Eviction process in costa rica | Landager

Evicting a tenant in Costa Rica is a strictly judicial process governed primarily by the General Law of Urban and Suburban Tenancies (Law No. 7527), effective since August 17, 1995. You cannot simply change the locks or throw belongings on the street. The "Proceso Monitorio Arrendaticio," established by the Code of Civil Procedure (Law No. 9342), was designed to speed up evictions specifically for non-payment, but it still requires a court order and the presence of the public force for the final eviction. One of the most common mistakes landlords make is attempting to cut off electricity or water. In Costa Rica, these are considered basic human rights (Art. 21 of the Constitution), and interfering with them can lead to "Recurso de Amparo" filings against the landlord, potentially stopping the eviction process entirely. If you are evicting a tenant because the 3-year term has expired, you must give notice at least 3 months in advance (Art. 71, Law 7527). Failing to provide this notice leads to the automatic renewal of the lease for another 3 years under the same conditions.

Deep Dive: The Judicial Path to Eviction

In Costa Rica, the "Proceso de Monitorio Arrendaticio" (Art. 103.1, Law 9342) is the primary legal mechanism for evicting tenants due to non-payment of rent. It was designed to be faster than traditional lawsuits, but it still requires strict adherence to procedural steps.

Notice of Default and Notification

While the law technically allows eviction after one day of non-payment (plus a 7-day tolerance period per Art. 58 of Law 7527), most judges look for a pattern of default. The biggest hurdle in any Costa Rican eviction is the "notification." A court official must physically hand the notice to the tenant (Art. 18, CPC). If the tenant hides or the property is gated, this step alone can take weeks or months. Landlords often use private notaries to assist in the notification process to ensure legal validity.

Costs of Local Eviction

Landlords should be prepared for the financial cost of an eviction. You will need to pay for legal representation, court fees, and eventually, the logistics of the public force (police) during the final move-out. It is estimated that a full eviction process can cost between $1,500 and $3,000 in legal fees alone, depending on the complexity and the tenant's resistance.

Abandoned Property and Security

If a tenant vanishes and leaves belongings behind, you cannot simply throw them out. You must inventory the items with a notary and store them safely. If you fail to do this, the tenant can sue you for "damages and losses" (lucro cesante) after the fact. Always seek a "Judicial Inventory" as part of your eviction execution to protect your liability.

How Landager Helps

Landager tracks lease terms, automated rent reminders, and document expiration - making it easy to stay compliant with Costa-rica regulations.

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