Eviction Process in Costa Rica

Disclaimer: This guide provides general legal information for educational purposes only and does not constitute legal advice. Landlord-tenant laws change frequently. Always consult with a qualified attorney in Costa Rica for advice specific to your situation. Last verified: March 2026.

Grounds for Eviction (Desahucio)

The unilateral termination of the contract and subsequent eviction of the tenant through a summary judicial process ("Proceso Sumario de Desahucio") in Costa Rica can be initiated when serious faults contemplated in Law No. 7527 occur, including:

1. Non-payment of rent (the most common cause). The landlord can initiate the process after granting a minimum legal grace period of seven (7) calendar days counted from the business day after the established payment date.
2. Change of destination or unauthorized use of the property (e.g., using a rented house to run a business).
3. Causing serious or intentional damage to the property.
4. Carrying out immoral, risky, or unhealthy activities.
5. Making improvements or structural alterations without the landlord's express consent.
6. Failure to pay condo fees or maintenance quotas, when these legally correspond to the tenant.
7. At the expiration of the contract term, provided the landlord gave a formal notice of non-renewal at least 3 months in advance.

Eviction Process

Eviction can never be carried out through "self-help" measures (like forcing entry with a locksmith and changing locks or cutting off essential services). A legal and forced eviction can only be achieved through a Republic Judge.

1. Lawsuit in Court: An eviction lawsuit is filed in the civil court.
2. Notification: The tenant must be formally notified of the initiation of the judicial claim.
3. Defense and Resolution: If proceeding on grounds of "proven arrears" and the tenant fails to prove payment after being notified, a judge will order the vacating of the premises.
4. Execution of Eviction: Carried out through the relevant authorities (executing judge with the support of the Public Force, if necessary).

This process can typically take between 6 to 12 months and depends on the workload and speed of the Costa Rican courts.