Full institutional permit management for all development types in Costa Rica — building permits, environmental licensing, municipal permits, and every required approval. We act as your authorized representative from first submission to final approval.
Many foreign investors and developers underestimate the complexity of Costa Rica's permitting system. Constructing without proper permits carries serious legal and financial risk — fines, mandatory demolition orders, and inability to sell the finished property. With 300+ projects permitted throughout Costa Rica, PDC has established relationships at every institution and knows what each one requires, how long it takes, and how to keep the process moving.
We act as your authorized professional representative throughout the entire permitting process — you do not need to interact with government offices, translate documents, or navigate bureaucracy. We handle it all, track every submission, respond to institutional comments, provide additional information or documents, and deliver approvals.
Residential · Condominium · Hotel · Commercial · Master Plan
Every development type in Costa Rica requires a different permitting path. Below are the most important approvals required for each:
| Permit / Institution | Description |
|---|---|
| CFIA Building Permit Colegio Federado de Ingenieros y Arquitectos de Costa Rica | Mandatory for all construction. Requires complete architectural, structural, electrical, and mechanical drawings signed by a licensed registered engineer or architect. Central institutions review and approve the construction drawings: AyA, Bomberos, INVU, Health Ministry, and MOPT. |
| Municipal Building Permit | Issued by the local municipality. |
| AyA Water Availability Certification | Confirms potable water service is available at the property. |
| ICE Electrical Connection Approval | Required before permanent power connection. |
| SETENA Environmental Licensing | Required for projects above specific area thresholds or near environmentally sensitive zones. |
| Health Ministry (MINSA) Approval | Sanitary and waste management compliance for occupancy. |
| Permit / Institution | Description |
|---|---|
| SETENA Environmental Impact Study (DIA or EIA) | Category D1 or D2 depending on project scale. |
| CFIA & Central Institutions | All CFIA-required disciplines and central institution reviews — AyA, Bomberos, INVU, Health Ministry, and MOPT — as applicable to the development scale and use. |
| INVU Approval | Instituto Nacional de Vivienda y Urbanismo, required for urban residential developments. |
| Horizontal / Vertical Condominium Registration | Legal property fractioning and registration at the Registro Nacional. |
| Individual Cadastral Plans | Title entitlement for each unit or lot. |
| Fire Safety Certificate (Cuerpo de Bomberos) | Mandatory for multifamily occupancy. |
| Permit / Institution | Description |
|---|---|
| ICT Tourism License | Instituto Costarricense de Turismo, required to legally operate as a hotel or resort. |
| Full SETENA Environmental Impact Assessment (EIA) | Comprehensive study required for hospitality developments. |
| Health Ministry Sanitary Operating License | For restaurant, spa, pool, and food service operations. |
| Swimming Pool Permits | Health Department, AyA, and municipality approval for all pool and water features. |
| Workplace Safety (OSHA-equivalent) | Labor safety approvals for staff and public spaces. |
| Permit / Institution | Description |
|---|---|
| Preliminary Institutional Consultations | All relevant ministries and public utilities (water, electricity, roads, environment). |
| Potable Water Availability | From public service connection or well drilling with SENARA water concession. Confirms legal access to potable water for the development. |
| MOPT | Road access and transportation infrastructure approval for developments impacting or connecting to public roads. |
| Sewage Water Treatment Plant Approval | For utility infrastructure serving multiple lots. |
| SETENA Full EIA | Mandatory for large-scale land development. Can take 6–18 months without experienced management. |
| INVU Master Plan Approval Anteproyecto | National urban planning institute sign-off. |
| AyA | Water supply and sanitation system approval for development infrastructure, including potable water distribution and wastewater treatment. |
| Ministerio de Salud | Health and environmental sanitation compliance for developments involving water treatment, waste management, or public facilities. |
| Municipality Master Plan Sign-off | Local plan must align with the municipal regulatory plan (Plan Regulador). |
| Land Subdivision & Cadastral Plans (Registro Nacional) | Legal fractioning of the development into titled lots or units. |
| Institution | Full Name & Scope |
|---|---|
| CFIA | Colegio Federado de Ingenieros y Arquitectos — all construction permits |
| SETENA | Secretaría Técnica Nacional Ambiental — environmental permits & EIA |
| Municipalidades | Local municipal building and operating licenses |
| AyA | Instituto Costarricense de Acueductos y Alcantarillados — water & sanitation |
| ICT | Instituto Costarricense de Turismo — tourism licensing & maritime zone |
| MINAE | Ministerio de Ambiente y Energía — environmental, forestry, and wells |
| INVU | Instituto Nacional de Vivienda y Urbanismo — urban planning |
| ICE | Instituto Costarricense de Electricidad — electrical connections |
| SENARA | National water well and groundwater authority |
| Registro Nacional | Property registry, condominium registration, title entitlement |
| Cuerpo de Bomberos — Fire Department | Fire safety review during permitting, on-site inspections, and occupancy certificates for multifamily and commercial buildings |
| MOPT | Ministerio de Obras Públicas y Transportes — road access & transportation infrastructure |
| Ministerio de Salud | Health and sanitary operating licenses |
| SINAC | Sistema Nacional de Áreas de Conservación — protected areas & wildlife management |
| CNE | Comisión Nacional de Emergencias — flood & risk zone assessment |
| ASADAs | Rural community water associations — water service in non-AyA areas |
300+ projects permitted across Guanacaste · Residence Inn by Marriott, Playa Flamingo (full SETENA EIA + CFIA + ICT + all permits, LEED Silver) · Coco Bay Estates (113-lot subdivision, 65 ha) · Multiple SETENA D1/D2 environmental approvals · Residential and condominium CFIA permits across the counties of Liberia, Carrillo, Santa Cruz, Nicoya, Hojancha, and Cobano.