Building A House In Cr

[Flipping Crab Cakes]

I would be ever so appreciative if anyone can give me some direction.

I bought a lot in the San Carlos (Aguas Zarcas) area. I have a great lawyer from SJ, so that is not a problem.

What I am looking for are the steps to building a house a la Tica. Gringo amenities are not important. Cost is. I have lived in Tico homes for 6 years - not a problem.

What is my first step (second and third)? I am looking to build quality house for a Tico price. So I guess architects are out and Maestros de Obras are in?

Thank you so much.

[Russ]

Hi "Flipping"    

Welcome to the forum!
I built my own home here in Coronado with a "Maestro de Obras"  If you (or someone you really really trust ) speak Spanish it is feasible for you to do this too. It would also be recommended that you have experience in construction.  Without both of these factors I wouldn't suggest it.  If you have only one of these two, you can still try - but gird your armor for battle!  

You will need an architect or engineer in any case because you must get approval from the city government for building.  They may or may not ever come to inspect, but you need the permit to avoid complications during construction and in the future.

Definitely you have to look at properties they have built (both your contractor and the architect) and speak with the owners about their experience.  For example I would recommend my maestro de obras without hesitation, but not the architect I used.  Here are some other suggestions:

Don't Include Materials in the Contract  
Never, ever, EVER contract any person for any project with the materials included.  It will never work!  The second there is any type of delay (which there ALWAYS is), they will try to skimp on some material in order to make back their profit margin.  And they will most likely end up asking for more in the end, because they miscalculated on the estimate or it will take longer than they thought.  Another possibility is that they spend the money you gave them for materials on something else (women, liquor and/or gambling) and they leave the job half finished.  Or the materials are purchased, but they never arrive at your construction site!

Don't pay by the hour
You should be prepared to pay your contractor a fair price with a fair profit for him.  But don't pay him by the hour!  You will get frustrated with the progress and feel like you are paying too much, even when you are not.  And obviously there is a great incentive to slow down the progress, especially in the later stages.  You will have a clear idea of how long your construction will take when you begin, especially once you have some estimates.  

Always Buy the Materials Personally – and check the delivery!
Feel free to get a list of materials you will need from your contractor and visit various places for estimates.  You can almost always get 10% off by paying cash (as opposed to a debit or credit card) on anything other than the very basic materials, which are price controlled. You can also obtain a discount because you will buy in quantity.  If you are building an entire residence, the construction depot or hardware store can give you a much better price if you will commit to them for the entire process.  

Don't forget the freight
If you have your own truck or pickup, you can save a lot of money on freight charges.  Otherwise, a depot that is closer may have a lower overall cost when you consider the freight charges from a place that charges less but is further away. On a related topic, try to check with your contractor around lunchtime for the materials he may need the next day.  It is very difficult to get deliveries first thing in the morning, since that's when most people ask for materials.  The best way is to call in the afternoon and have the order delivered before your crew goes home for the day.

If you are going to have a smaller home only on one story you might consider ordering a "pre-fabricated" or "pre-packaged" home.  There are several companies that offer this and advertise regularly in La Nación.  Some are with "super" block, which is like 4 cinder blocks stuck together. Or some are "baldosa", which are prefabricated concrete panels.  I have seen homes from 42 m2 to 100 m2.  The advantage is that they have great prices, pre-approved floor plans, all of the materials are included and free delivery to most areas.  You save on the engineer's fees and I think they even get permits from the city for you.

The disadvantage would be that you would probably be unable to alter the floor plan in any significant way and that you would need good security on the construction site for the materials since I believe they all arrive at once.  

Good luck with your adventure and please don't hestitate to ask any other questions.  

[Flipping Crab Cakes]

I think prefab may be the way to go. I checked out Superbloque and they were very reasonable. Thanks so much for all of your help!!

[dima]

Hi! I want to build guest house about 50sm. Is anybody know if I need a building permit? Many websites mention building permints needed if  U build over 70sm.
 Thanks.

[Russ]

You should get a permit from the local municipality in any case.  There are less requirements for a smaller house, but in the long run it is better not to take any chances. 

That is not to say you couldn't get away with doing it.  I added a deck to my house and forgoed the permit. My experience was when we built the house the inspector showed up the first day, checked the permits and never came back.  I figured he came when we did the addition, I would tell him it was just a patio or that the materials were to repair and extend the driveway.  We never saw hide nor hair of any inspector, but it all depends on your location and what you are building.  You have to calculate the risk very carefully.

Also, in some areas there are restrictions as to the percentage of the land that may be built on.  In our case, we live in a rural area and no more than 15% of the property may be built up.  At this point, even a 50 m2 guest house would put us over the limit.  This is a case where  you might go ahead and build without the permit, but in the future if they enforce the restrictions the city may come and demolish your addition.

[IgorNST]

Very nice overview, thanks.
I think you can write stories or articles
Haven't you ever tried?
Tell me plz more informations about "Maestro de Obras"!

[Russ]

Sure, the Maestro de Obras is a general contractor. 

[Robsoilman]

Hi "Flipping"    

Welcome to the forum!
I built my own home here in Coronado with a "Maestro de Obras"  If you (or someone you really really trust ) speak Spanish it is feasible for you to do this too. It would also be recommended that you have experience in construction.  Without both of these factors I wouldn't suggest it.  If you have only one of these two, you can still try - but gird your armor for battle!  

You will need an architect or engineer in any case because you must get approval from the city government for building.  They may or may not ever come to inspect, but you need the permit to avoid complications during construction and in the future.

Definitely you have to look at properties they have built (both your contractor and the architect) and speak with the owners about their experience.  For example I would recommend my maestro de obras without hesitation, but not the architect I used.  Here are some other suggestions:

Don't Include Materials in the Contract  

Russ,

Great post, I am going to frame this one.  Please add a little more.  I invite you and others to help me find some good people to help me with a future project.

I would like to find a good bilingual builder and architect close to the Cental Pacific town of Parrita.  I "own" an existing property with a small hotel/cabina business on the beach at Playa Palo Seco.  I want to do everything by the book, because failure to do so might risk my concession.  I have used a some local builders, for repairs and remodeling, but they are so usreliable I may need to go further away.  Either way I would like to find an English speaking architect and builder with experience in building on sandy soil on the beach.  I was here for the Nov '05 6.4 earthquake so I don't want anything shabby.  I was very pleased that we had practically no damage even though we rode our bed all over the room and had 2 feet of water rocked out of out pool (also with no damage...amazing!).  I want the same high quality construction for our future expansions.

[costaricabuilder]

Specifications of the expectations you have imagined for your project.
We all have expectations. But some of us are not able to clearly envision how all the components need to be assembled to achieve the end result we have imagined.
Photos help but detailed construction specifications are the best means you have to get your dream home completed to your expectations and the way you imagine it to be.
Before you sign a construction contract it is important to meet with your builder and thoroughly communicate your expectations of how you imagine your residence to be. If you don't have a good building contract with detailed specifications you will probably end up spending more than you anticipated and get disappointed.
To avoid this inconvenience visit www.costaricahomebuilder.com and select the "documents" page then review the "construction specifications" in order to begin the process of selecting the items that you need to discuss and put in writing so your builder can complete your residence within your budget and to your expectations. With a good set of specifications you will be able to get the total cost for all the work to complete your residence the way you imagine it to be.
Plus if you select a builder with whom you can communicate and someone who understands the manner in which you're accustomed to living, chances are you won't be inconvenienced by the inconveniences that happen here in paradise.
PS: Maestro de Obra = master of work/labor or Foreman. A Contractor is a "Contratista". Many times a foreman who is usually working for a contractor will smell $$ if you approach him about building your project. Every foreman wants to make the money they think the Contractor is making. But usually the Maestro de Obra is just that. A master of work or labor and he is usually not well enough organized to manage and complete your entire project.