author Call Us: +506 2289 5125

Compare Listings

What stays with the house for sale in Costa Rica?

What stays with the house for saleWhen you purchase a house in Costa Rica, what stays with the house for sale is mostly common sense. During a property showing there are always questions about what stays with the house for sale and what goes.

Honestly, I don’t really care what goes, I only care about what stays.

The buyers and I did a walk-through on the day of the closing. Horrified we find out that the seller took the awesome custom hardwood paneling and cabinetry in the study. They replaced it with cheap pine wood. Now what? The buyers fell in love with the house because of that wood paneling and custom made cabinetry!

There are quite a few articles from realtors in the United States about this to be found online. Check out “What’s a Fixture vs Personal Property” by Bill Gasset. Also try “What Stays in the House and What Goes” by Anne Miller. Real estate law in the States protects a buyer there much better than it does in Costa Rica.

Is it really that important what is a fixture and what is personal property? In Costa Rica, it’ll take you forever to sue a seller who took a fixture that they saw as personal property. So why even go there? A great general rule is that what is nailed down stays with the house for sale. Unless it is agreed on by both parties.

What stays with the house for sale
A beautiful study with hardwood paneling and custom made cabinetry

Listing the property

When I go to a listing appointment (we have open listings here in the Central Valley) always make sure what stays with the house for sale. I discuss with the owner each fixture or personal property I see that might be an issue to stay with the house, before I even take any photos.

Do curtains stay? Do lamps stay? Which lamp was the one that was inherited from Pierre de Rigaud, Marquis de Vaudreuil-Cavagnial? Do the mirrors in the bathrooms stay? Does the library in the office stay? I have written another article two years ago about 7 items that are sometimes in doubt if they stay with the house for sale or not. But a library with hardwood wall panels and custom cabinetry, that’s a built-in, if you take it there will be a big hole in the wall…….

When there is a question during or after a showing about a certain item, I just ask the seller about it and make a note. In many cases you will find that the seller doesn’t really care, as long as you sell the house and it will make a buyer very happy if a certain item stays.

What stays with the house for sale
A messed up study with pine paneling and no cabinetry

Special details

In certain style homes, you will find special details like antique furniture used for a bathroom cabinet or to fit an aquarium or furniture imported from India to turn them into finishing details throughout the home.

When that happens, I take photos of those items and tell the seller that those details have to stay with the house for sale as I won’t list the house without them.

Offer to purchase

When I write up the offer, I always include “The sale includes xxxx and an inventory list of what stays with the house for sale will be attached to the option to purchase sale agreement.

What stays with the house for sale
The lamp that was inherited from inherited from Pierre de Rigaud, Marquis de Vaudreuil-Cavagnial

Option to Purchase Sale Agreement

I’ll ask the closing attorney to include in the Option to Purchase Sale Agreement “The SELLER acknowledges that during the term of this option to purchase sale agreement and prior to delivery of the property to the BUYER, the maintenance of the property is the sole responsibility of the SELLER.  As such, the SELLER must maintain the whole property in the same condition as it is today.  If any maintenance is required to restore the property to the condition which it was prior to closing, then it shall be the sole responsibility and expense of the SELLER.”

Don’t close!

So let’s get back to the closing with the missing library and the replacement of it in cheap pine wood. What, are you crazy? – the buyers screamed at me when I told them not to close. How do you mean we don’t close. We’re living in a hotel and need to move in today. We have our container in customs and we really need to close. The checks are cut, everything is ready to get signed and we’re done. It’s only 2 hours away! God, what do we do now?

Ok, if you want to accept what the seller just did to you, which is entirely your decision, I’ll live with it. I think you make a mistake, now is the time to play hardball and get what we negotiated with the seller. The option to purchase sale agreement will cover you; let’s talk to your lawyer.

What stays with the house for sale
Antique furniture used as a bathroom cabinet

So we simply took pictures of the hole in the wall and looked for the listing photos with the beautiful hardwood library in it. Then we took it all to the closing attorney to ask him if the buyer is legally protected to not to close. Should we request the library is delivered at the house before closing? Can we request the cost of installation and any possible damages are on the seller? As a backup, we’d get a quote of what it would cost to replace the paneling and cabinetry by the most expensive cabinetmaker in town.


Negotiating with the seller to close or not, is usually very easy as you are going to give the seller three options:

1.    You do not close until the paneling and cabinetry is replaced

2.    You deduct at least 20% of the cost of the house from the sales price, to be kept in escrow with your attorney, until new paneling and cabinetry is installed and paid for by the funds held in escrow.

3.    You do not close at all.

What stays with the house for sale
Will the curtains stay with the house?

I have walked out of closings before. Make sure the agreement shows what stays with the house for sale before you sign the option to purchase sale agreement.

This story is a hypothetical story. The extreme example of the study was used to show how important it is to always write up an inventory list that shows what stays with the house for sale.

Contact the AE MLS Costa Rica

Feel free to leave your comments on this blog.

If you like this blog, connect with me on Google+ or subscribe to our newsletter by clicking the banner below.

 Click here to subscribe to The Easy Times

I DO want to remind our readers that we appreciate any referrals you can send us. Please also remember the American European real estate Group’s agents when your refer a real estate agent. We appreciate your business.

Facebook Comments

Ivo Henfling

Your West-side of San Jose real estate agent, covering Escazu and Santa Ana, Rohrmoser and Ciudad Colon. If you are looking to buy a home in Costa Rica or invest in a condo anywhere in the Central Valley or looking for any property for sale in Escazu or Santa Ana, you need to contact Costa Rica real estate agent Ivo Henfling. Ivo has been selling Costa Rica real estate on the westside of San Jose, in the locations of Rohrmoser, Sabana, Escazu, Santa Ana and Ciudad Colon for over 20 years and can show you hundreds of happy buyers of real estate in Escazu and those other areas. For Ivo, a deal is not a good one unless both buyer and seller are happy.

Related posts

How to make an offer on a property in Costa Rica

Many real estate deals go sour because buyers do not know how to make an offer on a...

Continue reading
Ivo Henfling
by Ivo Henfling

How to stop yourself from buying property in the middle of nowhere

Estimated Reading Time: 7 Minutes Did you buy property in the middle of nowhere and now you...

Continue reading
Ivo Henfling
by Ivo Henfling

How to buy foreclosed property in Costa Rica?

Estimated Reading Time: 5 Minutes Did you know that real estate agents seldom list foreclosed...

Continue reading
Ivo Henfling
by Ivo Henfling

Join The Discussion

This site uses Akismet to reduce spam. Learn how your comment data is processed.