RACSA ready to sign customers for wireless cloud at Escazú, Santa Ana
By the A.M. Costa Rica staff
Radiográfica Costarricense S.A., the Internet provider, says it is ready to take signups for its high-speed WiMax wireless service. The service is available in an eight kilometer radius of Cerro Abra, including Escazú and Santa Ana.
The wireless station on the mountaintop catches the signal and carries it to the company's servers. During the rest of the year the company known as RACSA will be installing radio base stations from Alajuela on the west to Tres Rios on the east. The company is motivated because the one-time monopoly is now in competition with its parent firm, the Instituto Costarricense de Electricidad and its Acelera services via the phone lines.
The company says that users of the new system just have to install a small antenna on the exterior of their building and a connection to the computer.
Speeds will be from 512 kilobytes per second download and 256 kps upload to 2 megabytes per second download and 1 mps upload. More information is available here:
InfoEmpresa@RACSA.co.cr
Real Estate Agents Call For Mandatory Licensing
In what some have described as a “Wild West” environment, the lack of licensing requirements and regulation in Costa Rica’s real estate sector has allowed overpricing and scams to flourish, according to real
estate agents consulted by The Tico Times. Costa Rica – known internationally as a hot spot for buying and selling real estate – has seen a rush of buyers and speculators from other countries enter the market in recent years, particularly in the northwestern province of Guanacaste, which encompasses picturesque white-sand beaches and other popular tourist destinations. According to a study by the Central Bank, foreigners have invested $400 million in real estate in the past two years, $176 million of that in Guanacaste alone. Construction in the booming region has jumped 152% in the past five months. The lack of mandatory licensing has meant that anybody in Costa Rica can act as a realtor, and many say this has resulted in an influx of foreigners, particularly from the United States and Canada, working in Costa Rica illegally and with little experience.Licensing proponents worry that many of these foreigners may not fully understand Costa Rican property law and take their pay, in the form of commissions, without paying taxes either here or in their home country. In the face of this, leaders of the two largest real estate associations are calling for the mandatory licensing of agents in Costa Rica. According Emilia Piza, president of the Costa Rican Chamber of Real Estate Agents (CCCBR), unethical practices in the real estate market are common, particularly in Guanacaste.
“We understand that, particularly in the coastal areas, there is overpricing, and very high overpricing to foreigners,” Piza said. Overpricing is when a real estate agent gets a buyer to pay more than the seller is asking and pockets the difference, in addition to a commission. Another problem, Piza said, is the selling
of national park land or coastal land to unsuspecting foreigners. In Costa Rica, land that is within 50 meters of the pleamar ordinaria– a predetermined point between the high- and low-tide of the ocean – is state property, and cannot be owned or built upon. The next 150 meters inland is also restricted, and construction in this portion of the Maritime Zone can be done only with a concession granted by the corresponding municipality.
Additionally, “there are a lot of people who are in Costa Rica in an illegal manner – people who often don’t know our language and don’t know our laws, so how can they adequately advise their clients?” Piza asked. “Nor are they paying the corresponding taxes, nor are they collecting the sales tax which real estate agents are required to collect from property sales.” Piza told The Tico Times she has been trying to make licensing for real estate agents mandatory for 25 years, and is drafting a bill to that effect to submit to the Legislative Assembly “as soon as possible.” Piza said she submitted a similar bill during the administration of former-President Miguel Ángel Rodríguez (1998-2002), but it did not prosper.
Realtors Disagree about Standards
Immigration Efforts
In May, then-director of the General Immigration Administration, Johnny Marín, confirmed to The Tico Times that his office had received a complaint that named dozens of foreigners who were working illegally in real estate in Guanacaste. Marín said that the complaint would be transferred to the regional office in Liberia (TT, May 19). The Tico Times recently confirmed with real estate agents in the Guanacaste area that some immigration inspections have been carried out, however, the paper has not been able to confirm a single citation. Following a round of inspections June 22, the chief of the Liberia Immigration office, Sonia González, told The Tico Times she could not arrest or cite anyone that she did not catch in the act of working – for example, sitting behind a desk, typing on a computer or shuffling papers – even if the person has business cards with their name and photo or advertises on billboards and in local media. Sergio Chavarría, an Immigration inspector in the Liberia office, said the only proof they can use is the actual observation of someone working, and said most of the offices he visited during the recent inspection were empty because the agents “were probably out showing property to their clients.”
According to Piza, another problem with non-resident real estate agents is a lack of accountability, because if a client feels they have been swindled or something goes wrong with a land deal, the client has no way
to track down the realtor. Iris Mailloux, a Canadian realtor with the U.S.-based franchise Remax, in Playas
del Coco, in Guanacaste, has been involvedin real estate in Costa Rica for 13 years. Mailloux belongs to both the CCCBR and the Global Association of Realtors (GAR), the second-largest realtor association in
Costa Rica after the CCCBR, and says people often come to her office asking her to fix flawed contracts written by realtors whom they cannot find. “We need to have a clear set of rules and regulations, licensing and bonding, for the protection not only of our companies and ourselves, but of buyers and sellers,” Mailloux said.
Different Stances
CCCBR requires its 324 members to be legal residents of Costa Rica or have valid work permits.According to Mailloux, GAR –which has approximately 90 members, nearly all in the Guanacaste area – historically has not required its members to be residents or have valid work permits. Mailloux, who has her residency, said when she renews her GAR membership each year she is asked for a passport number but not a residency number or copy of a work permit. However, Cynthia Duran, president of the Global Association of Realtors, insists that its members are required to be in the country legally and follow all the national laws. According to Duran, who took office in March, members are required to sign a document swearing they are legal, and can be expelled if they are not. To date, Duran conceded, no members have been expelled. Duran, a Costa Rican, told The Tico Times she is “totally in favor” of mandatory licensing for realtors here and plans to ask members of the Legislative Assembly to approve licensing legislation. “The business of real estate in Costa Rica has become something very important and it is necessary that the people who practice it are at a professionally adequate level. I am 100% in favor of licensing,” Duran said.
“Lawyers have licenses, engineers have licenses, so why don’t these tradesmen who handle million-dollar transactions have licenses?”
Her stance, though, differs with that of her predecessor, Nicholas Viale, the former president of GAR. Viale, who is originally from Nice, France, and is a realtor with the U.S.-based Century 21 Real Estate, in the southern-Guanacaste beach town Tamarindo, says licensing would be “a waste of
time.” According to Viale, “most countries around the world” do not require licensing, and to obtain licensing in Costa Rica would take a long time. “I think the debate is somewhere else…Experience is more important than licensing, and just because you are working with a licensed realtor doesn’t mean he is going to be a good realtor,” Viale said. “The clients have to do their own homework. They don’t have to be afraid, they can ask a realtor: ‘How long have you been living in the area? How long have you been working in real estate? Are you licensed? With which organization?’” On this point nearly all realtors with
whom The Tico Times spoke agreed: buyers need to take care.Duran and Mailloux both said buyers
should go to realtors affiliated with either the CCCBR or GAR – the latter is now affiliated with the U.S. National Association of Realtors, which has members around the world. Both associations also recommend
using an escrow agent, which acts as a third party that holds money for the sale until all the terms of the contract are met._
18 BUSINESS & REAL ESTATE THE TICO TIMES – July 14, 2006
7419
GUANACASTE,
road to Liberia, 24.7
acres (100,000 m2).
100 meters from
Interamerican Hwy. 700
meters front road, totally
flat, river next to the
property, all services.
Ready to build, $250,000.
Bargain!
Ramada resort hotel in Jacó to be started in October
By the A.M. Costa Rica staff
A Ramada hotel in Jacó will be the centerpiece of a project that also will include six 10-story towers holding 38 condos each. The giant project is likely to change the face of the Pacific beach community. The project is just two blocks from the beach. The full name is Ramada Resort & Residences Jacó Beach.Century 21 Playa Jacó said it is marketing the units to investors and occupants in anticipation of the completion of the project in November 2007. Construction is supposed to start in October. The project is being developed by Grupo Zeta of San José, which developed the concept of free zones in Costa Rica and also owns the Megasuper grocery chain. The towers contain two- and three-bedroom units that sell for from $267,800 to $309,600, as well as penthouses that are being marketed pre-construction for $572,900.
Thomas Ghormley H., the Century 21 broker, said discounts are available for investors who purchase entire 38-unit towers. He said the project is ideal for foreign investors and those seeking a second home in a peaceful stable country. Ghormley, in a cover letter to prospective investors, said the hotel will have 72- rooms, five-star amenities and four-star service. Any advance payments, he said, would be held in third-party escrow.Zeta said two adult swimming pools and two pools for youngsters will be part of the project, as well as spa and fitness facilities, a bar-b-que area, a playground and a sun deck. In addition to several condo projects in the Central Valley, Grupo Zeta is a major rice and pork producer with offices in San Jose's Barrio Dent. It also has real estate holdings in El Salvador, Nicaragua and Guatemala.
