Building on Roatan

“Research is everything when building”

Roatan at the moment is awash with construction. The aftereffects of COVID and the swarm of buyers that followed it have left Roatan with a small inventory of completed houses for sale. This has triggered a wave of building on Roatan.

Choosing a Lot

The choice of a lot is of the utmost importance, as a good lot always holds its value, but a good house in a bad location will lose value. Sometimes, my clients tell me they have a budget for a lot and a house, and I can see them working backward from the house they want, calculating how much it will cost, and then figuring out how much they can afford to spend on the lot. This is a mistake.

The most important part of your house, regardless of whether it is your forever home or an investment, is the location. Never buy a lot that will not make you happy just because it fits within your budget.

The Building Process

  1. Prove ownership: You need to prove that you own the lot and have paid all property taxes at the Municipal office
  2. Architect plans: Must be signed off by a licensed structural engineer
  3. Community restrictions: Places like Lawson Rock, Lighthouse, Keyhole Bay have additional building codes
  4. Environmental inspection: Municipal sends team to ensure building fits location and complies with regulations
  5. Civil engineer inspection: Typically 20 days after environmental inspection
  6. Mayor approval: Final approval from Mayor of either Roatán or José Santos Guardiola municipality

Construction Costs

To provide a rough estimate, building a basic house with plumbing and wiring but no additional finishes should cost approximately $80 to $120 per square foot. If you aim to have the house fully finished, including high-end finishes, the cost can range from $130 to $150 per square foot and may go as high as $200 in some cases.

Pro tip: There is a significant variation in prices among different builders. I strongly recommend selecting a builder with a solid track record and reputation. Making a decision solely based on price can be a costly mistake.

Required Documentation

  • Proof of property ownership
  • ID Passport or residence
  • Copy of the property deed
  • Receipt of payment for real estate taxes
  • Copy of the green card indicating solvency of personal taxes paid
  • Budget for the construction work
  • Architectural plans (If foreign, must be stamped by Honduran licensed architect)
  • Licensed engineer’s stamp on the drawings
  • Builder documents including identity documents, valid builder license, and builder solvency