop. Firstly, their skill in designing attributes for architectural elements (make a nice design drawing).
Secondly, software training to implement their design for presentation (presentation training for marketing). There is no educational training for Building a House in Costa Rica.
Most importantly, they are not given one hour of training in engineering. Neither structural engineering, electrical engineering, civil engineering nor mechanical engineering. Which are key components to your home’s functionality.
Even though, as a certified architect with CFIA, they do not require licensed engineering stamps for buildings under 3 stories. Wow, how scary is that.
Furthermore, the architect will enter generic structural details from a book. Without any understanding of the elements design. Simply a hit and miss on structural detail. This also holds true with HVAC engineering, mechanical engineering, and civil engineering.
Knowledge of engineering
Usually, there are no considerations for civil engineering and stormwater management. As well as mechanical engineering for black water management, and greywater management. Also, HVAC design is all implemented into your home design. All of which, without a professional licensed engineer’s influence.
Moreover, they have no training even in the basics of how to calculate bearing and horizontal stress. In order to design rebar size and layout for columns and footings.
Which essentially holds up your house. In fact, they draw from a generic schedule usually from a book. These structural elements may possibly be undersized which is based on the load-bearing.
Or it may be oversized which is going to generate unnecessary costs. In addition to causing additional structural stress.
As a result of over-engineering a structure. Which adds additional weight and stress to Building a House in Costa Rica. Although stronger is not better because buildings do require a bit of tensile flex. Especially in seismic zones (all of Costa Rica).
Recommended to request for your property
Consequently, to save money an architect may avoid sub-contracting engineering services. As well as property studies. All of which are optional and not mandatory (as they should be mandatory). Yet the architect is designing structures that weigh more than 150 tons. Which is a lot of weight distributed over a small area. Therefore, it would be very much advisable to your favor. Accordingly, to request the following:
Building a House in Costa Rica: Attributes for hiring an architect
When I review an architect’s curriculum. Notably, I already know they graduated. So, I skim over that part. But I spend more time on their additional achievements and certificates.
This begins to tell me the story towards which category of employee they fit into 1 or 2. In addition, it tells me their ability and knowledge towards understanding the mechanics of structure together with aesthetics. In addition, I also like to look at an architect’s portfolio.
They all have them. Which demonstrates their potential command of the programs. Perhaps you have read my article Be Your Own Contractor. Where I use the example of hiring a trim carpenter.
Equally the same holds true here. Whereas the graduated architects leave the university. All of which with their graduation certificates. However, only a few came from the top of the class. That is who you’re searching for.
In summary to find a top of the class architect:
The cohesion of an architect and construction quality:
Most likely, your architect has no construction experience in Building a House in Costa Rica. Similarly, he does not have any hands-on experience. Together with precision installations. Including concrete mixes with the ability to recognize hydration proxies for concrete. As well as other cement products including stucco, and wall plasters, etc.
Let’s begin with an architect’s prime contribution to your building a home project. Simply, your architect will draw you the picture.
He will size the rooms and add appealing finishes. Which you request. In addition, he will attempt to moderate a budget for you. However, only the builder will define the actual cost of construction.
In conclusion, how is he qualified in Building a House in Costa Rica? Moreover, how is he to recognize when a contractor is doing a poor installation? Furthermore, does he recognize a cold weak weld? Which is compared to an emulsified binding weld? More importantly, does he recognize stone nests or honeycomb in concrete mixes?
As a matter of fact, I find it interesting. As to how many people put their faith, and life savings. Into the hands of an unqualified administrator for building a house in Costa Rica. Perhaps they hire a dentist to fix their car.
To explain a functional design
In reality it is the engineers that make the drawing functional. Firstly, the structural engineer will design beam dimensions. As well as column dimensions. Including roof materials. Which are based on span and weight. Furthermore, he will calculate rebar sizes and quantity, and concrete strengths.
In addition, your electrical engineer will lay out your lighting and receptacles. Including calculating lumens for each room. In addition to sizing the panel boxes. Furthermore, to balance your load phases. As well as calculate load potentials and load demand. In addition, he will design your low voltage systems. Which include telephone, cable tv, security, intercom, telecommunications for WIFI. As well as any other relevant system specifically for your home.
Moreover, HVAC engineers will design compressor and condenser locations. Resulting from elevation installations. In order to calculate lead line sizes. Together with air handler ductwork sizes. For distributions resulting in maximum efficiency. Which contribute to climate control, humidity control, mold inhibitor, etc.
Correspondingly the mechanical engineer will design pipe sizes. For potable waters and hot water layout. To result in even pressure and logical locations of hot water systems.
Furthermore, he will design systems of black waters, grey waters, and storm waters management. So, your flow is consistent and vented according to or better than code.
Consequently, many of these calculations are redundant 8 out of 10 times. Therefore, most architects bi-pass these professional services. Whereas, they just use a redundant generic schedule. Whereas he will be correct 8 out of 10 times instead of having these specifically engineered reports. Although not a Costa Rica requirement it is commonly neglected. Only to the financial benefit of the Architect.
When you are making an investment towards building a house in Costa Rica. It would be wise to include the necessary professionals. To put it another way, would you be comfortable if your pilot bi-passes the weight and balance calculations. Before taking off because the results are the same 8 out of 10 times? Most importantly, this is not an area to cut corners to save on budget.
Hire an architect for building a house in Costa Rica
Consequently, the risk to hire an architect for building a house in Costa Rica. When we already know he does not have tools. Neither does he have a work crew. As well as he doesn’t have first-hand building experience.
Including there has been no apprentice program or intern program from a school requirement. Furthermore, there are no basic engineering courses involved with architecture school. In conclusion, his skills are limited to drawing design and the ability to present you with an artistic render.
Most commonly, when you contract your architect to build a home in Costa Rica. That the architect will sub-contract the build to a builder. Usually, somebody, he works with frequently or a family member.
This is most likely biased and not based on experience or quality performance. They will have a working relationship and depend on each other’s expertise.
On the other hand, he may recommend to you a builder, emphasizing the conviction of the builder’s quality. Whereas it is most likely the objective is to collect the commission at the other end. Which is a typical practice in Costa Rica. So now you are paying your architect a fee directly or indirectly.
To Summarize
Accordingly, the best recommendation I can make for those choosing this method. Would be to have a very detailed and itemized pro forma of construction, which should include all material quantities. Including allowances for plumbing and light fixtures. As well as flooring and countertops.
Continuing with work schedules and explanation of the crew. Which will include labor expenses and government responsibilities. Keep in mind, now your architect and builder’s allegiance are with each other and they will support one another.
If one asks for more money, the other will support him. Your architect’s allegiance most likely will shift from you to the builder. Once the Building a House in Costa Rica construction process begins.
Legal note:
A builder’s responsibility is to report payroll monthly to CCSS and INS. Government responsibility payments are made monthly. Should your builder bi-pass this responsibility by paying the crew cash. In the event this gets discovered. The government will lien the property and the property owner will be liable for these fees at the government’s calculations. Which will include interest and penalties.
Architecture Firm For Building A House in Costa Rica
This method is favored over all other methods listed in this article. For building a house in Costa Rica. For reasons of convenience, simplicity, and project security. Most commonly this type of method has intimidated property owners. Typically to hire a firm of any sort is expensive. However in reality, in this case, this method is more often far less expensive.
Architecture Firms Stability
Architecture Firms are rooted and established. They comply with all laws and bi-laws of Costa Rica. In addition, they support their works by offering warranties. More importantly, they are equipped with the necessary professionals to complete your designs and constructions. Furthermore, they are available in all zones of Costa Rica.
Let’s not take the human factor out of designing a house in Costa Rica. As well as building a house in Costa Rica. To begin the initiation of building a house in Costa Rica starts with the designing stage.
This generates emotion and an excitement response. Often with disbelieving at the same time as excitement, and anxiety. There may be moments of stress and concern. Coupled with anticipation and patience (or lack of).
With that being said by employing an architect firm. Which will simplify a complex process. Continuing with the building a house in Costa Rica stage whereas you are already familiar with the professionals. Which you have developed a working relationship.
Notwithstanding that trust is earned and not granted. Therefore, continuing your building a house in Costa Rica. With an already proven and trusted architect firm. Which makes good logical sense.
To summarize
It is to the benefit of the property owner that there is cohesion between the architect firm and the construction crew. Therefore, when the working crew requires clarification or an on-site decision presents itself. There is direct communication established between the two entities. Furthermore, the professionals make frequent visits to the site for inspections and confirmation of adequate installation processes. With builders and architects, this would be a paid service that requires scheduling. However, with an architect firm, the professionals are available to the crews at all times with no fees.
Finish Touch Enterprises SRL is an Architecture Firm with a General Contractors’ license. Therefore, I will not continue the advantages of an architecture firm here. There are several articles explaining with detail. Beginning with: Architect Firm and Costa Rica General Contractor
Second of Three Methods to Building a House in Costa Rica
Employ Custom Home Builders
For most people, choosing a builder can be most taunting. Whereas it is a very important decision. Because this finalizes all your efforts from choosing to come to Costa Rica.
To begin with, searching for property. Continuing with finding an architect. Furthermore, going through the process of designing a house. Finally, now the fruits of all your labors come to this last decision. Which is who are you going to choose to put it all together.
If this results in a bad decision, all your previous efforts would be in vain, turning your dream into a nightmare.
Therefore, let’s not drop the ball now. Let’s make the right decision. Which will make your dream a reality.
I’ve written an article which explains the different classes of a builder. To clarify which class, they are best qualified. You may read the article Class Grades of Costa Rica Builders. In addition, there is an article to prepare you for hiring a builder.
Want to BE’s aka Two-Faced Custom Home Builders
Within this paragraph is in reference to people who pass themselves off as a builder. Perhaps they have built for friends or their own home. However, their main source of income comes from owning another business.
Such as a hotel, or cabanas, or a rancher or store owner who also builds on the side. These types of ‘builders want to be’s are generally facilitator. Which are not established with building suppliers nor manufacturers.
Most commonly they solicit their service on a commission basis. Thereupon collecting commissions from the property owner, suppliers, sub-trades. In some instances, even from the employees.
Usually, this class of custom home builders is without a license or building quadrennial. Which they resolve themselves from all responsibility. These people usually fall in the first class of employees as described in a previous article.
Now let’s get serious
Certified Custom Home Builders in Costa Rica
Firstly, when you contract Costa Rica home builders, most importantly you want this builder to be registered with the Colegio Federado De Arquitectos Y Ingenieros De Costa Rica bar (CFIA), which is the federal building department that enforces federal building codes.
Also, within the CFIA offices. Include the Ministerio de Salute (Ministry of Health), as well as environmental ministries.
To explain that to register as a General Contractor is not mandatory in Costa Rica.
In fact, many builders do not register themselves as general contractors, which is curious because it protects the consumer with the bi-laws of the Consumer and Cooperative Affairs (Better Business Bureau). If I forget to mention: Finish Touch Enterprises SRL CC-08073.
Structural Warrantee
In order to obtain a CFIA federal permit for Building a House in Costa Rica, you will require CFIA registered professional to be responsible for the project.
This will appear on your approved blueprints. Usually the architect’s name and CFIA carne number. This person is responsible to make weekly inspections. In addition to record in the Batricula the results of the inspections. Basically, that the construction conforms with the plans.
If there is a structural issue with the house within 5 years, which is due to faulty workmanship or failed material. Then the CFIA will demand the responsibility to correct the issue.
On the other hand, if your builder is not registered. then you’re on your own. If your builder was to cut corners, the house warranty issue will be the property owner’s responsibility.
Notably when hiring a builder is to know the stability of the builder. Is he rooted, does he have assets?
Hopefully, your builder is in a financially stable position to make the repairs, or does your builder live from payday to payday?
INS
To explain the INS insurance is mandatory insurance. Which is basically worker’s compensation insurance. When you apply for your municipal permit (after receiving your federal permit).
The municipality will issue a ticket, which you carry to an INS agency and pay. Following your return to the Municipality with proof of payment and they will issue a Municipal permit.
To clarify once you receive your federal permit, the CFIA will stamp a calculated construction value on your permit. The Municipality will use 35% of this value as an estimated labor cost. Continuing with the INS policy will be 3.6% of labor cost.
Most importantly having worker’s compensation insurance is a very important factor when Building a House in Costa Rica.
For reasons that accidents can happen easily, which are usually with a degree of severity. Furthermore, there is no avoiding paying for INS. Because it is a part of the permit process.
Notably, that INS coverage includes 30 minutes before work and 30 minutes after work as they travel on their wobbly motorcycles with no brakes.
Paying INS and CCSS is the first step for insurance
The truth of the matter is you are not protected because the mandatory policy is paid. To satisfy the policy the payroll must be reported monthly. Included in the report is the employee’s name.
As well as a copy of their identification. Which may be either cedula or passport number. Continuing the report will show his rate of pay and his earnings for the past month.
In conclusion, the worker’s compensation insurance is only valid for those identification numbers. Therefore, any other person injured on-site is without coverage.
In addition to INS payroll reporting. There is a copy of the same report to the CCSS. Which is the socialize medical of Costa Rica. To explain if an injury occurs. Then the person is transported to the clinic or hospital. Whereas his CCSS card is presented. Once it’s been established that the injury is work-related. Accordingly, he will be transferred to INS.
However, if your builder does not report payroll by the 8th, of each month, then INS will not cover the cost of an accident.
Neither will CCSS and most likely an investigation will commence. Most importantly by not complying with the Costa Rica payroll laws. Which may result in criminal and civil legal actions. Most commonly are against the property owner where the violation occurred.
Building a House in Costa Rica: Cost of payroll taxes
The total amount which should be escrow from payroll calculations is 52.66%. Which includes paid statutory holidays, vacation pay, liquidation cost, etc. From 52.66% the monthly remittance for CCSS calculates to 38%.
To conclude that avoiding these payroll taxes is of no benefit to you. In actuality, you are the one with all the risk. As to mention your builder is free to go.
Therefore, you should not let your contractor convince you to bypass this expense when Building a House in Costa Rica. Notably, if your builder wishes to cheat the government. Then it stands to reason he will cheat you as well.
To clarify that this article is not meant to scare you. But rather to explain a legal fact that you can verify. From the following resources; CCSS or INS or your bank manager, or CFIA or your lawyer or your accountant.
In retrospect, these faulty practices were common in Costa Rica. As there was little policing or enforcement. However, within the last 10 years in Costa Rica.
I have personally witnessed a substantial amount of corruption get prosecuted. In conclusion, old-schooled builders may still believe they can get away with it. Stating that this is how things are done here. In reality, the risk is very high and most likely will be discovered.
Another option of INS policy
On the other hand, for a builder that has permanent employees, most likely will have a permanent INS policy. Meaning this builder will have a certificate of clearance document from INS. So this is the perfect scenario when Building a House in Costa Rica.
This proves that INS is prepaid, and all workers are covered. Personally, Finish Touch Enterprises SRL’s policy also includes the general public who may be touring the construction site.
In addition, companies with permanent INS are companies. That most likely has a certified accountant. Which are responsible for payroll calculations, payroll taxes remittance, and INS policy remittance. In addition to payroll reporting.
Stability
Of course, when Building a House in Costa Rica, an important attribute towards hiring a builder is his stability. Let’s examine how your builder has become rooted.
Firstly, does he have a company corporation? This demonstrates that he is most likely established with Hacienda.
Secondly, does he have a bank account in the company name? Which demonstrates that most likely has competent accounting practices. Thirdly a declaration from Hacienda. Which demonstrates he is current with filings of federal taxes.
In addition to the above, some note-worthy attributes would be branding. To explain does the builder have signage on his vehicles? Perhaps a web presence to display projects and details of his services.
Including an email that has his domain name and not a Gmail or yahoo extension. Another source of branding would be the social media presence in his company’s name. In summary, these are areas in which you need to use your own common sense.
Most importantly is that you want a builder to construct your investment. With assurances of his competence to complete your project successfully.
On another note, Hacienda is the Costa Rica tax department. All business owners do file a tax form of earnings. All building supply stores and manufacturing shops report to Hacienda reporting their sales and to who. Therefore, Hacienda will have a record of material purchases, and manufacture (cabinets, windows, etc) invoices.
In conclusion and warranty
The objective is to verify the Costa Rica Home Builders ability to warrant his work when Building a House in Costa Rica. In the event that an issue presents itself within a year. With all fairness that when new building materials are installed.
Which they need to conform to their new environment. Resulting in expansions and contractions. Which may cause a tile to delaminate, or a door to warp. Perhaps an electrical component will fail.
Nonetheless, we wish to conclude if your builder can support his work and return for a repair. Can he afford to return to make a repair? After you have the keys to your new home, your builder should present with:
Building a House in Costa Rica: Documents you may wish to request
When hiring a builder, there will most likely be 2 documents. There will be a contract and a pro forma breakdown of cost. Keep in mind, that you are the boss. Not him, he works for you. Therefore, you have control over the rules.
Contracts:
Contracts:
Payment schedules:
At minimum your contract sections should include:
You may include additional information towards:
Detailed pro forma of a material breakdown:
Once you are satisfied with the documentation that the builder has given you. And you have supplied your builder with his required deposit. Your builder will begin to prepare the lot. Construct a material storage and quarters for the crew. He will install service entries of electricity, water and provisional for drainage and black waters. This may take approximately two weeks.
Third of Three Methods to: Building a House in Costa Rica
Be your own general contractor
By the way, this method would return you the most stress. All the responsibility will be solely on you. You must take responsibility for the results. It is most likely you will not save money, nor time. Therefore, you will be doing this for the sole purpose of self-achievement.
Recommended prerequisites
To begin, it would work to your advantage as to have 7 to 10 years’ experience in North America of the construction process. For reasons being, that you will have a better understanding of construction practices. Which includes as to when to order and commit to sub trades and manufactures. In order to maintain the construction advancement. For example, windows and cabinets will take several weeks to manufacture. Therefore, you will need to commit several weeks in advance from when you need them.
In addition air conditioning requires several visits at different stages of the construction. Firstly, rough in to be done on early stages of construction. Secondly to return later for additional installations of duct work. Thirdly, a final visit at the end of construction to install units. Payment schedules should be balanced to percentage of each stage. This is just a small example of coordinating administrative experience you would want to have.
In addition, it would be very beneficial for you to have a good command of the Spanish language. It is important to be able to negotiate prices from suppliers. As well as understanding product details for quality control. Also, you will want to be able to make and recieve phone calls. Having an interpreter for this increases the risk of commissions being paid to him. This is common in Costa Rica. Which is not considered stealing and is received as an entitlement. Meaning, perhaps your interpreter is not getting you the best product at the best deal. Perhaps he is getting you a product from who is paying the better commission.
Preparing all your agreements
My wife is Tica and often when she is with me the sales man will take her aside and offer her a commission. On the condition if she would help close the deal (she says no of course, (I think)). When someone say “go there and tell them I sent you”. This comment generally reflects a commission being paid. Emphasizing that they want the supplier to know you are there because they made the recommendation.
To continue, now that you have made your agreements with suppliers, subtrades, and so forth. You will need to employ a crew to manage the installations. In Costa Rica it is common for work crews to live on site. Therefore, they will construct a bodega where your materials and tools will be stored. Including, sleeping quarters, cooking area and bathroom with shower. Of course, there is electric and water supplied. This bodega will be built before your home starts. Allow 3 or 4 days for 4 men and a budget of approx. $3,000
Preparing your crew
Finally, it is time to find a crew that will construct the home. This crew will consist of 8 to 12 men. Which will most likely show 90% of your home’s quality. For example, in your home country, when you hire a trim carpenter. There are few that are at the top of their class, several are mediocre, and then there is those that always have dull blades. Costa Rica tradesman are no exception. You will search for the best albinals, carpenteros, electristas, peons, ayudantes, and oporadios. These men based on there experience and dedication will result in your homes quality. Remember the 2 categories of employees.
When I started my company, I went through about 10 men to find that 1 good one. It took me 2 years to establish the crew I have today. You want to find a man that fits in the second category that I explain in an article Hire a builder. This man should get along with other workers and not be bossy or a ‘know it all’. You don’t want this man to be a partier that shows up half tanked from the night before and belligerent. There are many attributes to a good employee (or company) over and above knowing how to do the job.
Costa Rica has different form of contracting
Costa Rica is completely different when it comes to tradesman and precision tools. Most tools are made from broken car springs and bamboo. Commonly, they carry the cheapest tape measures and low-grade trowels. Mainly due to affordability. However, I have structured my company to build homes to North American style. Collectively I have crews trained in specific attributes. Where as my block layers, only lay block. When the finish one house they go to the next one and pools. I have similar crews for stucco, drywall, tile setters, veneer rock, and roofer.
This takes them away from being a ‘Jack of all trades’ and turns them into professional trades man. They can achieve their trade expedentially with superior results. If there is an onsite issue, they can profile the problem as a professional. Because, they know their product first hand
Your new construction crew will construct the complete house from digging the footings to laying block. Including, putting on your roof, installing your tiles, paint the walls, and hang your light fixtures. The same 8 to 12 men will complete the house entirely. This is how 95% of homes are built-in Costa Rica. For this is a system I never agreed with. Jack of all trade’s construction cannot deliver quality in my opinion. You don’t have to be an engineer to spot a poor constructed home. To the contrary, it usually becomes obvious imediatly entering the home.
In conclusion
To have a successful result in building your house in Costa Rica. With being your own general contractor, you would want to have the following pre-requisites:
I will close this article method with a very strong emphasis in advising not to take this method. Most likely, you will not save money and you risk your project. In the 10 years in Costa Rica, I have seen hundreds of abandoned foundations for the very same arrogance. Hire a builder and let him take on the responsibility and headaches. You can administer budgets and work flow schedules
Following our series of articles (in order) will empower you towards success when Building a House in Costa Rica:
Costa Rica Home Builders | Build a House | Custom Homes
/in Articles About Building, Building a House /by Michael PechbrennerChoosing a Costa Rica Home Builders Class
Finding reputable Costa Rica home builders is paramount to the success of your project. Knowing what questions to ask and how to check the viability of the builder.
Above all to how to know their competence of construction methods.
A builder’s personal stability will ensure building stability. Even more, a General Contractors’ license is available in Costa Rica but is not mandatory.
Consequently, a licensed builder is more apt to provide you with quality as he will be compelled to government warrantees administered by the CFIA.
Depending on the type of home you’re building, there are different levels of construction value, which will determine the level of construction expertise you will require.
To explain, the more complicated your Costa Rica real estate homes for sale design. Then the more qualified your Costa Rica home builders should be.
Likewise to hire an over-qualified builder to build a ‘tico style’ home. Contrarily could be more expensive than what you really should be paying.
The following article will break down these construction values. Which will guide you to a process of builder selection. In addition, the article Building A House in Costa Rica will help you hire a builder. Once you have identified the class you require.
The categories for your understanding are:
You should note that no one has left school with the title ‘Builder’. Whereas all builders began as a tradesman and advanced into the building. As a result of their ability to facilitate the trades to complete the project. Included with years of experience.
Furthermore, the builder becomes familiar with the trade processes. Which he can quickly recognize a fault with the material. Or perhaps a poor installation is being performed.
Which he can rectify before it becomes a disaster and expensive to fix. Therefore, experienced Costa Rica home builders should be your first choice in all categories.
Another option not mentioned in this article:
There are several ways of finding qualified Costa Rica home builders. Firstly recommendations are always a good source. However, you should know the person making the recommendation.
Often the one making a recommendation is a friend, family, agent, who is posing as a client of the builder. I have seen blogs where it appears the builder is answering questions. While in reality it is staged, scripted and it is all theatrics. Therefore, qualify who is making the recommendation. Hold reservations when reading dialogue on Facebook.
Two-Faced Builder:
Finding someone who claims to be a Costa Rica home builders. However in reality their main business is not associated with building.
Perhaps they own a hotel or restaurant as a primary business. This has higher risk factors that require a little more due diligence.
This type of builder does have stability and is rooted. Although as a hotel owner and not the area of expertise you require. Similarly, would you hire a dentist to fix your car? If you are considering this ‘class’ of the builder.
You will want to ask:
If any of your answers are ‘no’ to any of these questions. Then you need to ask yourself what cost can reflect back on you. Could it involve fines with the ministry of labor? Perhaps a lawsuit from someone who was hurt on the site?
Criminal problems back on you from Hacienda for payroll withholding taxes? Could it break an established friendship between you and the restaurant owner? Will he need a dentist after your done with him? Read my article Building a House in Costa Rica for hiring advice.
Tico Style Homes:
This style of home is referring to a basic house structure. The term “Tico Style” is in no way meant as a condescending adjective.
On the contrary, this is the most economical way of homeownership. Furthermore, Tico style homes have many natural attributes, which I mention in my post Designing Your Cool House (coming soon) to keep the house cool.
In addition, there are ‘Tico Style’ prefab home designs. Which are available at your local building supply store. These houses are not labor-intensive and can be completed in 6 to 8 weeks. Also works great if you’re wanting to construct cabanas or rental properties.
These styles of homes don’t provide comfort, aesthetics, or curb appeal. Meaning they provide shelter, bathroom facilities, no cabinetry. Commonly kitchens are usually concrete top with wood shelves and no doors.
As a result, these homes are very simple, very basic. Which don’t include insect or mold deterrents. Nor insulation values and no acoustic values. Furthermore no ambient values and often generic and economical materials. Including flooring, windows, plumbing and electrical fixtures, etc.
Tico Style House Attributes
I have seen some of these homes finished off pretty nicely. Which may include window moldings, rafter tails, and other finishing accents. In addition, they generally have large eaves for shade and covered front porch areas.
Which provides shading on the house for natural cooling. Furthermore, stucco finishes give pleasing colors.
Because these homes have great cross ventilation. Together with an open attic area allowing breezes to pass through. Your best option for cooling comfort is a fan.
These homes can be 50% concrete and 50% wood. Or 100% concrete. These homes can be secure, and safe.
Recommended Costa Rica Home Builders:
The recommended builder for this type of home is to simply hire a Maestro de Obras, which is a foreman of construction. Of course, every construction worker in Costa Rica is familiar with tico-style housing. When choosing a Maestro de Obras, you will want to confirm he is a working Maestro de Obras. Unlike just a technical adviser as many consider themselves. Meaning he needs to be working with the crew with a tool in his hand.
Furthermore, Maestro de Obras will be knowledgeable in all aspects of the construction. Therefore you should have a few test questions. Particularly regarding electrical and plumbing. To explain, electrical and mechanical installations are consistent. Whether or not tico-style home or mansion home. Therefore, you want to make sure your mechanicals will function correctly.
Setting Up Administration
You will still need to administrate the purchase of materials, as well as the scheduling of deliveries. In addition, you will want quality control over materials. Also to make security provisions to guard against theft. Furthermore, you will want to coordinate bi-weekly payroll.
Most banks have payroll services. Moreover, this will keep you legal. Although Nicaraguans don’t have work visa’s you can still register their passports. For the reason that they will receive CCSS and INS coverage. Most importantly to stay legal and don’t bypass this responsibility.
If your out of the country and cannot perform these administrative duties, alternatively you can sub this out to someone you trust. Commonly architects often will be the technical administrator for materials and labor. For the reasons that they are already visiting the site for weekly inspections.
North American Style Home:
This is a category that most people reading this article will fit into. To clarify that North American-style homes will incorporate engineered systems. Including additional materials to provide us with comfort, and ambiance. Furthermore considerations for aesthetics, security, and insect and mold inhibitors.
Normally, it was recommended to hire a North American builder to construct these homes. However, I have met tico builders with equal qualifications Which present knowledge, and honesty towards successful project completion. Unfortunately, the language barrier has been a deciding factor for many owners. Although this is a shame as many great tico builders are capable.
Recommended Costa Rica Home Builders:
This builder should demonstrate stability, as well as he should own tools of construction and precision, together with the knowledge of the mechanics of products.
In addition to having experienced crew (prefer permanent crew). Most importantly to have a General Contractors Carnet with CFIA, and be bi-lingual.
Finding a builder that holds all these characteristics can be difficult. Although they do exist. Which many of these qualified builders and general contractors.
The fact that likely they are exclusive builders to a development. Therefore more difficult to find as these builders have little advertising and a weak web presence.
Prepare a list of questions to interview your builder. For the reasons to recognize his knowledge and expertise. In addition, expand your boundaries for a qualified builder.
As a matter of fact, General Contractors are credited with projects throughout the country. After all the objective is to hire a qualified administer to complete your project. You may find the article Method of Building A House in Costa Rica.
Where to begin
The ideal situation here is, to begin with, an Architecture Firm. To simplify a contract with them for a complete package. To clarify this will prevent any miscommunication. In the event, if you have not committed to a home design. While you are at the beginning stages to prepare and support your expectations. So we invite you to read the series of articles in an orderly listed below.
If you do have your designs and you are looking for qualified builders, then I would refer you to hiring advice at Building a house in Costa Rica, and First Method of Building a House in Costa Rica, and Second Method of Building A House in Costa Rica. In general, these articles should give you sufficient direction. Furthermore the tools for interviewing and document control.
Facilitate responsibility
You may choose to have control over your material purchases. Therefore you require to hire the builder strictly for labor costs. In addition, you may have your own purchasing agent, who will scout out the best material purchasing prices.
Therefore, you only need to hire a qualified crew for installation. Although this may be true this is very uncommon of course. To clarify my point is that you may structure your build. Perhaps to utilize your expertise and hire out the other phases.
Key points
Smart Home Technologies:
This is growing in popularity quickly. Which does have a great presence in Costa Rica. Uniquely this is a competitive field. Whereas manufacturers such as Google and Apple are producing smart home technologies. Which you can control your home’s functions by your phone device.
These technologies for your home could include;
Receiving the communications from these systems through RF (radio frequency) or IF (infrared signal). Most commonly through wifi. Where a smartphone, tablet, or computer provides interface controlling. Specifically towards controlling air conditioning, lighting, cameras. Possibly electrical backup redundancies such as solar systems.
Smart home technologies provide you with the ability to turn on lights. Including unlocking the door for the maid, or feed the cat. Furthermore water the grass, and clean the pool. Specifically performed remotely from locations anywhere in the world with internet connectivity. In addition to starting the car to keep the battery charged. This list continues to almost infinite.
Recommended Costa Rica Home Builders:
It would be beneficial if your builder has a background and knowledge in telecommunications. For the reason that outfitting your home with smart technologies. Specifically requires a working knowledge of telecommunications.
Which include the installations of wireless networking systems. Also, UPS backup systems, and low voltage manifold installations. Thereupon knowledge of communication wiring usually with cat-6.
As well as knowledge of wireless systems similar to mesh internet installations. Additionally backup systems for data and security. Perhaps solar system technology for off-grid calculations.
Choosing this builder is the same as choosing a North American Style Homebuilder. However, your test questions should revolve around technology as well as structure. Equally important that provisions should be included in the design for future additions.
To clarify this technology advances with new gadgets constantly. Therefore your builder should have some experience with importing products. For reasons that many of your systems will most likely come from outside the country.
Builder and Designer liason
Not only your builder but your designer as well, including your electrical engineer. Should have a working knowledge of smart home technologies. In addition to standard home wiring designs smart home system designs differs tremendously. Therefore, smart home technology designers and builders should be sourced.
If you’re deciding to go with a smart home design and build. Then it is most likely you have a general idea of the systems you would be interested in. This is truly a project for Method of building a house in Costa Rica, and Costa Rica General Contractors.
Vertical Builds, Mountain Homes:
Often mountain real estate properties have steep grades. Which include slopes from front to back or back to front or side to side. Most likely your designer will be very creative.
In order to use the natural topography. Additionally, they will have provisions for stormwater management. Together with utilizing creative structural engineering of cantilevers, and anchoring systems.
Your designer will create lot access for a place to park a car. Perhaps this may be the only area of ground manipulation. Whereas the house design may ‘spill’ off the mountain. Which incorporates engineering ingenuity. From the results of weight dispatches, fasteners available, lightweight materials, and flexibility. While collectively staying focused on focal points, privacy issues, sun travel, and all attributes towards home designing.
A builder’s responsibility to constructing a home. Although he only needs to follow the blueprint specs. Often there are on-site decisions to be made. Whereas your builder should have a good understanding of engineer. Especially when it comes to engineered systems, cantilever, and fasteners.
Recommended Costa Rica Home Builders:
In addition to your builder, it would be advisable to have a structural engineer. Specifically registered as the responsible for weekly inspections.
Knowingly two heads are better than one. Which designing the very ‘bones’ of the structure. Together with the installation of complex engineered systems. Most importantly, this discussion is in regards to safety. Therefore, it is paramount to govern your project correctly upfront.
Although this may sound a bit shallow. Notwithstanding my experience when I have built mountain homes.
Accordingly, I have had better success. As well as better home advancement. When I assign a crew of good physical condition.
In light of a typical workday where there are verticle climbs and descents. Together with carrying heavy articles. Therefore, having a physically fit crew will keep a moderate pace of advancement.
A common issue on mountain builds is where to store materials. Often, we have had to move the living bodega several times as the home advances. Your builder should be a good thinker with much foresight for project advancement, material delivery, material unloading, and storage.
Alternative to a single builder
For a better chance of success, it would be advisable to have a team of designers and builders. For this reason, it will save you an abundance of money and headaches. Also, you may read Costa Rica General Contractors and Costa Rica Architecture Firms.
Calculating the weight of the house design will help calculate the delivery costs. As often materials need to be transferred to a smaller vehicle to manage the mountain road grades and corners.
Therefore, the owner should be open-minded to material choices. For example, a solid block concrete home will have much weight. Which will require a heavy anchoring system.
As well as contribute to several thousands of dollars on the foundation cost. Together with several thousands of dollars on material deliveries.
The photo I have here is a house design called ‘Casa Sorento’. Specifically designed for mountain construction. The design includes a solid concrete construction on the mountain surface.
Transitioning to a lightweight material of steel and glass. Ideal for cantilever design which only requires lightweight anchoring. At the same time will require fewer deliveries.
As well as lighter material therefore more material per delivery. Notwithstanding a proficient advancement. Equally both ways you save money with a superior result. The result is a beautiful home with a low cost to build. Contact us for more info
A builder of this type of home will require a working knowledge of:
These types of builds can be complexed and technical. Therefore you will want a builder who came from the top of his class. Consequently, this may cost a few dollars extra. Make your decision wisely.
Feel free to contact me if you wish for any further information on this type of build. As well as furnishings
Following our series of building articles (in order) will empower you towards the success of the completion of your project:
Custom Home Builders
/in Articles About Us, Building a House /by Michael PechbrennerWe are going to discuss what is involved to build a Costa Rica Custom Home with Finish Touch Enterprises SRL. Also, what is included in the cost of building a custom home with Finish Touch Enterprises?
One of the first questions that I am consistently asked is: “What does it cost to build a custom home in Costa Rica”? Surprisingly enough, this is a difficult question to answer. Because there are many variables that affect the price. So in this article were going to explain some detail that you may consider. In the event, your design and/or property have one of these variables that affect the price.
This article will go into detail about Finish Touch Enterprises standards. Which is what will be included in our building quotations. When an sq. ft price is given, it only represents a ‘general’ idea of cost. It is not until there is a design that an ‘actual’ price can be determined accurately. Whereas, from a drawing, we can calculate material quantities.
Costa Rica Custom Home Builders: Our Material Standards
This article explains the materials and methods that are standard in premium Costa Rica Custom Home Builders designs. I am going to explain the quality of the paint job.
To begin:
From fathers to their sons and to their sons. These methods are common practices throughout Europe and Central America and South America, which are still being practiced to date.
Furthermore, we are combining proven old building technologies. Together with new building technologies bringing you the best of both worlds.
Firstly Costa Rica is a small developing third-world country. Many material and fastener products that we take for granted in North America are not available here.
Therefore, it may need to be imported. Otherwise, we will improvise and manufacture our own. Even concrete trucks are scarce and usually, we need to mix the concrete by buckets.
Costa Rica Materials
There are no modifiers or fortifiers for building material products. Such as water-reducing agents, fly ash, accelerants, or retarders. Most products are raw materials. Sand, stone, cement.
Very rarely will you see laser levels or laser technology that almost every tradesman uses in North America. Equipment for precision is also almost non-existent.
These construction methods here remind me of when I was a boy. Following my father to a job site (he was a concrete contractor) and witnessing that tradesmen were actually craftsmen. Cabinets were made on-site, stairs were made on-site, plaster walls, hardwood floors. In today’s standard, these are now engineered systems, made off-site, and later delivered to be installed.
Also, things like decorative ceilings were done by hand with a sponge. Now, all these jobs have been replaced by engineered systems and machines. Craftsmen have been replaced by technicians.
In those days, they did things by hand. Carpenters would create carving tools from broken saw blades. As well as plasters would hammer their tack lathing to plaster crown moldings. Commonly, this is how things are still being done in Costa Rica.
No modern tools or equipment:
Without giving away my age, I have been old schooled for house designs and building quality. Through the years I have adapted to new and modern technologies.
In addition, I have been certified in 18 decorative concrete applications. Consequently, I have been credited with projects in Disney World, Busch Gardens, Universal Studios. Namely many resorts and residences throughout Florida USA. You can read a few of my qualifications at: About Us
Now I am bringing skills for Custom Home Building with the same old-school construction technologies. Adapting to natural elements, with no modifiers or chemical inhibitors. We all see that the older homes last forever. Adapting to these methods will make your Costa Rica custom home a treasure for a lifetime.
Costa Rica Custom Home Builders: Construction methods
Footing:
Costa Rica has a building code safety factor of 3, and our Costa Rica Custom Home Builders engineering uses a safety code factor of 5.
Meaning, our constructions are double the Costa Rica federal building code. Let’s keep in mind that a building code is not about quality.
A building code is setting minimum standards. Meaning you cannot go below this. Therefore, it is advantageous for you, your family, your investment to exceed these codes.
Homes built from solid concrete and steel contribute much weight. Which the weight of the bearing will need to be supported by reinforced concrete footings. The bearing rebar is placed ¼ depth from the bottom of the footing.
Costa Rica’s seismic conditions also contribute to uplift situations. So to protect the home from structure damage we also place reinforcing in the footing ¼ depth from the top of the footing.
As a result, the footing is reinforced top and bottom with continuous bars. The amount and size of bars are variable and will be calculated by the structural engineer.
These continuous bars are supported by stirrups that will be placed approx. every 12”. And this directly strengthens the tensile horizontal motion.
Dowels and columns and tie-beam:
We begin designing concrete columns, which will tie to the footing and to the tie beam (tie beam is the same as footing but at the top of walls).
These columns are strategically placed in all corners of the house by our Costa Rica Custom Home Builders crew. Also on each side of an opening (windows and doors). If a wall does not have corners or openings. Then a column will repeat no less than 3 meters apart. The number of continuous rods and stirrups will be designed by a structural engineer.
Also, tying into the footing are rebar dowels with a dogleg. These dowels will be tied to the footing every 2 ft., which will enter the center of a block cell that will be filled with concrete. These dowels will continue to the tie beam.
The footings, columns, tie beam. After this, we only need to place patrician walls. In addition to the heavily structural ‘bones’ that I mentioned.
Moreover, our Costa Rica Custom Home team continues to keep your family safe by using the 8-inch blocks on the exterior walls. Also, install horizontal rebar on every third course of the block. Which is 24″ separation, and the dowels are at 24″ o/c as well. All together is cemented solid.
On our designs, we avoid designing long straight walls. Not only for better attractive aesthetics. But also for reasons structural. The more corners we have, the stronger the structure will be. This was the description of our structural system.
Walls and roof:
We at Finish Touch Enterprises SRL use 8-inch blocks on exterior walls and 6-inch blocks on interior walls. Our closets will be steel studs and drywall. The block walls will receive 2″ additional inches of cement scratch coats and finishes. Resulting in approx 10″ final wall thickness.
Costa Rica Custom Home Builders: Advantages of Block Walls:
Foundation construction:
The foundation begins with a block stem wall from the footing to finish floor height. This height will be set by the architect and engineer to ensure a positive flow of stormwater management.
We then backfill the inside and outside of the home. Followed by the crew will then begin installing all underground services and service entries for electrical, plumbing, low voltage, potable water. Inspectors will pressure test pipe fittings and check for leaks before the crew prepares the concrete floor.
The concrete floor is slab-on-grade, which is reinforced with mesh and a vapor barrier. The base is compacted to no less than 88%. We also make the terrace (back porch, lanai, veranda) at the same level as the house floor.
When we open the bi-fold patio door, these are on a recessed track. And this makes your interior living room a part of your exterior living space all at the same level.
This has a striking effect when the same tile is transitioned through. Which increases your space of outdoor living and indoor living.
Now that the floor is poured, the walls continue to tie beam height. All receptacles, switches, plumbing, low voltage, venting rough-ins are installed by our Costa Rica Custom Home Builders team during the construction of the walls.
At the same time, the horizontal block rebar is protruding in the column cages, followed by forming the columns to tie beam height and pour the concrete. Continuing with forming the tie beam (viga corona in Spanish). This would include reinforced concrete lentils that will be poured over every opening whether it’s arched, elliptical, or square.
Reinforcing:
The reinforcing continues up to the tie beam. This includes the internal walls that will be of a 6-inch block with a tie beam that will connect to the external tie beam. Closets will be of light structural steel and drywall. Or will be made from wood from our manufacturing shop.
There is no Promax wire here in Costa Rica, which is used in North America. Similarly, install conduit, and later we pull each color wire individually.
I have seen many electrical installations with TSJ wire which is like extension cord wire. This wire has a very high voltage drop and a much higher heat rating. It is not recommended to use this wire other than connecting a series of lights like pot lights, which should never be used as feed wire or for receptacles.
It is very important that we take into consideration the blueprint’s electrical layout. As receptacles and switches are cemented into the walls and they cannot be changed later. Nor adding new ones. I will speak more of the electrical systems later in this article.
All the cement walls and concrete beams are trued by installing a scratch coat on both sides of the wall. This is called repello grueso. Which will make the walls perfectly level and the corners at a perfect 90 degrees.
The interior wall will receive an additional coat called repello fino. This repello prepares the wall for a smooth plaster, which will prepare the wall to receive paint.
Your finished wall dimension will be 10 inches thick. With tons of protection from elements. I don’t know of any engineered wall system equivalent that will return you the same results.
The home begins to receive a white clean color:
Also, many insects and frogs do not like calcium as it burns their feet. Thus, protecting your home further from those unwanted critters from coming in or nesting.
Houses can be unoccupied for several months at a time with no fear of mold generating. Make a note of this as most Costa Rica Custom Home Builders do not use these types of products.
The iron will be red steel or galvanized depending on the location of your property. If you are close to the ocean we recommend galvanized, which is corrosion resistant but light in structure. Accordingly needing additional perlings as galvanized has less structural strength.
Therefore, the red steel is much stronger and does not require as many supports. Consequently being a little less cost-effective. We also, coat red steel with primer and corrosion-resistant paint.
Roofing dry in finishes:
On top of these trusses, we will put a layer of reflective insulation. The reflective installation is 97% effective and prevents heat from transferring into the house.
The reflective layer is on one side of the insulation. Therefore, it also allows heat to escape from the attic, which is exactly what we want. On top of the insulation, we dry in with a metal laminate.
You can read more of our engineering to keep your house cool here: This will save on your electric bill. I won’t go into detail about roofing material, our standard is decorative metal laminate. There are recommended material upgrades depending on the budget.
Should your home have clay tiles (optional upgrade) our Costa Rica Custom Home Builders crew will install them on top of the metal laminate. When installing clay tiles we put a rubber hose nailer for the tiles. This allows as a buffer shock absorbing for when we have minor quakes. A solid nailer would cause these tiles to break.
Costa Rica Custom Home Builders: Beginning of the Finishes
We are now getting into the easy and fun part because we are leaving the structural part of the construction. Thereupon we are entering into the finishing part of building a custom house.
The finishes for the best curb appeal and comfort will be a major part of the budget. Beginning with the ceilings, whether flat, sloped, cathedral, or architectural.
We install furring strips and drywall backers. Before drywall is installed the electrical connections will be completed. Ductwork installed. Air handler installed.
We also weld ceiling fan supports to the rafters. Once all electrical/mechanicals is completed, wires are pulled. We will close with drywall ceilings.
The receptacles and switches will be installed (not cover plates). Panel box breakers installed. Floor tiles installed, baseboard installed (using floor tiles). Cabinets are installed. Granites are installed. Second coat of paint installed. Light fixtures and ceiling fans installed. Plumbing fixtures installed.
Air conditioners are installed, and all touch-ups and cleaning are completed. Finally, the last coat of paint as we back out the door.
The exterior will be completed concurrently with the interior. Stucco finishes and stone veneer (if any) will be installed.
A maintenance-free PVC tabla will be installed for eaves. Decorative angled facia or facia and eaves trough will be installed. Either feature will be reviewed for each design individually.
Costa Rica Custom Home Builders: Notes on electrical
Electrical codes have not changed for the past few decades. However, our electrical conveniences have overwhelmingly increased. New kitchen gadgets and gizmos that require additional outlets. Entertainment centers usually require extra outlets. Phone charges are becoming common attributes to be installed in outlets.
When we do our electrical layout, there are considerations about where the entertainment center will be located. To accommodate outlets as well as low voltage systems.
Knowingly we’re going to require a few extra receptacles for TV, surround sound, modem, router, PlayStation Etc. In addition, we will include enough outlets in the kitchen as we have many kitchen appliances.
We will include a few extra outlets in the bedrooms and on the back Terrazas. Also, we will put an external panel box at the pool equipment house. This panel box may serve for landscape lighting, Rancho outlets, or any other exterior electrical requirement that you may wish to add on later.
Electrical switches; we generally plan three-way switches as we come in the front door and get into bed without being in the dark. Meaning you come in the front door, turn one light on at the end of the room you turn it off, and turn the next light on at the end of the passage to turn it off turn and so forth. Our bedrooms have 3-way switches that once you’re in bed you can shut the light off.
An important factor to study:
The reason I feel it is necessary to write a few paragraphs on the electrical layout is that most inexperienced Costa Rica Custom Home Builders outsource to an electrical engineer.
This engineer will layout your electrical design to code. He won’t include any convenience switches or outlets. Often you will never meet the electrical engineer to discuss your electric requirements. The result could leave you very dissatisfied. Our electrical demands have increased exponentially over the years. Receptacles with USB for chargers, motion switches, dimmer switches, rope lighting, accent lighting, ambient light colors. LED’s, incandescent, halogen, sodium, florescent.
The electrical layout and engineering is a key component of your home’s design. Equally for function and aesthetics. Therefore, a contributor to your Costa Rica custom home design.
Quality Summary:
The purpose of this article is to equip you with the tools to make your search for a builder more understandable and to help you prepare your interview questions to control your Costa Rica custom home.
We encourage you to read the series of articles in chronological order to have the best results when working with Costa Rica Custom Home Builders:
Finish Touch Enterprises SRL is a team of experienced Costa Rica Custom Home Builders, and we would appreciate being a part of your homeownership dream. We welcome you to include us in your designer and builder search and we hope to hear from you soon with your details.
Hire a Builder
/in Articles About Building, Building a House /by Michael PechbrennerHow To Hire A Builder
This article will be exclusively beneficial to those looking for How To Hire A Builder. We will assume you (the reader) are in the design stages and are needing to prepare for the next steps. This article will benefit you, and provide you with the tools you will need when interviewing potential builders/contractors. Knowledge of terms, awareness of conditions will provide you confidence and power towards making the correct decision. By learning how to identify their competence, and management skills of not just construction methods, but also financial budgeting skills. After all, they are building with your money, and do require skills in money management. In addition, you will learn to identify their stability. Which may be required for warranty issues that may arise. Or perhaps an element installed incorrectly that requires a re-install at his expense.
Building a house in Costa Rica is fun and exciting with all the steps including seeing a vision become a reality. Especially when making well-informed decisions of your team to make it so.
Analyzing the complexity of your project
Let’s begin with the complexity of your project. Nevertheless, knowledge of particular elements of your home design. Will govern the difficulty of your build.
Firstly,
in understanding the design difficulty. Let me explain by example; If your design is a prefab concrete home or similar, then the difficulty level is quite low. These are very common and all workers know how to install these without direction. It would be a waste of money to employ an architect or builder for this type of project.
Secondly,
for example, you are planning on building a North American-style home. With typical comforts like air conditioning, granites, porcelain, pool, insulation, and some passive cooling designing, accent lighting, quality wood cabinetry, and finishes. Then this type of difficulty would require more skills. As well as supervision, therefore, you may wish to include regular inspections from an architect/engineer. Your builder on this home should have a history of similar builds. There should be a reference to their knowledge of North American style standards and precision.
It would be to your benefit if the builder had some branding. Such as a website, signage, social media, or some sort of roots. This demonstrates stability at a novice level. Equally important, you may take a glance at your potential builder’s standard of living. How stable is his home life? Credit is very rare in Costa Rica and purchases are almost always done in cash. Therefore, his standard of living (stability) will reflect his financial management skills.
Thirdly,
In brief, your home design has complicated topography with steep slopes, multi-levels, a deep foundation, higher engineering systems. Of course, any of these attributes will perplex the installation of foundations, wall systems, and roofs. Likewise, smart home technologies or design elements require importing. In this instance, you would want a General Contractor. This would be a company established and rooted. Most likely owns a shop, owns vehicles with branding. Accordingly, he would have tools, have an office, and have staff.
Three Methods To Build
Hiring A Home Builder
The most difficult, but also the most exciting process is the designing stage. Use your imagination regarding what you want your dream home to be. Create files on your computer and begin to save photos in folders to share with your designer. Set the bar high, products can be produced in Costa Rica at a much reasonable price than in North America. Your builder will know this and how to make it happen. Especially, General Contractors who have their own shops for fabrication.
This house is not only an investment but also your home. For that reason, this home will generate memories from events and it will be a part of your life. Don’t hesitate to utilize professional engineers and architects who will examine and analyze all aspects of a design. Particularly, home functionality and curb appeal.
Here are some home attributes to consider
What parts of the house will get direct sunlight and more shade. This information will be a consideration when designing the location of private areas, social areas, and service areas. As well as, the best location for windows and other attributes affected by these traits.![how to hire a builder](https://www.finishtouchenterprises.com/wp-content/uploads/2019/01/Anti-proyect-1-300x204.png)
Are you entertainers or do you live a more subtle life? These are huge attributes for designing social areas. Not just for size but controlling acoustics so there is less disturbance for the neighbors. This is done by size, the shape of social areas, and materials for reflecting or drowning acoustics.
What considerations for the number of people, size of family, and children? This will help the designer with common areas and create different areas for socializing. 12 people don’t usually gather in a group when socializing. Perhaps only at mealtime. Generally, they break off into groups. Therefore, we need separate areas for seating and entertaining. This is true for children as well. They don’t usually ‘hang out with the adults. They break off for their own fun.
You are the boss when Hiring a Builder
I am mentioning these attributes in this article because it becomes relevant to a builder during construction. These are the areas that will most likely receive the most changes (based on my personal 40 years of experience). We make the designs and blueprints as accurate as possible. However, in real life, it takes on a new perspective and in most cases, you, as an owner, will ask for changes. An experienced builder will spot early an area that would serve you better and bring to your attention before construction advances too far. Making a change to the budget by debit or credit is more simplified.
As the owner, you will review and approve all design and architecture recommendations and changes. You will want to be able to communicate with your builder at a high level. If there is a language issue, then make means for interpreting. The most common excuse I hear from crews when a major mistake/error occurs is “They didn’t say that I didn’t understand”. At that point, something got more expensive. Communication – Important when hiring a builder.
Personal Traits of Hiring a Home Builder
As you read the articles, you may wish to take notes and write any questions. Contact me anytime, and I will be more than happy to answer your questions. Knowledge is understanding and understanding brings power and confidence!
At Finish Touch Enterprises SRL, I want to help you with every step of building a new life in Costa Rica.
Generally, Home Builders in Costa Rica will fall into a couple of categories. When you interview your builder, you are going to want to analyze which of these categories does he apply. I personally use this method when I’m hiring new staff or crew members as well. You will recognize these categories from your personal life as well.
Category One
People whose 1st priority is to earn money. Their main focus is what is owed to them, and the second priority is the project. The traits you will see in this type of professional or employee is:
Category Two
People who love their job. When someone likes what they do, they can’t help but be successful at it.
Which Category Do You Want To Hire?
Let me share with you a couple of stories I witnessed in Category Two:
Staff working late:
Often, I will visit sites after working hours to inspect and review advancements. On many occasions, I pull into a site well after 5 p.m. I may find my truck driver washing the dump truck or crews working past “business hours” to finish a wall or section. This work is all with no pay. I do not pay overtime, so these people are working on their own time. Dedication and Integrity.
Staff working as a team:
My office staff wanted to participate in a sandcastle building competition as a Finish Touch Enterprises Team in Santa Theresa. My architect declined to participate; she wanted to complete construction drawings over the weekend, so she could submit the final draft for permits on Monday. I remember the office staff was annoyed with her.
My wife and I were out later that night, and when we passed by the office, the lights were on. Curiously, I peaked in the window. I was overcome with pride to see the entire office staff helping the architect finish the final construction drawings, so she could participate in the contest. The sandcastle building contest’s theme was global warming; the Finish Touch Enterprises Team with my architect sculpted a polar bear hugging the world and won first prize. Teamwork during and outside of work
Dedication to completion
A particular building job called for a flat concrete roof. The concrete must be poured monolithically, or all at one time to avoid cold joints. Concrete needs to be poured consistently wet-on-wet, but the morning of the pour the electricity was out, and water pumps couldn’t supply water. Our solution? We poured the concrete using buckets and buckets and buckets of water from the river, which significantly slowed the process. Although we had high hopes, it soon became obvious: we could not finish the pour in one day. My Field Manager solicited 30 men from other working crews, and 80 of my employees volunteered to help. The electricians set up lights on a generator, and the men worked until 10:30 p.m. We got the job done. Of course, I supplied plenty of pizza, chicken, and refreshments. Dedication to quality completion.
These anecdotes are some examples of employee hiring, professional hiring, or hiring a builder. These characteristics speak volumes about an individual.
Whom do you want to hire?
Even if you choose not to hire Finish Touch Enterprises SRL, I want to offer you the tools and knowledge to help you through the process.
Read through the article series below and after reading the articles, you will be confident to ask the right questions and know what you are required to do.
I took the time to write these articles to give direction to people who are considering: Designing and Building in Costa Rica. Hiring an Architect Firm, How to Hire a Builder. What questions to ask! Knowledge of construction methods. What to expect, and what to look for. Once you have these skills, you are sure to enjoy the entire experience of Designing and Building in Costa Rica.
How To Hire A Builder: Prepare An Interview
An analogy: If you try to explain to a mechanic how your car works, he will know whether you know what you are talking about, or not. On the other hand, if a mechanic explains to you how your car works, you will probably not understand what he is talking about.
However, you will be convinced the mechanic knows what he’s talking about because, well, he’s a mechanic. In reality, you will not know if he is a good or bad mechanic until your car is fixed well or fixed poorly. To learn if that mechanic is honest and is good at what he does. You first have to interview him.
Most importantly, it is to your benefit to know about the design and building process in Costa Rica to Hire a Builder.
The disadvantage of not understanding. Will allow the opportunity of an unqualified person, probably from category 1 from above. Too dazzle you without content. Similar to a mechanics explanation of a complicated system. Therefore, Let’s even the playing field and give you the knowledge, power, and confidence to hire a builder. With the tools to separate those who can and those who can’t. When it comes to hiring an architect or how to hire a builder.
Hiring a Builder: Prepare A Questionaire
Knowledge is power and confidence, so you already know (from this and the other articles) what questions you should ask potential employees and contractors, including hiring a builder. You are also going to feel confident in analyzing their responses. Additionally, you are able to fairly evaluate the candidates’ competence, their abilities to successfully complete your project, their stability, and their character.
Just from this article, you know how to spot Category One or Category Two characteristics.
Whoever you may choose to design and build your dream house. Keep in mind, you are the boss. What you say, they must follow. Not the other way around. It’s okay to question potential employees and contractors. You should conduct interviews before you hire a builder and analyze every builder’s and contractor’s professionalism, competency, and experience.
Here is a questionnaire template to help you hire Home Builders in Costa Rica.
Unfortunately, I cannot write these questions for you because not every situation is the same. This template is an excellent place to start.
How to Hire a Builder – Questionnaire Template:
Additional Sources For Hiring Home Builders in Costa Rica
You can contact me at any time with any questions or concerns. There are no consulting fees. My objective is to make the building of your dream house in Costa Rica an exciting and awesome experience.
Whether you hire Finish Touch Enterprises SRL, I want you to use my experience in your favor. Just fill in the Contact Form and let’s talk. I may even have some pizza and refreshments at the office. Again, you don’t have to be a client to speak with me; my goal is for you not to become a statistic.
If you read and take notes on the following articles, you will have a much better understanding of the entire house-building process and be able to proceed with confidence. Again, contact me at any time for further information.
Thank you,
Michael
Founder and CEO of Finish Touch Enterprises SRL; 40 years designing and building