A beautiful lot can become an expensive problem if it does not have legal, reliable water. A short technical review before you buy tells you what you are really getting.
What can go wrong
- The property has no legal water source, or no water concession
- A well or spring capture was built without the proper permits
- The source gives enough water in the rainy season but not in the dry season
- Protection zones around springs and rivers limit where you can use water or build
- You plan to connect to a public or community water system and availability is not guaranteed
What our water due diligence covers
- Identifying the property’s water source and its legal status
- Checking existing concessions and well records
- A site visit and an assessment of how much water is available
- Reviewing environmental restrictions that affect water use
- Identifying water bodies on the property (rivers, streams, springs) and their legal setbacks under INVU regulations, so you know before buying whether the property is usable for what you have in mind
- A clear written summary with recommended next steps, and the time and cost to regularize anything missing
How long does it take?
Usually 1 to 2 weeks, so it fits inside a normal due diligence period.
When should you do it?
Before you sign the purchase agreement, or during the due diligence period. If a problem shows up, you can negotiate the price, ask the seller to fix it, or walk away with the facts in hand.
For real estate agents and attorneys
We work with agents and attorneys who represent foreign buyers. Send us the property location and any water documents you have, and we will tell you what we need to start.
Who will work on your case
Your technical contact is Ingeniero Jordan Godinez Benavides, an agricultural engineer with a Master’s degree in Water Engineering and Urban Resource Management and about 10 years of experience. He spent 5 of those years in the MINAE Water Directorate (Dirección de Aguas), approving water concessions for wells, springs, rivers and streams across the country, so he knows how the authorities review each case. He is a SETENA consultant (094-2021) and a registered professional (IAG-32584).
Frequently asked questions
Is this a legal opinion?
No. It is a technical review of the water situation. We coordinate with your attorney, who handles the legal side of the purchase.
What do you need from me?
The property location, any documents about the water source (concession, well records, plans), and access to the property for a site visit.
What if the property has no legal water?
We explain your options, how long each one takes and what it involves, so you can decide whether to buy, renegotiate or walk away.
Check the water before you buy
Tell us about the property by WhatsApp or email at jordanje.g.b@gmail.com, and we will tell you what we need.
This page is general information, not legal advice. Every property is different, so we review your specific case before recommending next steps.