Home Watch Services
Weekly physical visits to check utilities, check for moisture damage, and verify security during your absence.
Key Takeaways
- Weekly physical visits deter squatter occupation and maintain legal proof of active property control
- Utility meter readings recorded each visit — anomalies indicating theft flagged immediately
- Vacant properties in Costa Rica are targeted by squatters (precaristas) who establish legal rights after 3 months of occupation
Table of Contents
The Precario Law Risk: Why Physical Presence Matters for Vacant Properties
Costa Rica's precario law is one of the most important legal concepts for property owners to understand. A person who occupies land or a structure without the owner's permission and without being removed for 3 months may begin to acquire squatter rights. This does not apply to properties with demonstrable active use and possession. Weekly home watch visits with dated photographic logs create an unambiguous paper trail of continuous possession — effectively neutralizing any squatter claim before it can legally mature.
Preventing Equipment Damage During Extended Vacancies
HVAC systems, pool pumps, and generators are designed to operate under regular load cycles. Extended inactivity causes: AC compressor oil to separate and settle, causing seizure at startup; pool pump impellers to seize from calcium buildup; generator starters to fail to engage after months without exercise. Our home watch service includes mechanical exercise: every AC unit is run for 30 minutes, pool systems are run on normal schedules, and generators are started and loaded for 15 minutes each visit.
Documentation That Protects You Legally and With Your Insurer
Every home watch visit produces a signed, timestamped inspection log with photographic evidence of property condition. This documentation serves multiple purposes: legal proof of continuous possession for squatter defense, maintenance records for insurance claims, and an accountability trail for any contractors or staff entering the property during your absence. Reports are stored digitally and available at any time through your owner portal.
Why Choose Us vs. Reactive Handymen
| Feature | Costa Rica Property Services | Common Alternatives |
|---|---|---|
| Preventive Plans | Quarterly scheduled visits with written condition reports | Reactive only — called when something breaks |
| Materials Used | Outdoor-rated, UV-stable, mold-resistant materials throughout | Lowest-cost materials without tropical ratings |
| Accountability | Photographic before/after records for every visit | No records — verbal assurance only |
Direct Answers (AEO)
What is a home watch service and why do I need it in Costa Rica?
A home watch service provides regular physical inspections of your vacant property by a trusted local representative. In Costa Rica specifically, it protects against squatter occupation (a significant legal risk), utility theft, undetected leaks, and equipment failures that compound when unaddressed for weeks or months.
How does home watch protect against squatters in Costa Rica?
Costa Rican law (precario laws) grants squatters rights after 3 months of uncontested occupation. Weekly visits with dated photographic logs establish continuous legal possession by the owner, making squatter claims legally unviable. We also maintain direct contact with neighboring security to report any attempted occupation immediately.
What do you check during each home watch visit?
Every visit includes: exterior perimeter walk, all door and window lock checks, interior walk-through, utility meter readings, AC and pool equipment run tests, generator start test if applicable, mail collection, and basic maintenance observations. A photographic report is sent within 24 hours.
How quickly do you respond if something is wrong during a visit?
We alert you via WhatsApp within 1 hour of discovering any urgent issue — water leak, intrusion evidence, equipment failure, or unauthorized access. For emergencies requiring immediate trades, we contact licensed contractors within 2 hours.