Why Some Tenants Won’t Leave Even After They’ve Been Evicted

Evictions are never pleasant for either party. But while many tenants vacate willingly after receiving a legal eviction notice, there are always a few who simply refuse to leave—even after a legal eviction has been finalized. Understanding why certain tenants overstay their welcome can help landlords, property managers, and legal professionals better prepare for these difficult situations.

Why Do Some Tenants Refuse to Leave After Eviction?

When an eviction is legally ordered, tenants are required to vacate the property. However, some dig in their heels and stay put until they are physically removed. These types of tenants often display predictable behaviors and characteristics, including:

Common Behaviors:

• Ignoring notices and legal documents as if they don’t exist.

• Making constant excuses about why they need "just a little more time."

• Blaming the landlord or external factors for their situation.

• Obstructing access to the property by changing locks, blocking entrances, or becoming confrontational.

• Attempting last-minute negotiations despite the eviction order already being finalized.

Likely Personality Types:

Erroneous tenants who refuse to leave often share traits such as:

• Entitlement – They believe they have a right to stay, regardless of the law.

• Victim mentality – They see themselves as being unfairly treated and refuse to accept accountability.

• Avoidant – Rather than facing their financial responsibilities or making alternative plans, they delay and deny the reality of eviction.

• Manipulative – Using guilt, emotional pleas, or false promises to stall enforcement.

Why Won’t They Just Leave?

For these tenants, refusal to vacate is rarely about simple oversight. The underlying reasons often include:

• Financial hardship – They have nowhere else to go and no funds to relocate.

• Hope for a loophole – They believe some legal technicality will allow them to stay.

• Revenge – They want to inconvenience or punish the landlord.

• Denial – They refuse to accept that the situation is final and keep waiting for a “miracle” solution.

What Happens in Costa Rica After Eviction is Formalized?

Evictions in Costa Rica are a legal process governed by the Ley General de Arrendamientos Urbanos y Suburbanos (General Law of Urban and Suburban Leases). After a landlord obtains a formal eviction order through the courts, the tenant is given a specific deadline to vacate, typically communicated by a court official.

Once this period expires:

• A judicial officer (also known as a notificador judicial) schedules a physical removal.

• Law enforcement may be present to ensure peace and security.

• If the tenant still refuses to leave, the officer has the legal right to forcibly remove the tenant and their belongings from the property.

• The landlord is then legally permitted to change locks and secure the premises.

It’s important to note that, in Costa Rica, tenants may still try to delay the process through appeals, but once the eviction order is final, no further legal actions can halt the physical removal. The process is strictly enforced to ensure that property owners regain control of their assets.

When Paradise Attracts Crime: How Foreigners Are Testing Costa Rica’s Laws

Costa Rica is world-renowned for its natural beauty, peaceful culture, and relaxed way of life. With its rich biodiversity, stable democracy, and friendly population, it has long been considered a sanctuary for those seeking a slower, more meaningful existence. Unfortunately, the country’s reputation as a safe haven has attracted not only retirees, digital nomads, and entrepreneurs—but also a growing number of foreign criminals who mistakenly believe Costa Rica is a soft target for illegal activity.

Drawn by the same factors that appeal to law-abiding expats—minimal visa restrictions, relatively lax oversight in remote areas, and a legal system that can often be slow and overwhelmed—these individuals see an opportunity to exploit the system. They assume that Costa Rica’s peaceful reputation equates to weak enforcement. In reality, while Costa Rica enjoys a lower crime rate compared to its neighbors, it faces persistent challenges in safeguarding its borders, protecting its natural resources, and keeping up with the complexities of transnational crime.

Over the past several years, Costa Rican law enforcement has uncovered a troubling rise in serious crimes committed by foreigners. As much as 10% of annual crime in Costa Rica is being committed by foreign nationals. What once may have been isolated incidents have evolved into full-scale operations involving:

Recent Cases: Foreign Crimes in Costa Rica

• November 2024 – Canadian and U.S. Nationals Arrested for Drug Trafficking
  Two foreigners were arrested in a large drug trafficking operation, suspected of violating Law 8204, which targets narcotics, psychotropics, and money laundering. (AM Costa Rica)

• March 2023 – Canadian Citizens Busted for Marijuana Cultivation
  A pair of Canadian nationals were detained for operating a clandestine cannabis grow operation, directly violating Costa Rica's strict anti-narcotics laws. (AM Costa Rica)

• 2023 – Credit Card Fraud in Guanacaste
  Two Canadian citizens were arrested in Playas del Coco for running a credit card cloning scheme, facing charges under Article 217 of the Penal Code, which covers financial fraud. (The Costa Rica News)

• January 2024 – Belgian National Arrested for Femicide
  In a shocking case, a Belgian citizen was arrested on suspicion of femicide following the death of a woman in Santa Teresa, a popular beach town. Femicide is a particularly serious charge under Law 8589, which enhances penalties for gender-based killings. (AM Costa Rica)

• December 2024 – German Citizen Accused of Environmental Crimes
  Authorities arrested a German man accused of committing crimes against Costa Rica's protected ecosystems, including unauthorized development in restricted zones, in violation of Law 7554 (the Organic Environmental Law) and wildlife protection statutes. (AM Costa Rica)

• February 2025-Luxembourgian Citizen Accused of Fraud

  Authorities are investigating a couple in Guanacaste for violating Articles 216–221 of the Penal Code. Accused of falsifying records, documents, money laundering, and bribery.

Why Do These Criminals Target Costa Rica?

Many foreign criminals see Costa Rica as an easy mark, due to:

• Perceived weak enforcement of laws.

• Corruption loopholes in local governance.

• Slow judicial processes that can delay trials for years.

• High volumes of transient tourists that provide cover for illegal operations.

Laws Commonly Violated by Foreign Offenders:

• Law 8204 – Narcotics, Psychotropics, and Money Laundering.

• Law 8589 – Criminalization of Femicide and Gender Violence.

• Law 7554 – Environmental Protection and Land Use.

• Articles 216–221 of the Penal Code – Financial fraud, identity theft, and cybercrimes.

• Immigration Law 8764 – Illegal residency and visa abuses.

Time to Strengthen the System

The pattern of criminal activity by foreigners in Costa Rica has become impossible to ignore. What may have once been dismissed as isolated incidents are now part of a clear, disturbing trend. From high-level drug trafficking operations and large-scale financial fraud to environmental destruction and violent crimes, foreign nationals are increasingly appearing at the center of some of Costa Rica’s most serious criminal cases.

While Costa Rica remains an overwhelmingly peaceful nation—treasured worldwide for its commitment to democracy and social stability—these high-profile cases are sounding an alarm. They make it clear that the government can no longer rely on its historic reputation alone to safeguard the nation. Instead, proactive steps are needed to protect the country from those who seek to exploit its hospitality and relative legal flexibility. To address this growing threat, Costa Rica must consider the following urgent reforms:

1️⃣ Tighten Residency and Visa Vetting Procedures

Costa Rica's generous residency programs have long been a draw for retirees, remote workers, and investors, but they have also unintentionally opened the door for individuals seeking to use legal status as a cover for illicit activity. Stricter background checks on applicants, especially those from countries with high incidences of organized crime, are essential. This includes deeper collaboration with international law enforcement databases such as Interpol and Europol to flag those with criminal histories before they gain legal status in Costa Rica. Increased scrutiny of business investments, shell companies, and unusually large financial transactions tied to visa applications can also help prevent the abuse of the residency system.

2️⃣ Increase Resources for Environmental Protection Enforcement

Costa Rica’s greatest asset—its natural beauty and biodiversity—is under constant threat, not just from corporate interests but increasingly from foreign individuals engaging in illegal development, poaching, and land exploitation. Crimes like unauthorized construction in protected areas, illegal logging, and destruction of wildlife habitats are often carried out quietly in remote regions, making enforcement difficult. More funding for agencies like SINAC (National System of Conservation Areas) and MINAE (Ministry of Environment and Energy) is critical. These agencies need personnel, technology (like drones and satellite monitoring), and legal backing to detect, stop, and prosecute environmental crimes, no matter the nationality of the offender.

3️⃣ Accelerate Judicial Processes for Serious Crimes

One of Costa Rica’s most persistent challenges is its slow-moving judicial system. Major criminal cases, especially those involving property fraud, environmental crimes, and organized crime, can take years to resolve. In the meantime, accused individuals—many of whom are foreigners—have the time and resources to flee the country, tamper with evidence, or continue their operations. Establishing specialized fast-track courts for high-stakes criminal cases involving foreigners, along with expanding prosecutorial teams focused on transnational crime, would significantly reduce delays and prevent manipulation of the legal process.

4️⃣ Enhance International Cooperation to Track Repeat Offenders

Many of the foreign nationals arrested in Costa Rica are not first-time offenders. Some are part of broader criminal networks that operate across borders, shifting from country to country to evade law enforcement. Costa Rica must prioritize bilateral agreements and real-time intelligence sharing with partner nations, particularly those with high numbers of expat residents in Costa Rica, like Canada, United States, Germany, France, Spain, and Belgium. Strengthening extradition treaties, enhancing joint investigations, and creating blacklists of individuals barred from re-entering Costa Rica after deportation are crucial next steps to stop career criminals from using Costa Rica as their next safe haven.

Preserving the True Pura Vida

Costa Rica's identity is built on peace, sustainability, and community. But allowing it to become a playground for international criminals risks that legacy. By holding foreign offenders accountable and reinforcing its legal frameworks, Costa Rica sends a clear message: No one is above the law—local or foreign. If Costa Rica fails to act decisively, it risks becoming known not only as a paradise for tourists and retirees but also as a loophole destination for organized crime. Protecting the nation’s peace and ecological treasures requires modern, aggressive reforms that show the world—and those seeking to exploit it—that Costa Rica is not for sale, and it is not to be played.

Green Season Scams

Green Season Rental Scams Targeting Landlords in Costa Rica

Costa Rica’s green season (May to November) is a time when rental demand drops off. This time of year can attract digital nomads, long-term travelers, and expats looking for lower rates. While this can be a great opportunity for property owners to generate income through the low season, it’s also a prime time for rental scams targeting landlords. If you own a rental property in Costa Rica, here are the most common scams to watch out for—and how to protect yourself. It may seem like an attractive option to lower your rent for the green season and put some renters in place but be very careful because there are predatory renters that look for well-meaning landlords to take advantage of.

Common Green Season Rental Scams Targeting Landlords

1. Fake Tenants & Chargeback Scams

Some scammers pose as potential tenants, book a property, and pay the deposit using a stolen credit card or fraudulent payment method. After staying for a few days or weeks, the payment gets reversed by the merchant account or processor, leaving the landlord with an unpaid rental and potential damages.

💡 How to Avoid It:

• Only accept payments through secure, verifiable platforms like bank transfers, Airbnb, or PayPal (with seller protection).

• Be cautious of tenants who offer overpayments or request to send money via wire transfer or cryptocurrency.

• Wait for payments to fully clear before handing over keys.

2. Long-Term Tenants Who Never Pay

A common scam involves tenants signing a longer short-term 3-6 month “green season” lease, moving in, and never paying rent after the first month. Because Costa Rica has strict tenant protection laws, evicting a non-paying tenant can take months or even years.

💡 How to Avoid It:

• Require proof of income and references before signing a lease.

• Use a formal rental contract drafted by a lawyer to protect your rights.

• Request a security deposit and first and last month’s rent upfront before moving in.

• Consider only renting through platforms like Airbnb, where payments are collected in advance.

3. Subletting & Illegal Rentals

Some renters will sign a green season lease with off-season pricing and then secretly sublet your property to multiple tenants—often at higher rates—without your knowledge. In worse cases, your property could be used for illegal activities.

💡 How to Avoid It:

• Include a no-subletting clause in your lease agreement. Always have a lawyer draft and go over the lease.

• Conduct regular inspections or have a property manager check in on the unit every month. You have a right to monthly inspections.

• Set up security measures like requiring all tenants to be registered, and include this clause in your lease.

4. False Damage Claims & Deposit Refund Scams

Some tenants intentionally damage a property and then claim it was pre-existing damage. Others will demand their deposit back before departure, only to leave unpaid bills or hidden property damage behind. This is a common scam, in which tenant will demand their deposit in exchange for keys. The CR law states that deposits should be returned after inspections and the bills are settled, which is usually within 30 days. However, many rent scammers will demand their deposit back in cash or they refuse to leave.

💡 How to Avoid It:

• Take photos and videos of the property before move-in and after move-out to document its condition.

• Keep detailed records of all repairs and maintenance. Do not allow a tenant to do maintenance themselves.

• Clearly outline in the lease what is covered by the security deposit. Despite this, some scammer tenants will try to leverage vacating the property for their deposit. Know your rights!

5. Bogus Rental Agents & Property Managers

Some scammers pose as "rental agents" or "property managers", claiming they have good tenants lined up to rent your property, only to collect fees or deposits upfront and disappear with the money. Others may impersonate legitimate agencies, using fake contracts and stolen property photos.

💡 How to Avoid It:

• Work only with reputable real estate agencies with a strong presence in Costa Rica. Ask around, and get references.

• Never pay upfront fees to agents unless you verify their legitimacy. Do your research!

• Personally verify tenants before handing over property keys. Always have an in-person interview with a potential tenant, even if it is a Zoom, you need to assess their vibes for yourself. Someone can look good on paper, then in real life, they give you the creeps.

6. Squatters & Unwanted Occupants

Some “tenants” move in and then refuse to leave, using Costa Rica’s tenant protection laws to delay eviction. This is especially common with verbal rental agreements where there’s no official lease. If you have a vacant property or land, make sure you have a property manager, private property signage, and fencing up. You need to make it difficult for someone to get possession of your land and if a squatter is found, you need to remove them promptly so they cannot claim squatter rights.

💡 How to Avoid It:

• Never rent without a formal contract drafted by a lawyer that complies with Costa Rican tenancy laws. Do not make a verbal agreement.

• Register all caretakers of your land, and have a property manager oversee the property.

• Fence in your property to protect from encroachment, mark with signage, and contact for property manager.

How to Protect Your Rental Property in Costa Rica

✅ Screen Tenants Carefully – Ask for references, proof of employment, and previous rental history before accepting a tenant.
✅ Get Everything in Writing – Always use a legally binding rental agreement that outlines rent, deposits, and eviction terms.
✅ Use Secure Payment Methods – Avoid cash payments and untraceable transactions like Western Union or cryptocurrency.
✅ Hire a Property Manager – If you don’t live in Costa Rica full-time, working with a trusted local property manager can help prevent fraud.
✅ Monitor Your Property – Schedule routine inspections or install security cameras (where legal) to ensure no unauthorized activity occurs, like subletting or illegal activities.

Final Thoughts

While Costa Rica is a wonderful place to own rental property, green season scam artists are a real risk for landlords. Scammers take advantage of lower rental demand and looser tenant screening during this time. By staying vigilant, using proper legal contracts, and verifying tenants, you can protect your investment and avoid costly headaches. Consider solely using platforms like Airbnb to rent your home and make sure to register it with the ICT to protect yourself from any potential scams.

Have you experienced rental scams in Costa Rica as a landlord? Share your story in the comments!

Tenant Protections in Costa Rica

Like in other countries, tenants have rights and are protected in Costa Rica. Tenant rights are primarily governed by the General Law of Urban and Suburban Leases (Ley General de Arrendamientos Urbanos y Suburbanos), which outlines the responsibilities and protections for both landlords and tenants. There are some interesting challenges to note regarding the unique protections afforded to tenants.

1/ Protection for low-income housing. If your property value is under $100,000, it is considered by law to be low-income housing. There are greater safeguards to protect tenants in a property designated as low-income housing. During an eviction, the courts require an appraisal of your property from the municipality registrar to determine its designation and what set of lease laws apply.

2/ Protection for seniors. Cuidadano de Oro “Golden Citizen” is a program that provides free or supported service, front-of-the-line service, and discounted, and expedited service in government institutions to the elderly registered in this program. All seniors, including non-Costa Ricans who have lived in Costa Rica for 3 years can be eligible for this program. As long as their residency is in good standing, expats are eligible.

3/Tenants have a right to a 3-year lease minimum under the General Law of Urban and Suburban Leases. If a landlord wishes to terminate the lease they must give at least 3 months notice prior to the end of the lease or the lease automatically renews. This is important to note that if the lease you are drawing up is shorter term, your property must be registered with the ICT (tourism board) as a holiday rental. As well, the lease must state that it is a holiday rental.

These details are important to note before you agree to a lease with a potential tenant. You need to know if your property or the tenant fall under any special protections by the courts. As well, you need to cover your bases when determining the type of lease that you draw up, particularly if it is a short term lease, have a lawyer look over the agreement and make sure your property is designated for tourism. This will offer you greater protection if you find yourself in the unfortunate position to evict a tenant. If you property is not designated for tourism, then you are subject to the General Law of Urban and Suburban Leases (Ley General de Arrendamientos Urbanos y Suburbanos).

Rent Scams

You manage to buy your dream house in Costa Rica and you hope to spend your winters or retirement there or perhaps you want to move the whole family down. You are not alone! Costa Rica draws dreamers, surfers, celebrities, and retirees alike to its equatorial beauty. Known for its green living, longevity, permanent sunshine, and pura vida (pure life). There are over 140,000 expats living in a country with a population of 5.1 million people. That’s almost 3% of the country comprising mostly people from the USA, Canada, and Europe seeking the sun and laid-back lifestyle of Costa Rica. There are 3 million visitors each year and so many of those that visit get the bug and start to dream of moving to Costa Rica one day.

Not only does Costa Rica attract dreamers, artists, body worshippers, nature lovers, surfers, and thrill seekers, it also attracts schemers, cons, and escape artists. Not to be harsh, but a good friend told me years ago when I first moved to Costa Rica, “Don’t Google the gringos!”. At the time it seemed like a funny aside or maybe a bit of xenophobia or resentment of the gringo invasion. Fair enough I thought. But time has proven it was more of a proverb to live by than a quippy comment. Do not Google the gringos because 5 out of 10 times you will find that your new neighbor has a past they are trying to forget.

Places like Costa Rica are dreamy and otherworldly and hold the promise of reinvention or escape. Most of us are wanderers, seekers, and explorers at the very least or we wouldn’t find ourselves far from home learning a new language and navigating torrential tropical downpours and outrageously potholed moonlike roads with no guardrails. Even the beaches, the world’s finest in my humble opinion belie the power and dangers of the rip. Costa Rica draws seekers who shirk the status quo and you are guaranteed to meet some awesome like-minded people. That being said it is also a haven for crooks and cons due to the anonymity of easy LLC forming here, a complete lack of addresses, and lax laws. One can disappear here or use it as an opportunity to take advantage of a whole new pool of victims.

When deciding to rent to anyone, do your research. Get references, run their background online, use a PI service, or even check with your local bounty hunter to find out if your potential tenants are legit. Rent scams are rampant, particularly in Guanacaste province which attracts the most expats (illegal immigrants depending on your politics).

Here are a few examples of popular rent scams;

1/Pay first and last month’s rent, then don’t pay again knowing that it may take months or even a year to evict a tenant. This is exactly why the new monetario arrendamiento law was created and allows for expedited eviction for non-payment of rent.

2/Provide fake rent deposit receipts. If you are a foreign owner meaning you do not have your residency, then you cannot send or receive SINPE which is an electronic transfer using your cell phone. Only residents of Costa Rica have this banking privilege and it is the most common form of money transfer there. So a tenant may scam you by showing that a deposit was made knowing full well that you cannot receive the funds. Insist that tenants send you a copy of the bank transfer via email each month and that it is not verbal, via text, and that it is not SINPE.

3/There are shady lawyers who will accept payment to bog down the eviction process for clients to get “free” rent. This means that if your rent is $3000/month some shifty unethical lawyers will take 50% on the terms that they will bog down the courts with useless paperwork and defenses buying the tenant time to stay rent-free at your property. That being said, the tenant still has to pay the lawyer the 50% (1500/month in this case) to buy them time. Either way, it’s a bargain for the renter while you do not earn any income for your property.

4/ Exorbitant or fraudulent repair bills can act as a shield or be deducted from paying rent. One horror story I heard was a tenant who claimed the pool wasn’t working properly and offered to call a repair person for the landlord. This seemed like a proactive helpful thing to do. But then the tenant showed up with a pool repair invoice for $15,000, essentially saying they have a $15,000 rent credit. This landlord could not prove the receipt was a forgery and was stuck with these tenants living rent-free while they litigated. For your knowledge, all repairs need be approved by the landlord and no permission should be given to the tenant to undertake and invoice for any repairs to protect you from this scam. If repairs are needed you have 10 business days to attend to them except in the cases of natural disaster.

5/Tenants might accept or agree to a short-term lease such as a “green season” lease at a reduced rate and then claim that your short-term lease is invalid and they are entitled to stay for 3 years under Costa Rican law. Thus getting a real rent bargain and prohibiting you from using your property as you see fit.

My best advice is to definitely Google the gringos and if that doesn’t turn up anything, dig a bit deeper. Check with their references, and go to their former landlords or employers. This can be tricky because many potential renters you will encounter are retired, self-employed, or independently wealthy. But you have to do your research. If they are from the USA or Canada it can be easier to find out people’s info, but if they are from another non-English speaking country consider using a VPN or searching in other languages to optimize your search. It may seem like a hassle or a bit too nosey but it will save you a headache in the long run.