Construction Challenges in Costa Rica

By Tom Rosenberger

Living and building in Costa Rica, within 10 degrees of the equator, where the sun’s ultraviolet rays are very powerful, present’s new and unpredictable challenges. From over 15 years of constructing housing here, I have witnessed numerous building products fail for a variety of different reasons.

Some problems are a result of the intense ultraviolet rays of the sun. Day in and day out this natural solar energy is prematurely wearing down the surfaces of many exterior installations. For instance;

• Concrete stucco walls fade and crack.
• Galvanized metal roofing laminates cup and corrode.
• High quality solar panels dry out and leak prematurely.
• Durable rubber roofing washers on fastening screws deteriorate and leak.

Other unforeseen problems with construction in Costa Rica are many times the result of inexperienced tradesmen using foreign building products that they are not familiar with. One of the biggest problems with these modern products is that they have proprietary installation procedures that the Latino tradesmen do not understand. If the manufacturers recommended installation procedures are not followed, the products fail and the guarantee is worthless.

Using the wrong materials and/or improper installation procedures, can result in very expensive repairs that usually have to be absorbed by the owner. Here are a few common problems to look out for;

Structural failures - due to inadequate site preparation and/or the lack of sufficient steel re-enforcement - this allows settling of the foundation and subsequent cracks on exterior walls where water infiltrates into the wall cavity causing interior damage and mold growth.

Traditional cement plaster - drying too fast and cracking - you will especially see it on walls that are exposed to sun while drying. To properly dry concrete, you should keep it wet (as in drenching the newly plastered walls with a hose sprayer) for at least seven days depending on the climate. If this is done, there will be fewer if any cracks.

Bad concrete - there was either too much water or something contaminated the concrete, like dirt or bad water.

In addition to product failures and installation problems, in Costa Rica we need to adjust to cultural differences as well. Here are some common Latin traditions that can cause premature fading and peeling of painting products.

Tradition: Paint is a concentrate - it should be diluted to create more paint.

Result: The dilutants (diluyentes) dilute the quality of the paint

Tradition: Primer products can’t be seen- if you can’t see them, why purchase the more expensive, higher quality product - therefore the primer, (sellador) should be the cheapest product available. The cheaper primer is manufactured to lower standards, is not as thick and will not adhere as well or last as long.

Result: The diluted paint and the cheaper primer cause you to have to re-paint your entire home prematurely.

Nearly all of these products are sold with good intentions and with manufacturers warranties, but ultimately the builder has to deal with realistic solutions for product failures in Costa Rica. Architects and engineers are inundated with new and supposedly better products to specify in the projects they are hired to design. Product performance specifications provided in marketing materials may be applicable in other areas of the world, but down here with the sun’s powerful ultraviolet rays, we’re faced with numerous challenges that only hands-on experience and dedication to the building profession can overcome.

Costa Rica Land & Construction Inspector, Tom Rosenberger: For 25 years, I’ve been building housing and developing land. Since 1992, I’ve been fortunate to live in Costa Rica and utilize my experience to help investors “See Beyond the Obvious” to anticipate and avoid problems when relocating and conducting business here. You can review my work history, the services I provide and contact information at, www.CostaRicaHomeBuilder.com. Tom Rosenberger, Tel, 506-8364-1989 Apartado 421-4005, San Antonio, Belen, Costa Rica