New regulations demand greater control in condominium management in Costa Rica
The new Regulation to the Law Regulating Condominium Property, effective as of January 19, 2026 (Executive Decree No. 45214-MIVAH-MEIC-TUR), marks a turning point for condominium governance in Costa Rica. This reform introduces a paradigm shift: more control, more transparency, and less room for the informality that, for years, characterized the administration of many condominium projects.
What changed with the new condominium regulation?
The regulation completely restructures the previous framework, adding technical, technological, and governance-related requirements. Key changes include:
- Legally validated virtual assemblies with defined requirements
- Digital signatures as standard for agreements and records
- Mandatory infrastructure for electric vehicles
- Accessibility and internal road design standards
- Clear rules on waste management and individual service metering
These changes aim to bring order, not complexity. But they do require increased involvement from all stakeholders—especially owners.
Is the responsibility solely on the administration?
No. While the administrator now has more technical duties and legal obligations, the regulation also strengthens the role of the individual owner. Being a property owner in a condominium is not a passive role—it comes with concrete legal responsibilities.
The new approach acknowledges that without owner participation and oversight, governance weakens. Put simply: if you don’t engage, supervise, or understand your condominium’s decisions, you could be contributing to the problem.
What are the owner’s legal responsibilities?
Beyond paying fees on time, owners are expected to:
- Participate in assemblies, in person or virtually
- Review and monitor the administrator’s financial reporting
- Demand transparency in contracts and decisions
- Know and abide by the internal regulations
These are not optional—they’re part of a legally regulated co-ownership. Informality, once tolerated, now poses legal risks.
What happens when there’s no order or oversight?
A lack of effective governance can lead to:
- Fines or penalties imposed without due process
- Legal disputes due to improperly made decisions
- Nullified assemblies due to procedural errors
- Issues with property registration from flawed records
- Devaluation of your property due to poor management
Even unpaid fees can become a judicially enforceable lien against your property. The risk is real.
How can ERP Lawyers help you?
At ERP Lawyers, we believe that a well-managed condominium starts with informed owners. We support both condominium boards and individual property owners with:
- Review of internal regulations and current practices
- Legal conflict prevention and governance advice
- Assistance with virtual assemblies and digital signature use
- Training on owner rights and responsibilities
Timely consultation can prevent larger issues. Don’t wait for a conflict to arise.
✨ A legally healthy condominium starts with owners who understand their role.
📩 Contact us now for preventive and personalized legal guidance.
