The details behind a clear decision.

Exterior findings use north, south, east and west wall references; interior findings use named rooms. The methodology follows USA standards adapted to Costa Rican construction. Components are rated Excellent (new or recently installed and operating), Good (operating and within lifespan), Acceptable (operating but nearing the end of lifespan), Serviceable (working but needing attention or replacement soon), or Poor (replacement needed).

Visible construction type, wall condition, cracks, paint and other finishes, moisture staining, sidewalks, drainage slopes, fascia, eaves, trim, decks, terraces, balconies, stairs, security bars, railings and hardware. Foundations and accessible underfloor spaces are checked for settlement, with surrounding ground reviewed for instability. Concealed structural components are outside this visual inspection.

Room-by-room checks of walls, ceilings, accessible attics, baseboards, humidity and finish condition. Cracking is documented, including typical cosmetic hairline cracks and drywall seams. Windows and screens are tested for operation, locks, seals and condition; doors for alignment and hardware. Floor checks cover tile and grout, wood boards and wear, concrete joints and cracking, and laminate installation and moisture. Provide every key; fixed screens are not removed and stuck doors are not forced.

Visible leaks at shower fittings, shut-off valves, supply lines, traps, drains and toilet bases; sink installations, water heaters, exterior hose bibs and bathroom accessories. Water flow, pressure and functional drainage are observed at fixtures. Concealed piping is not inspected.

Cabinet boxes, finish, hardware, drawer rails, hinges and alignment; countertops and backsplashes for damage and attachment. Appliances receive an on/off check, with a simple wash cycle for laundry equipment. The stove is pulled to view accessible gas and plumbing connections; connections are not dismantled. Detailed appliance diagnostics require a specialist.

Outlet grounding and GFCI operation; lights, fans and electrical components switched on and off. Inspection includes the meter base, main breaker, visible feed wiring, identifiable junction boxes and all house sub-panels. Panel covers are opened to review visible wiring, organization and wire/breaker sizing where identifiable. Overhead service posts and hardware, or visible underground conduit, are reviewed. Fixtures, outlets and switches are not dismantled. Provide working remotes and batteries, replace failed bulbs, and label panels so circuits can be identified. Problems may require a licensed electrical specialist.

Units are switched on with rooms closed to observe cooling during the inspection. Supply all remote controls with working batteries. This is a visual and functional check, without disassembly; refrigerant, coils, ducting and efficiency diagnostics belong to a specialist inspection.

Roof type and surface condition, fasteners, corrosion, lifted sheets, broken tiles, flashings, penetrations, intersections, gutters, downspouts, drainage and fascia. Accessible attic spaces are checked for signs of leaks. Roofs are walked only when safe and accessible; fragile or deteriorated surfaces are inspected from the ground and eaves. Optional drone inspection costs an additional $50. No roofing is removed and no destructive testing is performed.

Provide the exact tank location and, if available, the latest cleaning record. Accessible lids are opened to assess visible condition, liquid/solids levels, construction type, compartments, inlet/outlet arrangements, maintenance access, lids and surrounding root risks. Minor movement of pavers, grass or gravel may be included, but not major excavation, landscaping destruction, pumping or hydraulic load testing. Inaccessible tanks are recorded as a limitation. The owner’s scope states that repair or replacement of concrete lids chipped or broken during access is excluded; discuss lid condition and access before inspection.

Provide the exact tank location. Visual checks cover tank construction, support bases, lids, valves, visible fill/discharge plumbing and surrounding condition. Pumps receive an on/off and pressure-performance check. No deep excavation, major plumbing disassembly or water-quality testing is included.

A property inspection informs a tailored preventive-maintenance manual and monthly/annual schedule. Improvements are prioritized as critical, preventive or aesthetic/value-enhancing, with materials and labor budgets. Services also include supervision and support for in-house maintenance teams, progress records and management/video reports.

Initial assessment and diagnosis start at $2,500, depending on size and complexity, and include a defects report and initial proposal. A master maintenance plan and annual budget are $50 per hour or quoted by project. Monthly supervision and auditing start at $600 per month, including unannounced visits, log review, material suggestions and management reports.