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.

Corruption in the Courts

Uncovering Property and Title Fraud in Costa Rica: How Corrupt Networks Target Foreign Owners

Costa Rica has long been a popular destination for foreign investors and expatriates seeking to own a piece of paradise. However, beneath the country’s lush landscapes and tranquil beaches lies a serious issue that threatens property owners—title fraud. Corrupt rings of lawyers, notaries, and even judges have been exploiting legal loopholes and weak enforcement to unlawfully transfer ownership of properties, often preying on absent foreign investors. In recent years Costa Rican nationals, some Europeans, and other unscrupulous scammers have been circling the opportunities for property theft in Costa Rica.

The Rise of Property Fraud in Costa Rica

Title fraud is a growing concern in Costa Rica, particularly among foreign property owners who are often unaware of the legal risks associated with their assets. Organized crime networks have infiltrated the legal and judicial systems, using fraudulent documentation and corrupt officials to seize ownership of valuable land. The process typically involves:

1. Identification of Vulnerable Properties – Fraudsters target properties owned by absentee landlords, foreign investors, or deceased individuals whose heirs may not be aware of the property’s status.

2. Collusion with Notaries and Lawyers – Corrupt notaries create fraudulent property transfer documents, while unethical lawyers ensure that these documents appear legitimate.

3. Judicial Manipulation – With connections inside the judicial system, these criminal networks can fast-track fraudulent ownership claims or delay legal challenges from rightful property owners.

4. Property Resale and Laundering – Once ownership is fraudulently obtained, the criminals often sell the property to unsuspecting buyers, sometimes laundering the proceeds through multiple transactions.

Notable Cases of Title Fraud and Judicial Corruption

The "Madre Patria" Mega-Case

One of the most significant property fraud cases in Costa Rica, known as "Madre Patria," came to light in June 2024. Authorities arrested 35 individuals, including a Spanish national believed to be the ringleader, along with several lawyers, notaries, and even a judge. The scheme involved fraudulent registrations, money laundering, and corruption in property transactions. (Read more on The Tico Times). In the recent "Madre Patria" case, Costa Rican authorities arrested 35 individuals involved in a property fraud and money laundering scheme. Among those detained were several legal professionals, including notaries and lawyers. The alleged ringleaders are two Spanish nationals with the surnames Gómez González and León Muñoz. The legal team reportedly included a lawyer named Martínez Parada, who collaborated closely with the organization. Other legal professionals involved were Fernández, Berrocal, Seeman, Rojas, and Leiva. Additionally, notaries González Jiménez, Mora Bonilla, González Pinto, Garita Quirós, Prendas Matarrita, and Castro Segura were implicated in the fraudulent activities. A judge from Desamparados was also arrested for allegedly providing legal advice to the criminal network. These individuals are accused of orchestrating the illegal acquisition of approximately 300 properties, primarily targeting absentee foreign owners. QCOSTARICA.COM

This case highlights the importance of vigilance and due diligence for property owners in Costa Rica, especially those residing abroad. Regularly monitoring property records and collaborating with reputable legal professionals can help safeguard against such fraudulent schemes. 

Surge in Title Fraud During the COVID-19 Pandemic

With travel restrictions in place during the COVID-19 pandemic, many foreign property owners were unable to visit Costa Rica, leaving their properties vulnerable to fraud. Criminal networks took advantage of the situation by impersonating owners and executing unauthorized transfers. Reports indicate that these frauds intensified in recent years, causing financial losses and legal disputes. (Read more on Garro Law)

Government and Judicial Responses

In an effort to address judicial corruption and prevent further fraud, Costa Rica's Supreme Court passed the Judicial Sanctions Regime Law in December 2024. The law strengthens disciplinary measures for judicial misconduct, extends investigation timelines, and allows criminal evidence to be used in disciplinary proceedings. These reforms aim to curb corruption within the judicial system and restore trust in property transactions. (Read more on Costa Rica Law)

Despite these measures, tensions between the executive and judicial branches have escalated, with President Rodrigo Chaves publicly criticizing judicial authorities over ongoing corruption investigations. (Read more on El País)

How to Protect Yourself from Title Fraud in Costa Rica

For property owners and investors in Costa Rica, safeguarding real estate assets requires vigilance and proactive legal measures:

• Regularly Monitor Your Property Records – Check the National Registry (Registro Nacional) to ensure your property remains in your name.

• Hire a Trusted Local Attorney – Work with a reputable, independent legal expert to oversee transactions and legal filings.

• Secure Your Title with Additional Protections – Some legal services offer title insurance and monitoring services to alert you to any unauthorized changes.

• Be Wary of Unsolicited Offers or Legal Notices – Fraudsters often initiate contact with property owners under false pretenses to manipulate transactions.

Conclusion

While Costa Rica remains an attractive destination for property investment, the risks associated with title fraud and judicial corruption cannot be ignored. Foreign investors and property owners must stay informed and take proactive legal measures to protect their assets. With ongoing judicial reforms, the government is making efforts to combat corruption, but vigilance remains the best defense against fraudulent schemes.

Have you experienced property fraud in Costa Rica? Share your thoughts and experiences in the comments below.

The Psychology of System Abusers: Why Some People Exploit Rental Agreements

In the rental market, most tenants and landlords engage in honest, mutually beneficial relationships. The landlord has a property they would like to generate income to maintain and the renter needs housing. However, a small subset of individuals deliberately exploit rental agreements, choosing not to pay rent or honor contracts. Understanding the psychology behind these behaviors can help landlords and property managers recognize red flags and take proactive measures.

Why Some People Choose to Exploit Rental Agreements

Several psychological and situational factors contribute to why some individuals refuse to respect rental contracts or pay their rent:

1. Entitlement Mentality. Some individuals possess a deep-seated sense of entitlement, believing they deserve free housing without reciprocating the agreed-upon terms. They may rationalize their actions by blaming landlords for charging "unfair" rent or convincing themselves they are owed something by society.

2. Opportunism and Moral Flexibility. Certain individuals actively look for loopholes in rental agreements and take advantage of landlords who may be inexperienced, overly trusting, or lenient. They justify their actions by exploiting ambiguities in contracts and local tenant protections.

3. Financial Hardship and Rationalization. Economic difficulties can lead tenants to deprioritize rent payments in favor of other necessities. While some individuals communicate their struggles, others choose to avoid payment entirely, rationalizing it as a temporary necessity that they may never address.

4. Pathological Lying and Manipulation. Individuals with narcissistic or antisocial tendencies often manipulate situations to their advantage. They might fabricate hardships, manipulate sympathy, or present themselves as victims to avoid fulfilling their obligations.

5. Cultural and Legal Exploitation. In regions with strong tenant protection laws, such as Costa Rica, some tenants become well-versed in legal loopholes and procedures that allow them to extend their stay indefinitely without paying. They exploit delays in the eviction process and use bureaucracy to their advantage.

The Avatar of a Rent Scammer in Costa Rica

A typical individual who engages in rental scams in Costa Rica often exhibits the following characteristics:

Background: Frequently an expatriate or a well-traveled individual who understands local legal systems and uses them to their advantage.

Personality Traits: Charming, persuasive, and adept at building trust quickly to secure rental agreements.

Behavioral Patterns: Moves frequently, leaving behind unpaid rent, damages, or disputes with previous landlords.

Financial Habits: Presents a facade of wealth but lacks verifiable sources of income.

Excuses: Cites unexpected personal or financial issues to delay payments indefinitely.

Profile of Someone Who Would Attempt to Take Over a Property

A person attempting to seize another's property often fits the following psychological and behavioral profile:

Personality Type: Highly manipulative, with narcissistic or sociopathic tendencies that enable them to exploit trust and authority.

Knowledge Base: Well-versed in local property laws, squatter's rights, and legal loopholes that can delay or prevent eviction.

Strategy: Gradually assumes control by offering to "help" manage the property, taking over responsibilities, and creating dependency on their presence.

Communication Style: Overly assertive, employing intimidation tactics, or subtly undermining the property owner's authority.

Warning Signs: Resistance to signing formal agreements, reluctance to leave when asked, and persistent excuses to avoid accountability.

How Landlords Can Protect Themselves

To prevent rental scams and property takeovers, landlords should:

Conduct Thorough Background Checks: Verify financial stability, employment, and rental history.

Require Legal Contracts: Use legally binding agreements with clear terms and consequences. Get a good lawyer to draft your contract.

Limit Leniency: Avoid verbal agreements or excessive grace periods for non-payment.

Monitor the Property: Regular check-ins and communication with tenants can help identify early signs of potential issues.

Know the Law: Understanding local tenancy laws and consulting with legal professionals can provide a solid defense against exploitation.

By understanding the psychology of those who exploit rental agreements and being proactive in their approach, landlords can safeguard their properties and investments effectively.

The Law Applies to All

Moving to Costa Rica means embracing a laid-back lifestyle and the famous pura vida vibe. It’s a refreshing change—forgetting about closed-toed shoes or maybe even shoes altogether. Seatbelts feel like relics of your old life, and paying cash to sidestep taxes might feel like just part of the culture. Tipping in restaurants isn’t the norm here, so it’s easy to slide into the comfort of not tipping, even though you know servers earn a low hourly wage. And if you’re just visiting, that sense of freedom might be amplified. Suddenly, you find yourself considering things you wouldn’t dare at home: buying drugs on the beach, drinking and driving, or dabbling in other questionable activities. After all, what happens in Costa Rica stays in Costa Rica… right? Wrong.

It’s important to remember that Costa Rica has laws, and you are just as subject to them as any Costa Rican citizen. Whether you’re here on a tourist visa, as a retiree, a worker, a rentista, or a permanent resident, you’re expected to follow the same rules as everyone else. You might feel like you’re getting away with bending the rules because the legal process here can seem slow, but don’t let that lull you into a false sense of security. Costa Rica has extradition treaties with the United States, Canada, many European nations, China, and much of Central and South America. If you’re hiding out here to dodge legal troubles back home, it’s only a matter of time before it catches up with you.

If you assume Costa Rica’s reliance on paper records or the lack of a robust digital database makes it easy to slip through the cracks, think again. Times are changing. Respecting the laws of the land isn’t just about staying on the right side of the law—it’s about protecting yourself from serious consequences. Prisons in Costa Rica are reportedly grim, and breaking the law here could lead to deportation, extradition, a lifetime travel ban, or worse, imprisonment.

Many fugitives, including murderers, have been discovered hiding in Costa Rica. For example, there’s the case of the American yoga teacher who tried to evade justice by undergoing plastic surgery and living under the radar here. Or the husband who murdered his wife in the U.S. and fled to Costa Rica to start a new life with his young lover. Then there’s the doctor from the States convicted of sex offenses who is now back in prison.

In addition to these cases, countless individuals have been arrested for running, buying, and trafficking narcotics in Costa Rica. It’s worth noting that marijuana is not legal here, despite misconceptions by some visitors.

White-collar crime doesn’t fare any better. While tax evasion, fraud, or skipping out on paying bills may seem convenient in the short term, it will eventually catch up with you. Costa Rica may be known for its relaxed pura vida lifestyle, but it is not a lawless haven.

For those who have built a life in Costa Rica—friends, family, investments, or a community—breaking the law risks losing it all. And while the warmth and friendliness of Costa Rican people might make you feel at ease, don’t mistake kindness for weakness. The courts here are not particularly sympathetic to foreigners who exploit or disrespect their laws.

So, as you embrace the beauty and freedom of Costa Rica, remember that pura vida isn’t about living without limits—it’s about living with respect. Respect for fellow Costa Ricans, the environment, and the law. Stay mindful, follow the laws, and truly appreciate what this amazing country has to offer.

How to protect your property

If you have a piece of land or vacant property in Costa Rica you will need to protect it from squatters and fraud. Vacant and empty land or homes present an easy opportunity for thieves and white-collar criminals. When buying, selling, and maintaining your property you must do your diligence to protect your investment.

You can do this by not leaving it unattended and having regular groundskeeping and cleaning. Make sure you have a fence and proper clear signage so that there is no dispute on the land. Always have an alarm system on your house and have it serviced regularly. You may want to have a backup generator for frequent power outages or “blackouts”.

When renting your home:

1. Prepare a lease using a lawyer and make sure it is iron clad, there are system abusers everywhere, so do your diligence

2. Be aware of the landlord-tenant laws in Costa Rica-know your rights and responsibilities

3. Do a thorough inventory and inspection before and after renting.

4. Do a background check on potential renters. Hire a PI or run their ID in the system, trust us, it may save you a headache in the future.

Protecting your home from fraud:

1. You can take a Property Alert service, where they will monitor your property title and alert you if anything has changed in your title given by the National Register. Do your own due diligence on this because the registry takes no responsibility.

2. Check the title of your property online once a month. It takes only a few minutes.

3. Register a Cédula Hipotecaria on your property. This is much like a mortgage you own, to protect the property from being sold or mortgaged by anyone else. Ask your attorney about the Cédula Hipotecaria. If you don’t have an attorney, check the list of legal counsel we recommend.

Don’t get dragged in to the drama

Scam artists often use subversive tactics to draw you into their schemes, sometimes without you even realizing it. You might already be caught up in one right now! In marketing psychology, this strategy is known as a "call to action," which plays on your emotions to bait you into engagement.

When it comes to renting out your property, it’s essential to remember that this is a business transaction—emotions shouldn’t play a significant role. If you find that your tenants are eliciting strong emotional responses, it’s a red flag. They may be using manipulative tactics to gain an advantage.

One common approach is being overly nice and helpful, creating a false sense of trust and security. If they frequently update you on the "extra care" they’re taking with your property, it could be a ruse. Similarly, excessive praise, thank-you messages, or emojis (like hearts or smiley faces) can be a form of “love bombing,” designed to build a manipulative connection.

Alternatively, tenants may rely on frequent complaints or fault-finding about the property, testing how far they can push you to accommodate their demands. By doing so, they gauge your willingness to prioritize their satisfaction, making it easier to manipulate you.

Another tactic involves leveraging sympathy by mentioning children, pets, or elderly dependents. They might subtly imply, “How could someone with a family be dishonest?” Don’t let these appeals to emotion cloud your judgment.

Pay attention if their communication style feels unusual compared to other tenants. They may have shared an overly elaborate or fantastical backstory during the application process. Oversharing, name-dropping, humblebragging about their successes, or recounting glamorous adventures are all attempts to make their persona seem exceptional, trustworthy, or wealthy. These behaviors are telltale signs of a potential scam.

Remember, the term "confidence game" exists for a reason: con artists rely on gaining your trust to succeed. Stay vigilant and keep emotions out of the equation when managing rental agreements.