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.

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).

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.