Interior Home Inspection Considerations in Costa Rica

If you hire a home inspector to complete an inspection for the property you are considering to purchase, you will receive a report containing all issues that you need to know about the property. Some of the issues may not be a big deal and you can ask the seller to fix them prior to closing. Other issues that may result in more costly repairs you need to know about before making your final decision to purchase the property.

If the inspection report reveals problems that will need expensive repairs or replacement, you can obtain estimates from the contractors that your home inspector recommends. Then you can instruct your closing attorney to escrow the total amount needed to correct the problems, and either you or the seller can complete the repairs, and the attorney can disburse the funds to pay for the work upon a follow up inspection that certifies that the work was properly completed. This way, you can close on the property you have decided to purchase, and be sure that you will not suffer the expense of paying for the necessary repairs.

The following, are items on the interior of homes that you can expect to find in your inspection report.

WALLS – The home inspector should indicate if there are any cracks or hollow areas on the plastered surfaces, and if there are other wall coverings such as ceramic tiles or moldings. If the surface of the walls appears stained or bubbling, that area should be checked with a Concrete Moisture Meter to determine if excessive moisture is inside the wall. The inspector should also pay close attention to any cracks found on the wall surfaces and indicate if they are common surface cracks or cracks that are more serious caused by structural problems that need to be corrected. Most of the residential construction in Costa Rica is concrete and you may want to review the important details concerning Concrete Construction in Costa Rica.

CEILINGS – The installed materials (drywall, wood, PVC) should be detailed and if there are any cracks, gaps or bubbles on the surfaces. In older homes, ceiling panels containing asbestos were installed in Costa Rica, before the hazards were discovered and the products were removed from the local market. If these products are found, the inspector should detail the removal procedure.

ELECTRICAL – The size of the wiring and the quantity and amperage of the breakers in the main panel should be detailed. Any unusual voltage variations if lights dim when appliances are turned on should be checked with a Voltage Meter. It is important to identify if the system is grounded so the new homeowner understands that the electrical installation is up to the current electrical code. Likewise, the inspector should report the presence of devices such as, smoke and carbon monoxide detectors, surge protectors, voltage regulators, and back-up power supplies. If there are sufficient electric plugs and if the plugs near water outlets are protected by ground fault circuit interrupters, GFI’s,

which protect the homeowner’s from electrocution. The inspector should also report about the installation of wall and ceiling lights, chandeliers and fans as well as what type of switches control these fixtures.

TELEPHONE – TV – INTERNET – The types and sizes of the connecting cables and the location of the outlets for connection should be detailed. If there is an existing phone line or internet provider, this should be noted as well as what other providers are available in the area where the house is located, so the new owner understands the options available. In rural areas outside of the major communities, only Latino satellite providers offer service, so North American programming is limited.

HEATING – VENTILLATION – AIR CONDITIONING – If there are heating or air conditioning units, the inspector should turn them on and check their performance, as well as report their voltage and capacity. The air outlets should be checked for humidity with a Humidity Meter, especially if there is ductwork located in wall or ceiling cavities with drywall or wood installations where mold or dry rot could be issues. Ducts for dryer and cooktop ventilation should be verified and checked for the proper discharge of air.

WATER HEATING – The inspector should check all heaters for performance, as well as report the type of heater; on-demand or traditional tank, and the voltage and capacity. Newer tank heaters come with cheap timers that need to be checked, because some of them have been problematic. Water connections, control valves and the presence of pressure release valves and their locations needs to be detailed so the new homeowner knows where they can shut them off.

PLUMBING SYSTEM – The water tubing from where it enters the house to each outlet should be checked for proper valves and connections. Vent tubes for the toilets are usually not installed here and if sanitary system odors are detected in the bathrooms, the inspector should recommend methods of remediation. All cold and hot water faucets should be opened and toilets flushed to check for leaks as well as to evaluate if there is adequate hot and cold water pressure. Additionally, toilets should be checked to make sure that the seal to attach them to the floor is tight and level. All sinks should be checked for leaks and to verify that drain traps are free of obstructions and all water flows to the appropriate exterior basins and tanks. Shower and bathtub drains should be checked for proper drainage as well as to verify that the bathtub drain works properly so that the tub holds water. If the bathtub has a pump and spa feature, this should be turned on to verify proper functionality. The access to the pump and connecting tubes should be checked as well. If the bathroom does not have a window, the inspector should verify that a ventilation fan is connected and working properly. Connections for an icemaker, dishwasher, and garbage disposer should be found and the valves and PVC tubes checked for leaks. All propane gas connections and regulator valves should be checked for leaks and to make sure the flexible tubing is adequate.

CABINETRY & COUNTERTOPS – The types of kitchen, bath and laundry room cabinetry should be detailed, as well as the door and shelving types and all hardware. The inspector should note if there is any separation of wood panels or loose door hinges or drawer slides. The type of countertops and any connected backsplashes should be detailed and checked for cracks and the proper seal of all joints.

APPLIANCES – The inspector will check all household appliances for functionality if they are included in the purchase.

FLOORING – All types of flooring in the house should be detailed and checked for cracks and proper seal of all joints. Specific attention should be paid to the surfaces of hardwood, stone and terrazzo flooring in order to make sure that refinishing will not be needed in the near future. If hardwood flooring planks are separating or buckling, the moisture content should be checked with a Wood Moisture Meter to determine if there is excessive moisture in that area.

TRIM – The inspector should detail all base moldings where walls meet floors and crown moldings where walls meet ceilings, the casing around window and door openings and the jambs where the window frames and door hinges are attached. If there are wood moldings where excessive moisture occurs, close attention should be paid to any insects or droppings found under or on the moldings.

WINDOWS – The inspector should take a close look where all window frames are attached to the openings, especially if the openings are concrete that might not be perfectly square. He should check for water or insect infiltration in small gaps where silicone should have been applied, because many times silicone dries out and cracks. Additionally, the window opening mechanisms should be inspected for dirt or other debris that prevents the windows from opening smoothly. If the windows are tinted, this should be noted as an upgrade, which deters ultraviolet radiation.

DOORS – All doors should be opened and closed to insure that they are square and open freely without getting stuck on the floor or the sides or top of the openings. If the doors are wood, each panel should be checked to look for expansion, contraction, and any cracks. All metal hardware such as doorknobs, locks, deadbolts, hinges and catches should be looked at closely to insure that all mechanisms are working properly and not corroded. All exterior doors that might have gaps below the door, or where the doors meet the doorstop moldings, should be checked to determine if weather-stripping should be installed to prevent air and insect infiltration.

SECURITY INSTALLATIONS – The inspector should ask the residents of the house if they use the alarm and if so they can share the alarm code so the system can be checked. The control pad as well as the main control box with a back up battery should be located and reported so the purchaser can understand how to use the system. The inspector should also report the type of sensors and their locations and if there is a camera and digital recorder to keep track of all activity around the house. See Sinext Security Systems to upgrade old security alarm systems.

STAIRCASE – If the house has more than one floor, the stairs should be detailed to make sure that all treads, risers, handrails and balustrades are up to code. Special attention should be paid to where the spindles are attached to the handrails and treads to insure that all components are sturdy and safe.

ATTIC – If there is an accessible attic, the inspector should check the main beam where the roof structure is attached to the top of the walls, the type of framing, the condition of the roof sheathing, plumbing vent pipes and water lines and if the ceiling structure is adequate for the weight of the ceilings. It should be verified that the electrical conduit and connection boxes are sealed to prevent moisture on the electrical wiring. If there are any visible openings where moisture, insects or pests can enter, this should be noted in the report.

MEASUREMENTS – In order to determine if the dimensions of the house are the same as advertised by the seller, the inspector can measure all of the construction on the property and include this in the inspection report. If the inspector has construction experience in Costa Rica and knows the current construction costs, he can provide the purchaser with the construction replacement cost. Together with the land cost, the purchaser will be able to determine if the sale price is compatible with the current property values in the area where the property is located.

Part of providing a complete home inspection is not only having, but also learning to use the appropriate tools and instruments to complete the inspection. Professional construction inspectors utilize various Electronic Instruments to verify levels of humidity and electricity in order to provide factual details in their inspection reports. Before purchasing housing here, it is wise to hire a qualified construction inspector with years of experience in Costa Rica. He will provide you with the knowledge you need to make an informed decision before purchasing your dream home in paradise.

The author, Tom Rosenberger has lived and worked in Costa Rica for 23 years and from his travels throughout the country inspecting property and construction he has acquired a wealth of knowledge and he helps his clients to see beyond the obvious when purchasing land and housing here. If you would like to contact Tom, you can send him an email at [email protected].

• Costa Rica Home Inspections Series – Are They Necessary? and Why – Part 1
• Costa Rica Home Inspections Series, Exterior – Are They Necessary? and Why – Part 2