What we verified in “Buying a home in Puerto Rico: notary, deed and registry”

Statements and where we checked them

The statements with rules, figures or dates, with the exact place in the source and the date we checked them.

1. Puerto Rico's Notarial Act defines the notary as the legal professional who exercises a public function, authorized to attest to the legal transactions carried out before them, and gives the notary the role of receiving the will of the parties and drafting the deeds; only those already authorized and admitted attorneys whom the Supreme Court of Puerto Rico authorizes may practice as notaries; and its statement of motives explains that in that function the notary is not the attorney of any of the parties, represents no client and represents the public faith.

   Sources 1 · Ley Notarial de Puerto Rico (rev. August 27, 2026), Statement of motives, Art. 2 and Art. 7: 'El notario es el profesional del Derecho que ejerce una función pública'; 'redactar las escrituras y documentos notariales'; 'autorizados por el Tribunal Supremo de Puerto Rico para ejercer el notariado'; 'el notario puertorriqueño no es abogado de ninguno de los otorgantes'; 'no representa a cliente alguno, representa a la fe pública' · Checked October 17, 2026

2. Under the Notarial Act, the deed must state the notary's attestation that they know the parties or verified their identity, that the parties have legal capacity, and that the notary read them the deed or let them read it; the notary gives the relevant legal warnings orally; every deed that transfers real property must include the warning about the need and advisability of getting a tax debt certification from CRIM; and it must include the cadastral number CRIM assigned to the property, or state that it is unknown.

   Sources 1 · Ley Notarial, Art. 15(e), (f), (h) and (i): 'La fe expresa del notario de su conocimiento personal de los otorgantes'; 'de haberles leído a ellos y a los testigos, en su caso, la escritura'; 'las reservas y advertencias legales pertinentes'; 'conveniencia de obtener una certificación de deuda contributiva del Centro de Recaudación de Ingresos Municipales (CRIM)'; 'el notario deberá incluir el número de catastro' · Checked October 17, 2026

3. Under the Notarial Act, when residential property is transferred the notary must advise and warn the buyer that, if they intend to use it as their principal residence, they must apply for the real property tax exemption (exoneración) under the Municipal Code, and must record that warning in the deed.

   Sources 1 · Ley Notarial, Art. 11 (amended by Act 168-2026): 'el notario vendrá obligado a asesorar y advertirle al adquirente'; 'deberá solicitar los beneficios de la exoneración contributiva' · Checked October 17, 2026

4. The Notarial Act accepts as identification, when the notary does not personally know a party, an identity document with photo and signature issued by the authorities of Puerto Rico, the United States or a state, or a passport issued by a foreign authority.

   Sources 1 · Ley Notarial, Art. 17(c): 'La identificación por documento de identidad con retrato y firma'; 'o por pasaporte debidamente expedido por autoridad extranjera' · Checked October 17, 2026

5. Under the Notarial Act fee schedule, the fee for a deed worth up to $10,000 is $150; for a value over $10,000 and up to $5,000,000 it is agreed, but never more than 1% or less than 0.50% of the value, and never less than $250; for newly built homes and refinancings with more than one instrument before the same notary, the highest-value instrument pays the scale and the rest pay half, with the total no more than 1% of the highest-value instrument; for social-interest housing with AFV or another agency, the fee is agreed but never less than 0.25% or $250, whichever is greater, a rule that does not apply to guaranteed loans such as FHA or veterans loans; and the notary may charge separately, with reasonable fees, for work such as title studies and consultations.

   Sources 1 · Ley Notarial, Art. 77(2)(a), (b) and (e), Art. 77(3)(a) and Art. 78: 'cuyo valor no exceda de diez mil dólares ($10,000), los honorarios notariales fijados por este arancel serán de ciento cincuenta dólares ($150)'; 'pero nunca será mayor del uno por ciento (1%) ni menor del punto cincuenta por ciento (.50%) de su valor, lo cual nunca será menor de doscientos cincuenta dólares ($250)'; 'Disponiéndose, que la suma de lo cobrado nunca será mayor del uno por ciento (1%) del instrumento público de mayor valor'; 'nunca será menor del punto veinticinco por ciento (0.25%) o doscientos cincuenta dólares ($250), lo que sea mayor'; 'no aplica a préstamos con financiamiento o refinanciamiento garantizado por agencias federales o estatales'; 'estudios de antecedentes, título, consultas' · Checked October 17, 2026

6. Under the Notarial Act, every notarial document executed outside Puerto Rico must first be recorded in a Puerto Rico notary's protocol (protocolized) to have effect as a public instrument; and one party may make an offer in a public deed that the other accepts in a separate document, on another date and place and before another notary.

   Sources 1 · Ley Notarial, Art. 33 and Art. 38: 'en distinto documento que podrá ser otorgado en otra fecha y lugar'; 'todo documento notarial otorgado fuera de Puerto Rico deberá ser previamente protocolizado' · Checked October 17, 2026

7. Under the Real Property Registry Act, the Registry is public for anyone with an interest in knowing the legal status of recorded real property or property rights, and online queries are available 24 hours a day; the documents that support a recording include the public deed, court documents, notarial records of non-contentious matters and certain administrative certifications.

   Sources 2 · Act 210-2015 (rev. October 1, 2026), Art. 3 and Art. 9: 'El Registro es público para quienes tengan interés en conocer el estado jurídico de los bienes'; 'Las consultas telemáticas, estarán disponibles veinticuatro (24) horas al día'; 'Los documentos que motivan un asiento de inscripción son los siguientes'; 'Escritura pública.' · Checked October 17, 2026

8. Under the Registry Act, to record a document that transfers or encumbers real property, the right of the person granting it must already be recorded; otherwise, the recording is denied.

   Sources 2 · Act 210-2015, Art. 17: 'deberá constar previamente inscrito el derecho de la persona que otorgue'; 'De lo contrario, se denegará la inscripción' · Checked October 17, 2026

9. Under the Registry Act, recorded titles take effect against third parties from the date of recording, and priority between recordings on the same property depends on the date, time and number of the filing entry.

   Sources 2 · Act 210-2015, Art. 19: 'Los títulos inscritos surtirán efecto en cuanto a terceros desde la fecha de su inscripción'; 'dependerá de la fecha, hora y número del asiento de presentación' · Checked October 17, 2026

10. Under the Registry Act, a third party's property right is protected by the Registry's public faith when they acquire it validly, in good faith and for value, from a person who appears in the Registry with the power to transfer it, and record it.

    Sources 2 · Act 210-2015, Art. 35: 'el derecho real de un tercero estará protegido por la fe pública registral'; 'de buena fe y a título oneroso de persona que en el Registro aparece con facultad para transmitirlo' · Checked October 17, 2026

11. Under the Registry Act, when several people own undivided shares of a property, the recording states each co-owner's share as a percentage.

    Sources 2 · Act 210-2015, Art. 29: 'precisarán la porción alícuota de cada condueño en términos porcentuales' · Checked October 17, 2026

12. According to HUD Handbook 4000.1, for an FHA mortgage the property must be located in the U.S., Puerto Rico, Guam, the Virgin Islands, the Northern Mariana Islands or American Samoa; and for borrowers who live in Puerto Rico and are not required to file federal income taxes, the lender must obtain the equivalent territory tax return.

    Sources 10 · Handbook 4000.1 (last revised August 12, 2026), II.A.1, 'Property Eligibility and Acceptability Criteria', '(A) General Property Eligibility': 'The Property must be located within the U.S., Puerto Rico, Guam'; II.A.4.c, 'Income Requirements': 'for Borrowers who reside in Puerto Rico'; 'the Mortgagee must obtain the equivalent tax filing for the territory (a territory tax return)' · Checked October 17, 2026

13. According to the CFPB, FHA loans allow down payments as low as 3.5 percent, have a maximum loan amount that varies by county and always require mortgage insurance.

    Sources 11 · FHA loans (page last modified June 30, 2025): 'Allow for down payments as low as 3.5 percent'; 'Have a maximum loan amount that varies by county'; 'Mortgage insurance is required for all FHA loans' · Checked October 17, 2026

14. Fannie Mae's Selling Guide requires the security property to be located in the United States (including the District of Columbia), Puerto Rico, the U.S. Virgin Islands or Guam.

    Sources 12 · B2-3-01, General Property Eligibility (09/03/2025), 'Property Location': 'The security property must be located in the United States (including the District of Columbia), Puerto Rico, the U.S. Virgin Islands, or Guam' · Checked October 17, 2026

15. According to the CFPB, a conventional loan is one that is not part of a specific government program, and with a down payment under 20% you typically need mortgage insurance.

    Sources 13 · Conventional loans: 'just means that the loan is not part of a specific government program'; 'If your down payment is less than 20%, you’ll typically need mortgage insurance' · Checked October 17, 2026

16. For the federal veterans' benefits laws (title 38 of the U.S. Code), the term «State» includes the states, the territories and possessions, the District of Columbia and the Commonwealth of Puerto Rico.

    Sources 14 · 38 U.S.C. §101(20): 'each of the several States, Territories, and possessions of the United States, the District of Columbia, and the Commonwealth of Puerto Rico' · Checked October 17, 2026

17. According to the CFPB, the VA loan is for eligible veterans, current servicemembers and surviving spouses; private lenders make it and VA guarantees it; it does not require monthly mortgage insurance premiums but usually requires an upfront fee at closing; it is available with low or even zero down payments; and the CFPB advises always comparing official loan offers, called Loan Estimates, before deciding.

    Sources 15 · Special loan programs: 'eligible veterans, current servicemembers, and surviving spouses'; 'The loans are made by private lenders and guaranteed by the VA'; 'Do not require monthly mortgage insurance premiums, but usually require an upfront fee at closing'; 'Are available with low or even zero down payments'; 'Always compare official loan offers, called Loan Estimates, before making a final decision' · Checked October 17, 2026

18. According to the AFV, the Pronto pa' tu casa program uses CDBG-MIT funds to help eligible buyers purchase an existing property whose price does not exceed FHA mortgage limits or the appraised value; it gives up to $45,000 per eligible low- and moderate-income or urgent-need household, up to $55,000 if at least one member is Essential Recovery Personnel, and an additional $5,000 incentive for buying in a designated urban center; it requires a homebuyer education course, meeting the income limits, mortgage approval at a participating financial institution, not owning a home when applying and being a U.S. citizen, a U.S. national who is not a citizen or a qualified alien; the application goes through a participating financial institution; the property must be acquired with valid title free of liens; and if it is in a special flood hazard area it qualifies only if the buyer purchases a flood insurance policy and shows proof at closing.

    Sources 7 · Pronto pa’ tu casa (afv.pr.gov): 'administrara los Fondos CDBG-MIT para apoyar a los compradores de vivienda elegibles en la compra de una propiedad existente'; 'El precio de compra no debera exceder los límites actuales de las hipotecas FHA ni el valor indicado en la tasación'; 'Hasta un máximo de $45,000.00 por cada hogar elegible de Ingresos Bajos y Moderados (LMI) o de Necesidad Urgente (UN)'; 'Hasta un máximo de $55,000.00 por cada hogar elegible'; 'con al menos un miembro que pertenezca al Personal Esencial de Recuperación'; 'Incentivo adicional de $5,000.00 para los hogares elegibles que decidan comprar una vivienda dentro de un centro urbano'; 'Tomar un curso de educación para compradores de vivienda'; 'Obtener la aprobación de una hipoteca en una institución financiera participante'; 'No ser propietario de una vivienda al momento de solicitar la asistencia del Programa'; 'Ser un ciudadano estadounidense, persona con nacionalidad estadounidense que no es ciudadano estadounidense o un extranjero calificado'; 'La solicitud se realiza a través de una institución financiera participante'; 'Debe poder adquirirse con un título válido y libre de cualquier gravamen'; 'la propiedad puede calificar para la asistencia, sólo si el solicitante compra una póliza de seguro contra inundaciones y presenta evidencia al momento del cierre' · Checked October 17, 2026

19. According to the AFV, Vivienda Joven is a mortgage loan guaranteed by the AFV that gives no financial assistance: it makes a loan available to people aged 21 to 35 who graduated from an accredited institution (university, technical or vocational) in the last five years, to buy their principal residence in Puerto Rico; and on the same page it describes Pronto pa' tu casa as assistance to cover the down payment and/or closing costs when buying a home.

    Sources 8 · Programa de Préstamos AFV, 'Préstamo – Vivienda Joven' and 'Pronto pa’ tu Casa': 'El programa no ofrece ayuda alguna'; 'jóvenes de entre 21 y 35 años graduados de una institución acreditada (universitaria, técnica o vocacional) dentro de los últimos cinco (5) años para la compra de su residencia principal en Puerto Rico'; 'para cubrir pronto y/o gastos de cierre en la compra de una Vivienda' · Checked October 17, 2026

20. According to the AFV, its HOME Program helps low-income families with activities such as buyer assistance; to buy with HOME it asks that you own no property, stay within the income limits, be able to pay a mortgage and enroll in a homebuyer course; the AFV gives guidance at 939-333-5417; and it warns that outsiders are using information about its repossessed properties to commit fraud, so it asks people not to hand over money or sign any contract without the AFV's official participation.

    Sources 9 · Autoridad para el Financiamiento de la Vivienda (home page): 'ayuda a familias con ingresos bajos a través de actividades como asistencia al comprador-HOME'; 'No poseer propiedad'; 'No exceder los límites de ingreso'; 'Tener capacidad de pago para asumir una hipoteca'; 'Llama al 939-333-5417 para orientación'; 'están utilizando la información de nuestras propiedades reposeídas para cometer posibles actos de fraude'; 'No entregue dinero a persona alguna ni firme contrato alguno sin la comparecencia oficial de la Autoridad para el Financiamiento de la Vivienda' · Checked October 17, 2026

21. Under the Municipal Code, anyone who acquires a property, whether by sale, gift, inheritance or another method, must notify CRIM of the change of ownership on its form within 30 days after the acquisition, even if they already filed the transaction with the Property Registry; anyone who fails to do so is liable for the bills issued in the name of the previous owners, with interest, surcharges and penalties, and for the tax lien on the property.

    Sources 3 · Código Municipal de Puerto Rico (Act 107-2020, rev. October 15, 2026), Art. 7.052: 'ya sea por compraventa, donación, herencia, traspaso, cesión, dación'; 'dentro de los treinta (30) días siguientes a la adquisición de la propiedad'; 'independientemente de que haya presentado dicha transacción al Registro de la Propiedad'; 'será responsable del pago de los recibos expedidos a nombre del dueño o dueños anteriores' · Checked October 17, 2026

22. Under the Municipal Code, the tax imposed for the current fiscal year and the five previous fiscal years on each property is the first lien on that property, ahead of any other, and it does not need to be recorded to be a charge on the property.

    Sources 3 · Código Municipal, Art. 7.057: 'por los cinco (5) años económicos anteriores'; 'constituirá el primer gravamen sobre dicha propiedad'; 'No será necesario inscribir dicho gravamen para que constituya una carga real' · Checked October 17, 2026

23. According to CRIM's portal, when you acquire a residence you must submit a change-of-owner request; and its online service lets you look up the debt on your properties and request certifications such as the Account Statement (Estado de Cuenta), the Certification of Values and the Certification for All Items.

    Sources 5 · Centro de Recaudación de Ingresos Municipales, home page: 'Al momento de adquirir una residencia, debes someter una solicitud de cambio de dueño'; 'Acceso a deuda de sus propiedades'; 'Estado de Cuenta, Certificación de Valores, Certificación por Todos los Conceptos' · Checked October 17, 2026

24. The Insurance Consumer Bill of Rights in Puerto Rico's Insurance Code recognizes the right to choose the insurer and insurance intermediary you prefer, and to be told that a financial institution's credit is not conditioned on buying insurance from it or its affiliates.

    Sources 4 · Código de Seguros de Puerto Rico (rev. August 21, 2026), Art. 1.120(a) and (b): 'Derecho a elegir al asegurador e intermediario de seguros de su preferencia'; 'la concesión de dicho crédito no se condiciona a la compra de seguros' · Checked October 17, 2026

25. The Office of the Commissioner of Insurance reminds people that floods are generally excluded from property policies and that the need to protect your property does not end when the mortgage is paid off.

    Sources 6 · OCS, En temporada de huracanes: asegúrese de estar protegido: 'Recuerde que las inundaciones generalmente están excluidas de las pólizas de propiedad'; 'la necesidad de proteger su propiedad no termina cuando la deuda es satisfecha' · Checked October 17, 2026

26. Under the federal Flood Disaster Protection Act, a regulated lending institution may not make a loan secured by improved real estate in a special flood hazard area where flood insurance is available unless the building is covered by flood insurance for the term of the loan in an amount at least equal to the outstanding loan balance or the maximum coverage available, whichever is less.

    Sources 16 · 42 U.S.C. §4012a(b)(1)(A): 'not to make, increase, extend, or renew any loan secured by improved real estate or a mobile home'; 'an area having special flood hazards and in which flood insurance has been made available'; 'whichever is less' · Checked October 17, 2026

27. According to the CFPB, housing counselors throughout the country can give advice on buying a home, renting, defaults and credit, and can offer independent advice, often at little or no cost.

    Sources 17 · Find a Housing Counselor: 'Housing counselors throughout the country can provide advice on buying a home, renting, defaults, forbearances, foreclosures, and credit issues'; 'they can offer independent advice, often at little or no cost to you' · Checked October 17, 2026