Building permit in Costa Rica
To obtain a building permit in Costa Rica, the prerequisites are gathered first, the responsible professional uploads the plans to the CFIA’s APC platform, the institutions review them and the municipality issues the license after collecting the construction tax of up to 1% of the construction value. Municipal review takes from eight working days to 30 calendar days depending on the canton, plus the time for institutional review. A complete file is what shortens the process the most.
Updated
Every construction project in Costa Rica needs a municipal license before work begins. This is established by the Construction Law (Ley 833). This page explains which works need a permit, which documents are required before filing, how the digital procedure works on the APC platform run by the CFIA (Colegio Federado de Ingenieros y de Arquitectos, the national professional body for engineers and architects), how much it costs and how long it usually takes. It is the detailed version of step 5 of the guide to building in Costa Rica. Each municipality has its own regulations, so it is advisable to confirm the requirements in the canton where the site is located.
Which works need a permit and which do not
The general rule is that any construction, extension, renovation or demolition requires a municipal license. The difference lies in the size and risk of the work, which defines two routes.
Major works
These are works that require drawings signed by a responsible professional and registered with the CFIA. Office buildings, retail premises, schools, hotels, apartment buildings and new houses belong to this group. The procedure is handled on the APC platform.
Minor works
Law 9482, which reformed the Construction Law, added article 83 bis. It defines minor works as those whose cost does not exceed the equivalent of ten base salaries (the “salario base” is a reference amount set each year under article 2 of Law 7337 and used throughout Costa Rican legislation). These works do not require the authorization of a responsible professional, but they do need a municipal license. Excluded from this category are works that, in the technical judgement of the municipality, modify structural, electrical or mechanical systems and put occupants at risk.
The same law provides that if several applications are filed for the same property within twelve months and it is found that a major work was split up to evade controls, the municipality denies the permit. Several municipalities also set an area threshold, for example 36 m² or 30 m², below which the procedure is paper based and uses a sketch. That threshold and the amount of the current base salary are figures to be verified in each canton.
Requirements before filing
The permit is resolved quickly when the file arrives complete. These are the documents municipalities request for a major work, with small variations between cantons.
- Current land-use certificate (uso de suelo). Issued by the municipality, it confirms that the activity you propose is allowed on that site.
- Setback lines (alineamientos). Always from the municipality. From the MOPT (Ministry of Public Works and Transport) if the site fronts a national road. From the INVU (National Housing and Urban Planning Institute) if it borders rivers or streams. From INCOFER (the national railway institute) if it borders the railway line.
- Potable water availability. A letter from AyA (the national water utility), from the municipality or from the ASADA (local community water association) that manages the service.
- Stormwater discharge approval. Municipalities require it for works above a certain size, for example more than 500 m².
- Environmental viability from SETENA (the National Environmental Technical Secretariat). Depending on the type and size of the project. The municipalities consulted require it from 500 m² or 1,000 m² depending on the canton. It is explained in step 3 of the guide.
- Title report and cadastral survey plan. From the National Registry. If there are several owners, all must consent.
- Corporate standing certificate (personería jurídica). When the owner is a company.
- Municipal taxes up to date. Property tax, business licenses and services.
- Construction drawings registered with the CFIA. They include architecture, structure, electrical and mechanical, signed by the responsible professionals, plus the consulting contract.
- Workers’ compensation policy from the INS (Instituto Nacional de Seguros, the state insurer). Submitted once the permit is approved, before work begins.
The APC procedure step by step
APC (Administrador de Proyectos de Construcción) is the CFIA’s construction project manager. It is the digital platform where the responsible professional uploads the drawings and documents. Through the same platform the institutions and the municipality review the project. The owner does not use it directly. The procedure follows this order.
- Registration of the consulting contract. The professional registers the contract with the owner at the CFIA. That contract defines the scope and the fees according to the CFIA fee schedule.
- Upload of drawings and requirements. The digitally signed drawings and the documents from the list above are uploaded.
- Institutional review. Depending on the project, the Ministry of Health, AyA, INVU, the Fire Department (Benemérito Cuerpo de Bomberos) and other institutions review it. Each one approves or requests corrections within the same platform.
- CFIA stamping. With the approvals in place, the CFIA registers the drawings and collects its charges.
- Municipal license. The municipality receives the approved file, appraises the work, collects the construction tax and issues the license. With the license and the INS policy, work can begin.
How much it costs and how long it takes
| Item | Reference figure | Source |
|---|---|---|
| Municipal construction tax | Up to 1% of the construction value. Most municipalities charge 1% of the appraised value. Social-interest housing pays half. | Urban Planning Law, article 70. Municipal regulations. |
| CFIA charges for drawing registration | Percentage of the construction value, to be verified with the CFIA at the time of filing. | CFIA |
| Workers’ compensation policy | Depends on the construction amount and duration. Quoted by the INS. | INS |
| Municipal review period | Varies by canton. Some municipalities respond within eight working days and others set 30 calendar days. If corrections are requested, the period restarts. | Municipal regulations consulted |
| Total period including institutional review | Depends on the type of project and the institutions that review it. To be verified in each case. | APC CFIA |
The construction tax is calculated on the value of the work as appraised by the municipality, not on the contractor’s budget. Municipalities use tables of value per square meter according to the building type.
As for timing, experience shows that most of the time is spent not at the municipality but in gathering the prior requirements and responding to the institutions’ observations. A complete file and well coordinated drawings shorten the procedure more than any later follow-up.
What happens if you build without a permit
The Construction Law empowers the municipality to suspend the work and apply sanctions. With the reform under Law 9482, article 41 sets fines of five to ten percent of a base salary for infringements of the law. Article 33 allows the municipality to order the dismantling of unsuitable or dangerous structures at the owner’s expense. In addition, a work without a permit may be left without a valid insurance policy, unable to connect utilities and with problems when selling or mortgaging the property.
If you have a building already constructed without a license, the usual route is to regularize it with the municipality using as-built drawings. This is not legal advice. For your specific case, consult the municipality or a lawyer.
How LDB supports you
At LDB Arquitectura the building permit is part of the construction drawings stage. We review land use and setback lines from the schematic design, coordinate the drawings with the engineers, register the contract with the CFIA and handle the APC procedure through to the municipal license. You receive the complete file and the schedule for each step.
If your project is still at the idea stage, we suggest starting with the guide to building in Costa Rica and the construction cost calculator. If you already have a site or a building, you can tell us about your project and we will review with you what the permit requires. We reply in writing in English and French.
Frequently asked questions
What are the steps to get a building permit in Costa Rica?
First the prerequisites are gathered, such as land use, alignments and water availability. Then the professional registers the contract with the CFIA and uploads the plans to APC, the institutions review them, the CFIA stamps them and the municipality issues the license.
How much does a building permit cost in Costa Rica?
The municipal construction tax can be up to 1% of the construction value, under article 70 of the Urban Planning Law. Most municipalities charge that 1% on the value they appraise. Added to this are the CFIA charges for drawing registration and the INS policy.
How long does a building permit take?
The municipal review period varies by canton, from eight working days to 30 calendar days in the regulations consulted. Before that comes the institutional review on APC, which depends on the type of project. A complete file is what shortens the time the most.
Which works do not require a building permit?
All works require a municipal license. What changes is that minor works, up to ten base salaries under Law 9482, do not need a responsible professional or drawings registered with the CFIA, unless they affect the structure or the building services.
What is the fine for building without a permit?
The Construction Law as reformed by Law 9482 sets fines of five to ten percent of a base salary and allows the municipality to suspend the work or demolish whatever is dangerous. Each municipality also applies its own regulations.
Can I apply for the permit without an architect?
Only for minor works. For major works the law requires a responsible professional registered with the CFIA, who signs the drawings and handles the procedure on APC.
Back to step 5 of the guide to building in Costa Rica.
Sources
- Legislative Assembly. Construction Law, Law 833, as reformed by Law 9482 (articles 33, 41, 83 and 83 bis). In Spanish.
- Legislative Assembly. Urban Planning Law, Law 4240, article 70. Cited in Lincoln Institute, special contributions in Costa Rica. In Spanish.
- Colegio Federado de Ingenieros y de Arquitectos. APC platform and technical information on professional practice.
- Municipality of Puriscal. Requirements for major works permits 2026. In Spanish.
- Municipality of Buenos Aires. Building permit requirements. In Spanish.
- Municipality of San Pablo de Heredia. Requirements for major works building permits. In Spanish.
- Ombudsman’s Office (Defensoría de los Habitantes). Bulletin on the municipal construction tax, 2022. In Spanish.
This page is informative and does not constitute legal advice. Requirements, amounts and periods are set by each municipality and may change. Consult the official sources. Accessed 19 October 2026.