Real Property
Private property, both non-real estate and real estate, is recognized and protected in El Salvador. Companies that plan to buy land or other real estate are advised to hire competent local legal counsel to advise them on the property's title prior to purchase.
No single natural or legal person--whether national or foreign--can own more than 245 hectares (605 acres) of land. Per the State's Constitution, a principle of reciprocity is applied regarding the ownership of rural land, i.e., there are no restrictions on the ownership of rural land by foreigners in El Salvador, unless this restriction is applied to Salvadoran nationals in the corresponding states. If the rural land will be used for industrial purposes, however, the reciprocity requirement is lifted.
Real property can be transferred without government authorization. For title transfer to be valid vis-à-vis third parties, however, it needs to be properly registered. Real estate lease law tends to heavily protect the interests of tenants, e.g., the law allows tenants to remain on property after their lease expires, provided they continue to pay rent. Likewise, the law limits the amount of rent that can be charged and makes eviction processes extremely difficult.
Squatters occupying private property in good faith can eventually acquire title. If the owner of the property is unknown, squatters can acquire title after 20 years of good faith possession through a judicial procedure; if the owner is known, squatters can acquire title after 30 years.
Squatters may never acquire title to public land, although municipalities often grant the right of use to the squatter.
Zoning is regulated by municipal rules. Municipalities have broad power regarding the use of property within their jurisdiction. Zoning maps, if they exist, are generally not available to the public.
The ineffectiveness of the judicial system discourages investments in real estate and makes execution of real estate guarantees difficult. The real property lease law provides extensive protection to tenants, but landowners’ interests often go unprotected. Securitization of real estate guarantees or titles is legally permissible but does not occur frequently in practice.
In April 2012, the Legislative Assembly passed a constitutional reform recognizing the existence and the rights of indigenous peoples. However, there are no provisions for traditional use of lands or for indigenous peoples to share in revenue from exploitation of natural resources, as the government does not specifically demarcate any lands as belonging to indigenous communities.
According to the latest agricultural census (2007-2008), agricultural land in El Salvador totals 2,283,444.48 acres, of which 1,695,653.4 acres are owned (74 percent), 478,127.32 acres are rented (21 percent), and 109,665.48 acres (5 percent) are not clearly defined.
Website: http://www.censos.gob.sv/
El Salvador ranks 56th of 189 economies on the World Bank's Doing Business 2016 report in the Ease of Registering Property category. According to the collected data, registering a property takes on average of five steps over a period of 31 days, and costs 3.8 percent of the reported value of the property.
Intellectual Property Rights
El Salvador revised several laws to comply with CAFTA-DR's provisions on intellectual property rights (IPR). The Intellectual Property Promotion and Protection Law (1993, revised in 2005), Law of Trademarks and Other Distinctive Signs (2002, revised in 2005), and Penal Code establish the legal framework to protect IPR. Investors can register trademarks, patents, copyrights, and other forms of intellectual property with the National Registry Center's Intellectual Property Office. Reforms extended the copyright term from 50 to 70 years. In 2008, the government enacted test data exclusivity regulations for pharmaceuticals and agrochemicals, which will be protected for five and 10 years respectively, and ratified an international agreement extending protection to satellite signals.
In May 2015, the Constitutional Chamber of the Salvadoran Supreme Court, finding that no treaty could commit the Salvadoran Legislative Assembly to ratifying, or acceding, to another treaty, declared unconstitutional Article 15.1:5(a) of CAFTA-DR in which all parties (except Nicaragua and Costa Rica) committed to the ratification of, or accession to, the International Union for the Protection of New Varieties of Plants (UPOV Convention 1991) by January 1, 2006. Nonetheless, in El Salvador, plant and animal varieties are protected under the country's Intellectual Property Law and may be patented for 20 years from date of application.
In March 2012, El Salvador passed a new Medicines Law to regulate the production, sale, and distribution of pharmaceuticals. The law created the National Directorate of Medicines to oversee implementation, including the drafting of regulations and establishment of price controls on the sale of pharmaceuticals. The new regulations were published by the Directorate in December 2012. The National Directorate of Medicines reviews maximum prices annually and releases revised parameters, which covers trademarked products and generics, every January.
In November 2014, the Ministry of Economy and the National Registry Center, with support from the World Intellectual Property Organization, unveiled the National Intellectual Property Policy. The Policy recognizes protection of intellectual property rights as a key element for the future development and competitiveness of the Salvadoran economy and calls for the establishment of an Intellectual Property (IP) National Council supported by a Technical Committee. The Policy also specifically addresses geographical indicators (GIs) with an eye toward the promotion of Salvadoran products. In January 2015, the GoES established a National Intellectual Property Council consisting of various government officials. Per the Salvadoran Intellectual Property Association (Asociacion Salvadoreña de Propiedad Intelectual, or ASPI) implementation of the policy has been slow, ostensibly due to a lack of resources.
On February 12, 2015, the National Registry Center, in conjunction with counterpart national IP authorities in Central America and the Dominican Republic, introduced a Harmonized Trademark Manual. The main objective of the document, again with the support of the World Intellectual Property Organization, is to provide individuals and businesses, relevant governmental entities, and lawyers an overview of trademark laws and practices in the region and serve as a common reference for trademark law in order to standardize regional procedures and best practices.
On October 1, 2014, the National Registry Center inaugurated a public online non-real state (fixed asset) registry. This public registry was created as a result of the Non-Real Estate Secured Transaction Law, passed by the national Legislative Assembly in 2013. The Law was designed to facilitate credit access to micro, small, and medium businesses, allowing them to obtain loans using collateral other than real estate. The collateral can be tangible or intangible assets such as inventories, receivables, intellectual property rights, consumables, and in general, any good with an economic value. The public registry tracks the transactions and related collateral. Creditors are able to choose a preferred enforcement mechanism: arbitration, out-of-court notarized process, or the traditional judicial process.
The Software Alliance (BSA) published a study in July 2014 estimating that 80 percent of the software in El Salvador in 2013, with a value of about $2 million, was being used without a proper license.
The Attorney General's office and the National Civilian Police enforce trademark and intellectual rights by conducting raids against distributors and manufacturers of pirated CDs, cassettes, clothes, and computer software. The 2005 reforms authorize the seizure, forfeiture, and destruction of counterfeit and pirated goods and the equipment used to produce them. They also allow authorities to initiate these raids ex-officio, and piracy is now punishable by jail sentences of two to six years. However, using the criminal and mercantile courts to seek redress of a violation of intellectual property is often a slow and frustrating process.
Judiciary and regulatory enforcement continue to be the weakest pillars of intellectual property protection in El Salvador. Despite growing recognition of the importance of IPR, the piracy of optical media, and both music and video, remains a concern. Optical media imported from the United States into El Salvador are being used as duplication masters for unauthorized copies of copyrighted works. The business software industry continues to report very high piracy rates and inadequate enforcement of cable broadcast rights places legitimate providers of this service at a competitive disadvantage.
El Salvador was removed from the Special 301 Watch List in July 1996. A September 2014 “out-of-cycle” U.S. Trade Representative’s Watch List review of El Salvador determined that the country did not need to be re-listed. El Salvador is not listed in the notorious market report.
El Salvador is a signatory of the Berne Convention for the Protection of Literary and Artistic Works; the Paris Convention for the Protection of Industrial Property; the Geneva Convention for the Protection of Producers of Phonograms Against Unauthorized Duplication; the World Intellectual Property Organization (WIPO) Copyright Treaty; the WIPO Performance and Phonograms Treaty; the Rome Convention for the Protection of Performers, Phonogram Producers, and Broadcasting Organizations; and the Beijing Treaty on Audiovisual Performances (2012), which grants performing artists certain economic rights (such as rights over broadcast, reproduction, and distribution) of live and recorded works.
For additional information about treaty obligations and points of contact at local IP offices, please see WIPO’s country profiles at http://www.wipo.int/directory/en/details.jsp?country_code=SV
Embassy point of contact: office.sansalvador@trade.gov
Resources for Rights Holders
USG Contact:
U.S. Trade Center
Calle Liverpool # 31, Col. Juárez
Mexico City, 06600
Tel: + 52 (55) 5080-2000 ext. 5207
Fax: + 52 (55) 5566-1115
Country/Economy resources:
American Chamber of Commerce of El Salvador
Office Location:
AmCham El Salvador, Edificio World Trade Center, Torre II, Nivel 3, Local 308, 89 Av. Norte, Col. Escalón, San Salvador, El Salvador
Phone: (503) 2263-9494,
Fax: (503) 2263-9393,
E-mail: amchamsal@amchamsal.com
Website: www.amchamsal.com/index.php?lang=en
List of local lawyers: http://sansalvador.usembassy.gov/local-information/list-of-attorneys.html