By Manfred Peters, GM Attorneys at Law
If you own property in a condominium in Costa Rica, here’s some good news that could make managing your investment much easier. A recent legal reform now allows condominium HOA assemblies — both ordinary and extraordinary — to be held virtually, giving owners flexibility to participate no matter where they are in the world.
Until recently, the law governing condominiums in Costa Rica (Law No. 7933) did not clearly authorize virtual meetings, and it was mandatory to modify the condo bylaws of each HOA to allow it expressly. This often caused uncertainty for property managers and owners who wanted to vote or make essential decisions remotely. The new Law No. 10746, published on September 25, 2025, officially amended these challenges. Condominium HOA assemblies can now take place online/virtually with the same legal validity as in-person meetings.
Under the reform, sections 24 and 25 of the Condominium Law were updated to permit virtual owner assemblies and define the requirements for participation and technology. The meeting notice must clearly state that it will be held virtually and include detailed instructions for participation and accreditation. The technology platform used must allow real-time, two-way communication — meaning owners must be able to see, hear, and interact with each other during the session. Also, the condo administrator or the owners representing at least one-third of the condominium’s value may call an HOA assembly, whether virtual or in-person.
Importantly, HOA boards and/or developers no longer need to amend their CC&Rs (by-laws, covenants, conditions & restrictions) just to allow virtual meetings if their statutes permit assemblies generally — the new law provides the framework. Still, the best practice is to review and update internal regulations to ensure consistency and compliance.
This change is significant for foreign owners who split their time between countries or live abroad full-time. They can now exercise their voting rights, stay informed, and have a say and vote in the management of their Costa Rican condo property without needing to travel. It’s also a practical update for administrators, who can streamline logistics and ensure broader participation from residents and investors alike.
Of course, with greater flexibility comes the need for proper procedures. Condominium boards or condo administrators are encouraged to review their condo bylaws (CC&Rs), ensure that virtual meetings are correctly recorded, and adopt reliable technology to guarantee transparency and compliance.
For expats who own property in Costa Rica, this reform represents a long-awaited modernization of the country’s condominium laws — one that reflects how communities actually live and communicate today. Whether you’re in San José, New York, or Los Angeles, or anywhere in the world, you can now attend your next condo HOA meeting from wherever you are.
We at GM Attorneys will be pleased to help you with legal matters in Costa Rica! You can contact us at info@gmattorneyscr.com or visit our website and blog section at https://gmattorneyscr.com/blog/
