Maintaining a property in Mexico

So, you have bought a property in Mexico, now all you have to do is sit back and enjoy, right? Well, the truth is you will have a lot of maintenance on your property over the years. If you have moved to Mexico and are now the proud owner of a condo or house, no matter if you intend on living full time or renting it out, there will be some maintenance. Since building methods, climate, and even materials are very different from other parts of the world, there will be some different things you will need to do to keep your property looking good.

After moving to Mexico and living here for more than 15 years, I have rented, owned, renovated, built, and designed my own properties. This has given me a wide range of experience of dealing with everything from paint to plumbing. Hopefully I can give you some tips and prepare you for what you will have to do to maintain a property.

The 7-year Curse

Many people will tell you that after about seven years, properties need a lot more maintenance in Mexico. I have heard this a lot when people talk about electrical work and how there are more issues around this timeframe. The salt air and time are not friends of buildings. It also sure seems like a lot of things last 7 years or needs to be replaced around this time frame. From faucets wearing out, toilets leaking because of mineral deposits and roofs leaking, there will be a lot of maintenance because of our climate and the materials used. Below is a guide to what might need to be looked at and how often in your property.

Let’s start with the basics of property maintenance

Even if you are a renter, this will be important to you. It is important to know how things work and basic things that you can do to keep your place running efficiently.

Some of the things inside your property are going to age and be affected by conditions here.

Water system. As you might know, our water is very rich in minerals. This means a buildup in shower heads, faucets and toilets. One solution is a whole house filtration system. The filters our minerals and makes the water flow better in your home without the buildup. If you have no filtration system, you are going to need to check regularly wherever water comes out of a tube. The best two things to combat the is white vinegar or acid that is sold in the grocery stores.
Humidity. We deal with humidity almost year-round. While this can have some good effects on your skin, it often is noted for the negative effects on almost everything else. Mildew and mold are things that need to be kept in check. Often just keeping a ceiling fan running for the air makes a big difference.
Air Conditioners. Most people have mini split systems in Mexico. Depending on use, filters need to be cleaned, and the gasses charged. If you are renting a property, it is pretty easy to open the unit on your wall and take out the filter screens to wash off. Anything more than cleaning, you need to have a professional come.

Boxito Meixoc — Boxito is a Home Depot like store in Mexico where you just might find yourself while trying to do repairs.

Maintenance for the homeowner in Mexico

Having a home in Mexico gives you more space and no one living on the other side of a wall. It also means that you are responsible for your own maintenance. So, what are some of the biggest things you are going to have to consider? Here is a list and time frame of each maintenance job.

Roofs. Most houses have a concrete roof that is flat or has a slight slope. Normally white impermeable paint is applied every few years to keep it waterproof. No matter what lifespan the paint says it has (ex. 3 years, 5 years, 8 years), don’t pay attention to this. I find that the weather and extreme sun require the roof to be covered more frequently than what the guarantee is of the paint. The best option I have found is using the impermeable paint in conjunction with the fabric rolls that absorb and create a more durable painted roof. The rolls are very inexpensive and found at stores like Home Depot. For impermeable paint, I have tried about all of them and even the expensive ones at Home Depot are not my favorites. I like Procansa brand that can be found at specialty stores. It dries well and it not sticky to the touch like some paints and creates a good cover on the roof. Even with the best materials, the roof will need to be recovered every few years.
Exterior of the house. The exterior of your house is going to take a lot of sun along with wear and tear. Most homes are painted and will require painting every few years. It is important to use quality paints that will last and also create a good base to work off of. It is also good to note that many paints in Mexico are not oil based. This is for breathability for the walls. The humidity can create black spots on your exterior walls. Some people just chalk it up to tropical living, others fight it with cleaning agents. The good news is, it is nontoxic and not the same as black mold. See our article on living with humidity in Mexico.
Rust. A lot of foreigners like to live near the beach and that means dealing with salt and rust. It might seem like a dream living by the beach, but each block that you are closer to the ocean means more maintenance work on your house. If you have not delt with this before, you might be in for a big surprise. Ceiling fans rust, chairs, window protectors, metal doors, and so much more. This is just one of the prices you pay for living near the ocean. It will require a once a year look at everything in your home or condo. Then lightly sanding, priming and painting. If you don’t do maintenance for rust, you will be throwing out and replacing things often, and this will cost you even more.
Gas tanks. Since about 3/4 of properties in Mexico have some gas for cooking and or for other usages in the home, a tank will be necessary. Tanks do rust, so keeping them in good condition will lengthen the life. How do you know when it is too bad to keep using? Well, the guys filling the tank will tell you if it is not in good enough condition to refill. Then you know you need to buy another one. Normally a new tank will last up to 30 years if maintained very well.
Water tanks. Above we mentioned a few things with the water system and the hard water. The hard water will also affect your water tank. Your “tinaco” as it is called in Spanish, will need to be cleaned out each year. The bottom will fill with white mineral deposits that you don’t want to come down into your house and getting into the faucets and plumbing connections. It is also good to check for mold and make sure the lid is on tight. Minerals will also coat your float in the tank as well and this is good to keep clean and free, so it functions correctly.
Interior walls. Most places in Mexico are painted with a flat white acrylic paint. This paint allows moisture to pass through the wall and is inexpensive. However, it gets marks on it easily and shows wear. If you are renting your property, you are going to want to think about high traffic areas and the wall covering or paint. You can get good quality oil-based paints in Mexico; however, you have to be careful where you use them. It is better used on interior walls that are not on a first floor. Painting in general is something that needs to be touched up or updated often depending on the use in your property.
Fumigation. It will depend on where your property is located. If you are near woods or an empty lot, you might need to spray every 6 months or yearly. This will go hand-in-hand with your checking wooden cabinets and looking for termite trails in your home. Yes, termites are something prevalent here in Mexico and something to keep checking for all the time. Note: You can get full on chemical fumigation or more ecofriendly versions if you have pets or concerns.

How to maintain your property when not there

The question of what to do when you need to leave for a while or are not renting out your property comes up often in Facebook groups. For short timeframes closing the water and gas and running fans to circulate air is often the most common thing to do. Anything longer than a week I would recommend having a person come and check the property. There are many unexpected things that can happen in a property that can really only be checked with someone at the property. Just to give you one example, I woke up one night to an inch of water on the bedroom floor. My first thoughts were, ” Is it dangerous? Is there a risk of shock?” and “Where is it coming from?”. I found that a hose from the waterline to the toilet had broken. All of the water was gushing onto the floor. Fortunately, I was there to shut off the water and clean the house before more permeant damage was done.

Properties in Mexico really need someone to check on them because of the climate, things that can go wrong and for break-ins. Sometimes hiring a house sitter or even having a free house sitter is an option. Even having cameras inside the property are not as good as eyes inside. it is really one of the necessities of having a property here in Mexico and part of the maintenance.

Conclusion

Think about maintenance before you buy a property. You don’t want to find yourself working a lot on just maintaining a property especially if you are retired from working. Look for a well-built property that will prevent a lot of replacing and work in the near future. Newer properties will stay maintenance free longer and in general have been built better than a decade ago. No matter what you buy, make sure you have time to enjoy life in Mexico and not spend it working on maintenance. We hope some of this general information helps you be prepared for what you might have to consider when owning a property here.

If you have some questions about maintenance issues, let us know in the comments below and we will try to answer them for you.