This article introduces you to property insurance choices and guides you through important considerations as you search for and choose a home insurance policy for your needs and lifestyle situation.

Principal coverages offered by insurance policies for your home in Mexico

Depending on your needs, circumstances, and budget, you can insure your property entirely or partially.

The insurance premium will depend on key variables related to the risks you want underwritten, including: the location and type of your property, its age and replacement cost, and what events you want coverage for.

You can insure your home in Mexico for:

• Structural damage caused by natural phenomena like wind, floods, earthquakes and hurricanes, as well as damage caused by acts of vandalism and burglary (owners only).
• Loss or damage of personal possessions in the event of flooding or theft (whether you own or rent).
• Third party liabilities related to owning or renting property, for examples if a tree falls on your neighbor’s house or your housekeeper is injured while working in your home (whether you own or rent).

Property insurance policies in Mexico

Property insurance policies in Mexico are different to policies sold in the U.S. and Canada. The policy wording is different, and the types of coverages offered are different, so some things that you might think are included as standard, might not be if you purchase your insurance in Mexico directly from a Mexican insurer.

To bridge this gap, specialist companies based in the U.S. have developed property ownership insurance coverages which reflect the wording, terms, and coverages typically included on US and Canadian policies.

The insurance itself is underwritten by Mexican insurance companies (by law, it must be this way), but the U.S. companies work in partnership with Mexican underwriters to create an insurance coverage that is familiar to those purchasing insurance in the US and Canada (or those who want a US-style policy), and which is legally valid under Mexican law.

Some homeowners in Mexico purchase property insurance from a Mexican insurer direct that charges premiums in Mexican pesos and pays out in Mexican pesos; others purchase from a specialist US-based company that offers US style insurance with premiums in US dollars and pay outs in US dollars.

Buying insurance for your home in Mexico

Should you buy your insurance from a local Mexican broker or a specialized US firm?  Here are some key points to consider about each route:

Buying from an insurance broker in Mexico

When you buy home insurance from a Mexican broker you will typically:

• obtain coverages sold with Mexican-style terms and characteristics, often different to those offered in the US and Canada and which may offer less coverages or have limitations you are not accustomed to;
• have policy wording presented in Spanish, so you will need to be able to read Spanish fluently or have someone translate and/or explain the policy terms to you;
• need to file insurance claims in Spanish and any discussions or disputes about claims will need to be argued in Spanish; you will need to get an interpreter to deal with claims if your Spanish is not that good;
• pay your insurance premiums in Mexican pesos and any claims will be paid out in Mexican pesos.

Buying insurance from a specialist US firm

When you buy home insurance from a specialist US firm you will typically:

• obtain coverages sold with US-style terms with the same kinds of characteristics you see on insurance policies offered in the US and Canada;
• have a policy sold and worded in English;
• be able to file claims and undertake discussions about claims in English;
• pay your premiums in US dollars with any claims paid out to you in US dollars.

Should you choose a Mexico or US based home insurance policy?

If your Spanish is good, you have a decent local insurance broker contact, and you’re satisfied with the coverages offered by a Mexican-style insurance policy, then a local insurance policy will suffice, although there’s no harm in obtaining a quote offered by US-based policies to compare coverages and rates.

We recommend that you consider the services of US-based specialists set-up specifically to service foreign-home ownership in Mexico if your Spanish is not fluent and if you don’t have much experience of buying insurance in Mexico.

It’s also important to consider that, in the event you need to claim, you will find yourself in a stressful situation, and having an insurer that has issued a policy in English, in terms you are familiar with, and covering events which you are used to seeing covered in an insurance policy will be worth any additional premium on the day you may need to make that telephone call to file a claim.

Further, US-led policies can include coverages (for example, third-party liability cover) as standard, whereas many Mexican policies do not cover these without them being specifically scheduled—and with significant additional premiums.

Learn more about property insurance in Mexico

Mexperience offers detailed insights about property in Mexico for buyers, owners, renters, and sellers.

• Practical checklist for home insurance coverages
• Earthquakes in Mexico
• Hurricane season
• Windstorms in Mexico
• Latest articles about property insurance in Mexico
• Get a no-obligation online quote for home insurance in Mexico

Many of the these documents (whether on paper, digital, or on a website) are straightforward to deal with; but some that arrive might be confusing, especially if you don’t know much Spanish and a translation or AI scan still doesn’t give you clarity about what the document is telling you, asking for or demanding.

Document interpretation service

If you receive a document(s) in Mexico that you’re struggling to understand and respond to, our associate offers human assistance with document interpretation.

Whether you have received a physical document or email in Spanish, been given information online that is difficult to understand our associate helps by providing a clear explanation of the information to help you interpret it.

This service is designed for foreign residents or visitors in Mexico who would like personalized assistance understanding information, researching a topic cited in the document to obtain clear explanations in English about what the document is about and what it’s asking for so that you can make an informed response.

Example of situations our associate can assist with

Our associate will be pleased to receive your request and assess your situation when you have a document(s) in Spanish that you need assistance in understanding. Most typically these include:

• Understanding emails, physical letters, or other messages written/published in Spanish.
• Interpreting information found on or delivered on website portals.
• Translation and human interpretation of short texts and everyday communications delivered in Spanish. (If you need a certified translation read this.)
• Human review of forms, documents, instructions, and procedures, and clear interpretation offered for these

How the service works

To keep the service simple and focused our associate offers this personalized human assistance service using email.  They do not provide support by telephone, video meetings, or text-messaging support.

• Complete the request form below.
• You will receive an email introducing you to our associate, and providing you with their email address to which you can send the documents and other relevant information.
• Our associate will review your request, offer you a no-obligation quote, and if you decide to proceed, they will bill you directly.
• Typically, our associate quotes US$20-US$50 per request, depending on the situation and complexity.
• If you decide to proceed, our associate will interpret your document(s) and provide a written response by email.

Make a service request

Complete the request form below and our associate will contact you directly.

What happens next?

• After you complete the request form below, you’ll receive an email introducing you to our associate, and that provides you with an email address to which you can send the documents and other relevant information.
• Our associate will review your situation and offer a no-obligation quote for the service. (Typically between US$20 and US$50 per request.)
• When you’ve paid, they’ll begin work to interpret your document(s) and provide a written response by email.
• Mexperience will send you an email to confirm these details.

Practical insights to help you keep your Mexican home well-maintained and secure

How to maintain, manage, and secure your home in Mexico

When you have moved to Mexico and taken possession of your home, whether you own your property in Mexico or are just renting it, there will be certain matters to organize and deal with on a regular basis to keep your house properly maintained and secured when you are home and away.

With some local insights and forward planning, maintaining and securing your home in Mexico ought not to pose any major headaches or inconveniences.

Our guides to home maintenance and home security share tips and practical knowledge to help you secure your dwelling spaces and prevent your Mexican home from falling into disrepair.

Practical advice combined with local knowledge to help you manage your home in Mexico

Our guides are an integral part of our homestead management series and topics related to house maintenance and home security include:

• Moving house: to, from and within Mexico
• How to hire domestic helpers for your home
• How water is supplied to homes in Mexico
• Managing the water supply at your house
• Drinking water in Mexico
• Water pressure at residential properties in Mexico
• Learning about waste water systems at your property
• Keeping your home warm in the cooler or cold months
• Dealing with household waste disposal and recycling
• Managing the electricity supply at your house
• Learn about gas supplies and gas-fired appliances
• Keeping in touch at home using phone and internet
• Tips for securing your Mexican home and property
• Keeping unattended properties safe
• Insurance coverages for your home in Mexico

More resources for Living & Lifestyle in Mexico

Mexperience offers you a comprehensive online resource of information and local knowledge to help you discover Mexico, explore choices, find opportunities and plan a new life in Mexico.  Our resources include:

• A regular Mexico Newsletter you can subscribe to for free
• Regularly-updated articles about lifestyle planning  in Mexico
• Insights about day to day living with Mexico Home Life

Domestic workers can include housekeepers, nurses or other home assistance;  gardeners, pool cleaning and maintenance workers; and may occasionally include other specialized workers like plumbers and electricians.

You can mitigate the cost of liability

This article describes certain risks that can emerge from having people working in your home and how a suitable insurance policy can mitigate the financial costs and related treatment expenses if someone working there suffers an injury, as well as defend you against civil liability costs in the event of a major adverse incident.

You can obtain home insurance coverage, including third party liability, whether you own or rent your home in Mexico.

Accidents can and do happen in the home

When you have a regular helper or helpers working in your home, you ought to consider what would happen if one of those workers or helpers has an accident and needs treatment, or becomes disabled, or dies.

Examples include:

• if your housekeeper slips and falls badly, and sustains a substantial injury;
• if your gardener injures himself using a power tool, or falls off a ladder;
• if the pool maintenance guy trips and falls into the pool, knocking his head during the fall.

Accidents happen and if someone working in your home (whether the property is owned or rented) suffers an injury or worse, you can become liable for:

• expenses related to their treatment;
• loss of income if they’re unable to work due to an injury in your home; and,
• in the event of their death, you might face a civil lawsuit.

Civil liability can cause financial hardship

Additional risks arise where someone working in your home inadvertently causes an accident and hurts someone else or damages someone else’s property; or where an injury suffered by someone working in your home prevents them from working for a time and they pursue you for loss of income.

Examples of this include:

• the gardener cuts down a tree branch that falls on an adjacent property and injures your neighbor;
• a plumber who comes to replace old pipework on your property causes the condo below yours to be flooded;
• the housekeeper watering plant pots that are placed on a wall accidentally causes the plant pot to fall out onto the street and it injures a passer-by;
• your housekeeper or other worker suffers a severe injury while working at your home that prevents them from working for an extended period—and pursues you for loss of earnings.

An adequate home insurance policy can defend you against these types of unforeseen accidents and mishaps and provides civil liability cover in the event of a serious incident.

Third-party liability insurance for your home

A satisfactory home insurance policy will cover the home’s structure (if you own the home), and your personal goods (whether you own or rent).  The best policies also offer third-party liability coverages or offer third-party insurance as a stand-alone coverage option.

Typical situations that third-party home liability covers

Third-party liability coverage protects you when someone working in your home suffers an accident or inadvertently causes an accident that creates an injury or loss to themselves, or someone else.

For example, if:

• A worker comes to your home, regularly or ad-hoc, to undertake some work for you and, while doing that work, they injure themselves, the insurance coverage will reimburse you for medical and other related expenses you incur for the treatment of that person’s injuries.
• Someone working in your home causes an accident that has an impact on a third party, the insurance will cover medical and other losses suffered by that third party. For example, if a worker is painting an outside wall and the paint pot falls off the ladder onto someone’s parked car, the insurance would cover you for the car owner’s expense in getting that damage repaired.
• A worker at your home suffers a serious accident or injury that prevents them from working for a time, and they pursue you for lost earnings, the insurance would provide coverage up to the insured amount.
• A person working in your home suffers a serious accident and becomes permanently disabled, or dies, the insurance would cover any civil lawsuits that may be brought against you.
• When someone you know is visiting your home and suffers an accident or loss unintentionally caused by you (the policy holder) —or by your immediate family member— or caused by someone working at your home, the insurance would cover expenses for treatment and damages to the visitor.

In the case of civil liability suits, the insurance will also cover your legal expenses in relation to those, usually up to 50% of the insured amount—check the policy for details about this.

Typical limitations and exclusions

Domestic third-party liability insurance policies carry limitations and exclusions that you ought to be aware of; check the policy wording for details.  Significant situations that are almost always excluded include:

• The policies exclude injury to the named policy holder and their immediate family; so, if you or your partner or children suffer an accident on the property or are injured by a person working at the home, medical expenses and liability for those events are not covered.
• Any loss or damages to goods and persons where the home is in process of construction, assembly, or dismantling are explicitly excluded—so these policies will not cover you when you are building or extending a home, or having major remodeling done. The insurance does cover workers when they are attending your home to make repairs and/or undertake maintenance
• When you are host to guests like friends or extended family members, any injuries, or damages they might sustain while on or near your property will not be covered under the policy unless the accident or damage was caused the named policy holder or their immediate family member, or by someone working at the home.
• The insurance will never cover any damages, injuries, or losses arising from any events or situations where criminal or unlawful activity is involved; or if willful negligence is apparent; or for suicides.

How a third-party insurance policy protects you

You can arrange a policy online and the insurance will provide immediate home coverage for you in Mexico on acceptance of your application.

In the event of a claim, the insurance will reimburse you for medical and other related expenses you incur to provide immediate necessary treatments to the person or persons who were injured while working in your home, and it will provide legal help and civil liability coverage as per the policy if the person who was working in your home subsequently pursues you for civil damages.

Arrange a policy online and get immediate coverage

Our home insurance associate, MexPro, offers comprehensive home insurance coverages including third-party liability that can be purchased by itself or as an integral part of a complete home insurance coverage plan.  MexPro is a long-established US-licensed insurance broker that only works with A-rated underwriters.

• You can purchase home insurance whether you own the home, or are renting the home
• If you are renting, you can only insure your personal goods and/or third-party liability
• You can purchase third-party liability by itself as stand-alone coverage
• Choose how much coverage you would like: US$300,000 is a recommended minimum, and you can insure for up to US$2 million
• There is no deductible for third party liability claims, unless the claim is to cover an injury for a person working in your home, in which case a deductible of MXN$600 pesos (about US$30) per claim applies.
• The policy premium is quoted for and paid in US dollars, and any payouts are made in US dollars, or the US dollar equivalent amount in Mexican pesos when you ask for the payment to be wired to a bank account in Mexico.

Learn more about caring for your home in Mexico

Mexperience publishes extensive information to help you plan and care for your home life in Mexico through guides, articles and free eBooks:

• Free eBook: House maintenance and home security
• Articles about property insurance
• Articles about real estate in Mexico

It’s possible to lose a great deal money (and even a life’s savings) if you are not insured or discover following an unforeseen event or natural disaster that your policy was not adequate or that the insurer underwriting the policy was not financially sound.

This article highlights practical aspects related to property insurance in Mexico to help you understand home insurance policies and choose coverages which are suitable to your needs and that will be adequate in the event you need to make a claim.

Home insurance if you own or rent in Mexico

You can arrange property insurance whether you own or rent a home in Mexico.

If you own a home in Mexico, you can insure the physical structure of the property as well as arrange coverages for loss of personal property at the home, and third party liabilities.

If you are renting a home in Mexico, you cannot insure the physical structure but you can arrange coverages for loss of personal property situated at the home and third party liability in relation to people visiting or working in your rented home.

Uninsurable residential structures in Mexico

Note that certain physical structures, especially risky ones like wood-framed buildings and palapa (palm or straw) roofing structures are usually explicitly excluded from all policies; if you must insure these, be prepared to pay a high premium to have them included in your coverages (it’s usually uneconomic to do so).

“All Risks” —vs— “Named Perils” insurance coverages

Some policies will offer “All Risks” cover, a form of comprehensive coverage that will pay out in the event of most incidents involving your home.

The better policies offer the option to cover catastrophic incidents such as hurricanes, floods, wind, fire, volcanic eruptions, and earthquakes; surprisingly, some Mexican insurers are unable to underwrite some of these events, although specialist US insurers will.

To lower the insurance premium, you can elect to limit certain “Named Perils” assigned to your policy instead of taking All Risks coverage.  When you do this, certain events will be covered while others will not.

Less expensive policies are often the “named perils” type—even though on the surface they might appear to be comprehensive. A good broker will make a clear distinction between these two during its sales offer and demonstrate the cover and price differences between options.

Property insurance —vs— property title insurance

Note that property insurance and property title insurance are different.

Property insurance coverages are paid annually and can underwrite the physical property on the land, your personal possessions at the property, and may also cover third party liabilities related to the property.

Property title insurance is a one-time insurance payment you can buy when you purchase a property that mitigates risks related to unforeseen issues or liens associated with the property’s title.  It must be purchased before you close the property transaction.

Obtaining coverage for all your dwelling spaces

Your policy should cover the main structures of your home space and provide sufficient compensation to rebuild those structures if necessary.

Optionally, you may also cover carports, guesthouses, and other outbuildings including garages, games rooms, cabañas, equipment rooms, bungalows, stand-alone studios, etc.

Some homes in Mexico are composed of several structures (for example, several buildings situated around a central courtyard) and in these circumstances, the insurance rule is usually: everything that is directly connected is treated as one building. Anything that stands alone is considered an additional building.

Insuring your personal possessions situated at the property

A good insurance policy will cover personal goods owned by you, your guests, or domestic employees when they are working at your residence. Coverage for theft of personal property varies, depending on whether it is “scheduled” (specifically listed) or not.

Some policies include coverage for certain valuable property, such as cash, securities, jewelry, fine arts, sporting equipment and property used for business purposes—up to certain limits.

If you need higher limits for specific items of property that you own, this option is available by listing them on a special section of the application and making them a type of ‘named risk.’

Third party liability protection in relation to your home in Mexico

Good home insurance policies provide coverage for personal liabilities to third parties to protect you and your family against any lawsuits or demands presented against you.

For example, if a wall collapses and injures someone who was near it at the time; or the neighbor’s property is damaged due to a falling tree from your garden, a good insurance policy will cover your liabilities in these circumstances.

Policies can also cover injuries to people visiting or working in your home, for example if your housekeeper or gardener injure themselves on the job.

Loss of home use, or rental income

If you rely on your property for work, or to bring in a rental income, you may also choose to include a “loss of use” risk coverage in your policy.

This cover provides for additional living expenses if your house is damaged and cannot be lived in for a time while it’s repaired or rebuilt.

If you rent out your home and rely on this for income, you could take the additional option to cover rental income loss, whereby you are compensated for lost income if your home becomes damaged and unavailable for rental to others (you will need to provide evidence that a rental contract exists).

Rent liability coverage

Some home insurance policies exclude coverage when your home is rented (even occasionally or part time) or add a hefty supplement to the policy’s premium to include renter’s liability as part of the coverage.

If you rent out your home in Mexico (or intend to at some point) and want your coverages to be valid when others are renting the property, check with the provider you get a quote from to see if renter’s liability coverage is included in the premium, or how much more you need to pay in premium to include it.

Insuring your condominium unit in Mexico

Condominium associations in Mexico are supposed to keep a blanket commercial policy in place to cover the entire property.

Typically, this provides insurance coverage for the building as well as communal elements of the property such as pools, garages, the interior walls, fixtures, fittings, and outbuildings associated with the development, or fraccionamiento.

The wording of these commercial insurance policies tends to be very limiting in what they will cover within the terms of a blanket condominium insurance policy and it’s prudent for individual condo owners to arrange separate insurance to mitigate expenses of paying for certain types of damage.

Exclusion of third party liability

Many Mexican-issued insurance policies exclude third party liability and renter’s liability from the standard policy and charge a substantial premium to include these as optional extras. This places an obligation on condominium owners to cover elements not included by the commercial policy on a unit-by-unit basis.

Liability to adjacent properties in the building

Don’t be lured into a false sense of security by condominium blanket coverages: in a situation where an event that happens in your condominium affects an adjacent condominium —for example, a water leak in your shower room that damages your neighbor’s room below— you will be made liable for repairs to yours and your neighbors’ damages.  Having a unit-based insurance policy in place will protect you from the expenses of these sorts of events.

Check the documentation

The key documents to check on your Condo contracts are the ‘Byelaws’ and ‘Covenants’ associated with your condominium property: these are the documents that contain the small print regarding what is and what is not covered by the condominium building’s ‘blanket’ insurance program.

Insurance for beachfront and waterside property in Mexico

It’s possible to insure property near oceans, rivers, and lakes—although premiums may be higher to reflect the additional risks which may arise from storms and flooding that can be more common in these areas.

The online insurance application form will ask you for the Mexican postal code (zip code) of the property, and this is mapped to detailed topographical and statistical data which enables insurers to assess the hydro and meteorological risks that are related to the property and quote accordingly.

Some companies may refuse to insure properties very close to the sea or other bodies of water if historical statistical data show that it’s unviable, although policies may be available from different brokers that will quote for coverage in certain acute circumstances—with higher premiums to reflect the increased risk.

Insurance for homes situated on Mexico’s Yucatán peninsula

If you own —or intend to own— a home situated on Mexico’s Yucatán peninsula, you’ll discover that getting your property insured is more difficult than if it’s situated in other regions of Mexico.

The Yucatán region’s geology, coupled with unique hurricane risks, has made it either difficult or prohibitively expensive to insure homes in this area. However, our insurance associate MexPro offers home insurance coverages in the Yucatán region.

Watercraft insurance in Mexico

A few people live on their boat moored in Mexico, while some people who own homes here near a body of water might also own a boat, a jet ski, or a yacht—and these ought to be properly insured while they are situated in Mexican waters.

The premium you pay for insurance of your watercraft is based on two factors:

• the number of days the craft will be in Mexico, and
• the value of the watercraft.

Personal injury and third-party liability cover should also be taken out in case you become involved in an accident on the water. The better policies also offer legal assistance and ‘bond’ cover in addition to the injury and liability cover.

In legal terms, accidents involving watercraft where people are injured or killed are treated in similar fashion to serious car accidents in Mexico.

If you own watercraft and and spend extended periods of time here, or live here, an annual policy may be a better investment than a short term policy covering specific dates.

Check with the broker providing your quote to find out what options they have for year-round coverage of your watercraft in Mexico.

Learn more about property insurance in Mexico

Mexperience offers detailed insights about property in Mexico for buyers, owners, renters, and sellers.

• Choosing a home insurance policy
• Insuring domestic help and workers in your home
• Third party damage cover
• Latest articles about property insurance in Mexico
• Get a no-obligation online quote for home insurance in Mexico

Insurance to cover the costs of burglary in Mexico

Property insurance policies cover theft of most items from your home —and sometimes for certain items stolen from your car or hotel room when you’re traveling— but the specific provisions in most policies typically stipulate an uncovered deductible amount.

Coverage for vandalism

A good insurance policy will also cover you if an act of vandalism is visited upon your property.  While vandalism can be a relatively minor irritation —graffiti spray-painted on an exterior wall, for example— it can be far more expensive to make good if the vandalism is severe and happens inside the property as part-and-parcel of a burglary.  Most burglars are looking for easily portable, high-value items like jewelry, technology, and cash, and it’s not unheard of for some burglars to cause extensive internal damage as they move through the house.

While a comprehensive insurance policy will cover vandalism, when the deductible is considered, in practice an event like a graffiti painted on an external wall will be less expensive to make good locally than filing an insurance claim.  The same is true with petty thefts: small losses aren’t covered unless the value of the loss is greater than the policy’s deductible.

Unattended properties are a prime target for burglars in Mexico

In Mexico, unattended homes are at the highest risk of burglary.  It’s unwise to leave your home vacant and unattended in Mexico for lengthy periods, and most foreign residents who plan to be away for a week or more will take some precautions.

Here are some key tips to consider when you plan to be away and leave your house unoccupied for an extended period:

Check the insurance policy

Be sure to check the detail of your home insurance policy as most coverages underwriting domestic dwellings will not pay-out if your property has been left vacant for 30 days or more.

Communal homes

If you’ve purchased your Mexican home in a condominium complex or in a gated community (known in Spanish as privadas or fraccionamientos), some of these have 24-hour security at the gate.

Let your gate staff (or other staff like the property manager or the cleaner) know that you’ll be away and ask one of the neighbors to pick-up your mail and call-in to the property to check on things; this is especially important during the rainy season after a major storm (or hurricane if you live along the coast) to check for any damage that may need attending to right away.

If you don’t have a neighbor or local friend who can help with this, a local realty agent might provide the service for a fee.

Detached homes

If your home is situated along a public street, and especially if it’s in a semi-rural or rural location off-the-beaten-track, we recommend you adopt a range of measures to mitigate the possibility of burglary. These include having interior and/or exterior lighting set-up on timers, and/or motion detectors outside that switch-on lights in key areas when people approach the property.  Some owners have alarm systems installed which are connected to a security company.

Your car and other vehicles

If your car is kept in public view and you’re going to leave it while you’re away, have a neighbor move it occasionally; doing this will also help to keep the car’s battery in good working order, especially if the vehicle is older and your absence is extended.

Home checkers/sitters

Ask a neighbor, family member, or friend —or pay a local agent— to pick-up mail and check the property while you’re away.  An excellent way to protect your property while you’re away for a lengthy period is to have someone you know house-sit for you.

For a trusted friend or family member, this arrangement might provide an opportunity for them to enjoy a rent-free leisure break here in Mexico, and it’s also useful if you have pets that need looking after: having them cared for at home is a better arrangement (and less expensive) than using kennels.

What’s covered by home insurance in Mexico?

The precise coverages on offer to protect your home are determined by where in Mexico the property is situated: not every insurance company will offer full coverage in every part of the country.

To find out what you can cover for your home, our associates, MexPro, provide a property insurance service online: use this to enter your property details and address and their system will give you a quote on property insurance, as available for your review.

Learn more about caring for and insuring your home in Mexico

Mexperience publishes extensive information to help you plan and care for your home spaces in Mexico.

• Guide to securing your home and dwelling spaces in Mexico
• Guide to home maintenance
• Latest articles about property insurance
• Articles about real estate in Mexico

By combining a number of common sense precautions with some security features, and considering an adequate home insurance policy, you can mitigate the risks and reduce the financial burden of any unforeseen events involving your property.

Knowing (and getting known in) your local neighborhood

Part of planning your move to Mexico is about deciding where you want to live and choosing suitable accommodations for your individual situation and lifestyle.

One of the most effective ways to support your everyday security is to be an active part of a strong local community.  This creates an effective security deterrent in any neighborhood and includes:

• becoming involved locally;
• cultivating good cooperative relationships with your neighbors;
• making practical contributions to the security of your residential street, gated community, or apartment/condo development.

Choosing your location

Virtually every town and city world-wide has neighborhoods where crime is higher than in others, and Mexico is no different. Therefore it makes sense to research the location you’re moving to, and specifically, which are of that location you’re moving to.

If you’re completely unfamiliar with the town or area, the services of a good local realty agent can help. The agent will be able to brief you about the area and ensure that your search includes neighborhoods that match your everyday needs, and which avoids any unsuitable ones.

Once you have identified a suitable neighborhood, or shortlisted a list of potential ones to live in, do some additional research and be sure to spend some time there locally: go to the local cafés and restaurants, try and get connected to some existing local foreign residents already living there, search online groups for news and information.

If you’re already familiar with a location you want to live in, but are unsure about the neighborhoods locally, do your homework.  Even if you are familiar, check to ensure that the area(s) you are considering locally are suitable for your situation and lifestyle needs.

Cultivate your local interests

When you have chosen your neighborhood and found suitable accommodations there, whether you are renting a property or have purchased a house there, take time to get acquainted with it and the other people who live nearby.

This work is an integral part of settling-in to your life in Mexico and cultivating local networks and community—that in turn, supports the security of your home and dwelling spaces.

Tips for integrating into your local community include:

Get invited to the local social media group

Some streets, many local villages, and most gated communities, apartment buildings and condo developments operate a social media group, usually via WhastApp or Telegram.

If you move into a gated community, apartment or condo, you might be invited by one of your neighbors to join soon after they see you move in.

If you live on an open residential street, or in a small village-type community area, you might have to cultivate some relationships locally to get invited, or you could ask a neighbor if a social media groups exists that you could join so as to become an active part of the local community and its messaging system.

The neighborhood groups on social media are helpful as they serve as a type of “neighborhood watch” system as well as a virtual notice board.  Residents or local community members can use the group to message others and ask questions, report any suspicious activity they might see in the vicinity, call for help or assistance, and also to coordinate a response to an incident.

For example, if someone calls the local police, or the electric company to report a power cut in the area, they can announce this on the group so that others are aware.  The groups can also be used to organize physical gatherings for residents to meet discuss local matters and issues in person.

If the locality or apartment/condo building you move into doesn’t have a social media group already, you might take the initiative and offer to start one, and serve as its coordinator.

Shop regularly in your locality

Shopping at the local stores and getting to know the local shopkeepers and other traders in the vicinity.

Make use of local services

Local shopkeepers remember their regular customers. Make regular use of using local service providers that may include local coffee shops, local food stalls, and local fondas, as this will help to get you known locally.

Make an effort to meet and know your neighbors

This might be easier to accomplish if you live in a gated community or condo development, but it’s also possible, with some effort and kind neighborliness, to achieve along residential streets.

If you have young children and they play with other children locally, use that opportunity to meet with other parents and build a rapport with them. Children’s birthday parties are an ideal opportunity to get people together and commune locally.

Find and attend local community hubs

The local corner shops, local fondas, and local coffee shops often serve as small community hubs in local Mexican neighborhoods and small towns. Go there often enough and you’ll have an opportunity to meet other local regulars who frequent those places as well.

Some of the more popular places foreign residents choose to live in Mexico have long-established community hubs; for example in Chapala/Ajijic, the Lake Chapala Society is an important hub that is integral to that area.

People you see regularly see you

On a daily and weekly basis, get used to the people you see coming and going regularly and let them get used to seeing you come and go each day.  This helps to spots unusual patterns which you and your neighbors can use to report anything suspicious using the local social media groups.

Common home security features

Cultivating good relationships with your neighbors is an excellent foundation for your local security, and physical security features on your property serve as a deterrent to opportunists, and make it difficult for the more determined criminals to become intruders in your home.

Here is a list of key things to consider and review.

Locks and bolts

A good lock and key system on doors and windows is the first essential line of defense against potential intruders. Most burglars are looking for ‘easy’ (fast) access break-ins, so making it difficult (i.e., time consuming) for a person to get into your home is a helpful deterrent in its own right.

If you have just moved into a new house you bought from previous occupants, you ought to consider changing the locks: you only have to change the barrels, not the entire locking mechanism. Ask a local locksmith (cerrajero) to visit your home and give you a quote for changing all the locks.

Security lighting

Your property ought be properly lit at night and, ideally, have one or two outdoor sensors which switch on lights in strategic places when they detect movement after dark.

Lights outside the front of the house and in the garden, terrace, and patio areas if you have them provide a pleasant ambience at night and they signal to others that the property is not vacant or abandoned.

Carefully placed lighting is an inexpensive deterrent to would-be intruders. If you are frequently away, or plan to be coming and going from the property often, consider setting lights outside and inside your home to come on for a few hours each evening using timed switches.

Radio or music player

Another deterrent some people use to secure their home is to have a radio or music player switched on automatically for a number of hours in the day when they are out or away from the house for a period. Burglars prefer empty houses, and the presence of light and sound are the two common deterrents that will add to a good lock and bolt system.

Surveillance systems

Closed Circuit Television (CCTV) systems are becoming commonplace now, especially those linked wirelessly over the internet. The images may be recorded for future reference, and might help identify intruders if your home is broken into.

Self-installation kits are available online and from homeware and electrical stores.  Cameras are either wired or (more commonly) work wirelessly using your home’s WiFi system.

If you require more sophistication, for example, wired cameras with a power backup in the event of an electric power cut, consult a professional security firm for assistance.

Audible alarm systems

The screech of alarm is mostly ignored in Mexico just as it is in most places around the world, not least because it may get set-off by any number of benign occurrences: the wind, birds, a cat, a large vehicle going past the house, etc.

If you live in a gated community or condo complex, the Home Owner’s Association might have rules about these and, where they are allowed, procedures may be in place in the event that one of the alarms is triggered.

Some alarm systems are connected to a local private security firm who get alerted when an alarm is triggered and send a patrol car and security guard to check on the property.  Some of these alarms might be silent, although most people prefer the alarm to give out an audible sound to scare off the intruder.

Regardless of whether it’s linked to a security firm or not, be sure that audible alarms cut out after just a few minutes; this is especially important if you’re away from the property as you don’t want to irritate your neighbors.

Iron bars on windows

You might notice that some home windows in Mexico, especially those facing the street, feature heavy iron window bars surrounding them. On some properties, they make up part of the design of the house, and artistically formed can look striking especially on older style colonial style homes.

In some older properties, window panes may be cut and placed inside part of an elaborate mosaic iron frame that can look artistically pleasing and can also prevent or hinder intrusion. (They are more difficult to keep clean, though.)

Keep in mind that window bars and mosaic iron window frames lock you and your family in as well keeping intruders out.

If your home has iron bars or mosaic frames across the windows, have an exit plan in place and know how you’ll get out in the event of an emergency, for example;

• Ensure that any door keys required for exit are constantly at hand, very near the doors.
• If the property has limited exits, install fire extinguishers or fire blankets to aid passage out of the building in case of a fire.
• Read our article about reviewing your home in preparation for earthquakes and consider how exits through doorways will be kept clear.

Pet dogs

One of the best deterrents against intruders in Mexico is to keep a pet dog—preferably a medium or larger dog.  It does not have to be a ‘natural’ guard dog (e.g., Doberman Pincher or Alsatian).

Many people in Mexico carry a fear of dogs and, besides the noise it would make barking if an intruder were to enter the home, the ‘prospect’ of being bitten or worse also acts as a deterrent.  Walking your dog is also an ideal way to meet your neighbors.

Fire prevention and fire drills

It’s prudent to review your home for fire precautions and practice a fire drill, especially if you have a young family.

• Small fire extinguisher(s) and/or a fire blankets can prevent a small fire incident getting out of control and/or help you exit the house in an emergency situation caused by fire.  These may be especially important if your windows are covered by iron bars.
• If your home has windows that open upstairs, you may want to consider installing rope ladders in the upstairs rooms or on upstairs terraces as part a planned emergency exit route.
• Smoke alarms are not commonly installed in Mexican homes, so if you are renting you may want to purchase battery-operated units that you can take with you when you leave. If you are buying a house, even a new house, chances are that smoke alarms will not be installed there, either.
• Most homes in Mexico use LP gas for heating water and cooking.  Aside from the fire risk, gas appliances can leak odorless carbon monoxide, so you might consider installing a CO detector near your gas boiler and in the kitchen.

Insurance coverage for your Mexican home

Home insurance is a sensible coverage to include in your annual budget when you’re living in Mexico. Premiums will depend on where you live and the value of the material possessions you want to insure—you’ll need to name items of high value such as fine watches, precious stones, and jewelry, and probably pay a premium to cover these.

Adequate insurance home policies will provide coverages for:

The physical estate

Property insurance covers the cost of repair or replacement of physical buildings after break-ins, floods, or other natural disasters, e.g., earthquakes, hurricanes. Some policies also cover the cost of repair due to acts of vandalism related to any break-in or burglary.

Better policies will also pay the costs of temporary accommodations for you and your family if you’re unable to live on the property while it’s being repaired or rebuilt.

House contents

Contents insurance covers the repair or replacement of material goods you own inside the property, should they become damaged or stolen. This element of the policy usually carries a co-pay (so only higher value items are worth claiming for) and the policies also tend to include clauses that limit the total amount of coverage, unless named items (like expensive jewels) are specifically named and covered by the policy.

Third party liability

The better policies include coverage for third party liability damages.  These include events like a tree falling from your garden onto your neighbor’s home, and also includes coverages for any injuries sustained by people visiting or working on the property (e.g., guests, maids, gardeners).

Security risks of unattended properties in Mexico

One of the most common causes for house burglary in Mexico is due to a property being empty and unattended for a period of time.  Would-be local burglars sometimes “scope” a neighborhood, and spot patterns of movement of local residents, and that includes absences.

While you’re away on vacation

One of the best deterrents against burglary is attendance. Burglars are looking for low-risk situations, and the presence of others on a property creates complications and significantly increases the burglar’s risk.

Therefore, avoid leaving your property unattended in Mexico for too long without someone looking after it for you, especially if the property is situated in a rural or remote area.

Even home insurance time limits of one month of vacancy is a long time to leave your property unattended in Mexico.

If you are going away on vacation —even if only for a long holiday weekend— ask a friend or a neighbor to check-in on the house for you.

For longer vacations (a week or more) consider asking someone to house-sit for you, especially if your house is situated in a remote or quiet rural area and is not part of a gated community or condo/apartment building.

If you will be away for only a short while, use automatic timed light switches that come on for a few hours each evening, and get a music player or radio (or the TV) switch on as well. See common home security features earlier in this article for details.

Part-time residency and other extended absences

If you only live in your Mexican home part-time, then you ought to consider paying someone locally to manage the property for you while you are away, or have someone move in to the house and live there in your absence.

Hiring a home manager

Some local realty agents offer house management services, or the agency might be able to connect you with someone who offers home management locally.

Professional home managers usually offer some or all of the following services:

• Call in once or twice a week to clear any post and check on any issues that may have arisen, e.g., leaky pipes, as well as to water pot plants you may have inside the house.
• Visit the property on an ad-hoc basis after any major storms or heavy rainfalls to check that everything is in good order.
• The better home managers will email or text you with a regular brief, and all managers ought to telephone you in the event of any unforeseen significant incidents involving the property.
• They’ll liaise with local workers who might need to undertake repairs or remedial work to the property, as well with the Home Owners Association (HOA) if relevant.
• Some managers will pay disbursements like local bills (including HOA fees, telephone, electricity, etc.) and pay any local helpers you might have hired; for example, some absentee owners pay for a cleaner to call in once a month, or if they have a gardener tending to the property on a (semi)regular basis.
• They might also stock your fridge and pantry with fresh basic food items and perhaps some beverages that you like before you are due to arrive back.

If your home is situated in a gated community, apartment block or condo developments, it will be easier to manage part-time residency issues and your property will be generally safer.

If your home is situated in the countryside or in a rural enclave, then you should seriously consider getting a house sitter, a live-in property manager, or renting the house out during your absence.  A good realty agent or house manager will be able to advise you about options, and costs.

Taking care of your home in Mexico

Mexperience publishes guides and articles to help you maintain and secure your house, home, and dwelling spaces in Mexico.

• Latest insights about taking care of your home in Mexico
• Insurance for your home in Mexico
• Water supply for your Mexican home
• Electricity supply for your home
• Gas supply for your home
• Hiring local helpers and domestic staff

If your home in Mexico is situated in an area of the country than can get cool or cold, there are various ways to keep your home and yourself warm and the main ones are described in this article.

Ways to keep your home spaces warm during the cool or cold months of the year

For most places in Mexico, some extra layers of clothing and perhaps one or two heating sources are usually enough to take the edge off any chill or cold before bedtime, and in the early morning hours.

Open air fireplaces

Homes situated in areas that are known for being cool or cold during the fall and winter, even older homes, have built-in fireplaces with a chimney for burning wood.

Open fires, properly managed, can create a good amount of heat and create a warm and inviting atmosphere in your home on cooler and cold evenings.  There are however, two considerations to take into account when you use open air fireplaces:

• Buying the wood: choose a local supplier that sells properly cured wood for burning (green wood will cause havoc with your chimney) and who sources wood from naturally felled trees and/or sustainable wood farms to avoid encouraging indiscriminate (and illegal) deforestation.
• Keep your chimney clean, well maintained, and in good working order to minimize the amount of wood smoke that will get into the living areas and settle on indoor surfaces over time.

Wood burning stoves

If you have a chimney space, or a stone floor clearing in a main room, a wood-burning stove can be an ideal way to heat your home.  Like open fireplaces, they are wood-fueled, but the wood is placed inside a sealed stove to burn.

Key features:

• Using manual shutters, you can control the amount of air that flows through the stove and thus control the burn-rate of the wood—and to some extent, the amount of heat it generates.
• Wood burning stoves can create an enormous amount of heat and the top ledge can optionally be used to heat water in a kettle or slow cook a casserole inside a Dutch oven.
• Unlike open fireplaces, the wood smoke is contained inside the stove unit and funneled out from there through a sealed duct that (typically) leads up the chimney and outdoors, so hardly any wood smoke escapes into the home’s living areas.
• These stoves might create too much heat for your Mexican home, but you can manage this by reducing the amount of wood fuel you burn, or by lighting it in the late afternoon so when nightfall arrives, the house is warm but the stove is no longer giving off a lot of heat.

Electric-powered indoor space heaters

If your home doesn’t have chimney space, or is smaller, or you live in a condo or apartment that doesn’t lend itself to having a fireplace or a wood burning stove, you might choose an electric-powered space heater.

Electricity can get expensive in Mexico if you use an excess each billing-bimester. Heaters use a lot of electricity, so heating an entire home with electric heaters is cost-prohibitive for most people. However, a space heater or two to take off the edge of an evening chill can be affordable and is a commonly-used form of heating here.

Some notes about electric space heaters

• Electric-powered space heaters are sold in various forms and sizes, as this page on Amazon Mexico illustrates.
• Some models feature a fan that draws cold air in to pass it through heated elements inside the unit, and blows the heated air back out into the room. This can be efficient, but also noisy.
• The heaters that don’t use a fan have elements which heat a liquid inside the sealed unit that disperses heat into the space around it. Less efficient, but quiet.
• For the well-heeled, Dyson sells an electric air heater and cooler at a premium price that combines HEPA filter air purification with heating and cooling and without as much noise as a traditional fan-assisted space heater.
• As with gas-fired heaters, your home will need to be properly ventilated when you use electric space heaters to avoid condensation building-up, especially on windows.

Gas-fired indoor and outdoor space heaters

Gas-fired space heaters, that work using LPG tanks, are available for indoor use, but they create a lot condensation, especially on and around windows.  Gas-fired space heaters for outdoor use can be helpful if your home has a sizeable terrace and you enjoy spending winter evenings outdoors there.

Some notes about gas-fired heaters

• Amazon Mexico showcases the typical range of gas-fired space heaters available for your home.
• They can be helpful for large indoor spaces with high ceilings that would require a lot of energy (and time) to warm up using an electric space heater.
• Regardless of the room size, when you use these gas heaters indoors, ventilation is essential for health reasons and to minimize condensation.
• Outdoor gas-fired space heaters can be very helpful on terraces and in other outdoor areas where you may gather during an evening, and/or to keep an area warm while you enjoy a meal outdoors during the colder months.
• Fireplace-like heaters are also available for outdoor use; some are gas-fired and some are wood-burners.

Electric blankets

Electric blankets are popular and can provide an economic and efficient way to warm your couch or bed during cold evenings.  They don’t require too much electricity if you use them sparingly, and help you to ward off chilly evenings as you watch a film or pre-warm your mattress and blankets before you go to sleep.

• Electric blankets are sold in many different styles
• You can choose sizes to match your bed type, e.g. single, double, Queen, King, etc.
• Some models have a timer so that you can set the blanket to heat up and shut down at certain intervals and all of them allow you to adjust the temperature.
• More expensive models feature digital controllers with a clock and thermometer so you can set precise timings and temperatures.

Centrally controlled heating and cooling

Most houses situated in the mountainous regions of Mexico are not fitted with integrated “central” heating systems, although some modern apartment buildings may feature duct-fed heating and air conditioning systems.

If you want your Mexican home to emulate those in Europe which use wall-mounted radiators heated by water flowing through them and fired by a gas or electricity, you can obtain them in Mexico, but they are relatively expensive to install, and running costs will be higher than the alternatives listed earlier in this article.  Whether they are worth the investment is a moot point, and ultimately it’s personal choice. A local plumber may be able to advise you.

Modern buildings, especially contemporary condos and apartment blocks situated in big cities and fashionable housing developments, might have heating and cooling systems pre-installed, with hot and cold air delivered to each home through ducting. The cost of these is paid for as part of the communal HOA fees.

Taking care of your home in Mexico

Mexperience publishes guides and articles to help you maintain and secure your house, home, and dwelling spaces in Mexico.

• Latest insights about taking care of your home in Mexico
• Electricity supply for your home
• Gas supply for your home
• Insurance for your home in Mexico

This article describes the different ways that gas can be supplied to homes in Mexico, and how to buy it.  It also includes some tips about managing your gas-fired appliances.

Natural vs Liquid Petroleum Gas (LPG) in Mexico

Natural gas is available by direct pipe feed in some neighborhoods of some cities, but the overwhelming number of homes in Mexico use liquefied petroleum gas—a mixture of propane and butane and called Gas LP that is stored in a tank at the property.

How gas is delivered to homes in Mexico

There are three ways that gas can be delivered for storage and use at your home:

• Gas piped from a LP gas tanker truck into a stationary tank located on the roof, or at some other safe outdoor location on the property; or
• LP gas can be delivered in portable cylindrical tanks, which are usually kept on the roof or other safe outdoor location on the property, and which are replaced when empty with full tanks that have been refilled at the gas company’s facilities; or
• Natural gas can be mains-fed to the property, but the availability of this service is limited to a few cities/areas around Mexico, so most homes use LP gas instead.

Stationary tanks are more popular and offer a more practical way of storing gas on your property; however, portable gas tanks continue to be widely used especially in rural or remote areas where a stationary tank would be less accessible for refilling.

If you own your home, and the property lends itself have a stationary tank refilled by a LP gas tanker, it’s the better choice.  Rented properties might have a stationary tank or portable tank arrangement in place and tenants need to accommodate themselves accordingly.

Relatively few properties in Mexico have the option to get natural gas piped directly to the property via mains-feed, but if this is available in your area, it’s the most convenient way to have gas delivered to your home.

Stationary LP gas tanks

Stationary gas tanks come in range of sizes:

• The smallest tanks store 100 liters of LP gas, and these are ideal for small properties or bungalows.
• The most common sizes are 300- and 500-liter tanks.
• For very large properties, larger tanks can be purchased, or smaller tanks can be connected together in a series.

Stationary LP gas tank refills

Stationary tanks are refilled from a gas tanker doing daily rounds, but more commonly, customers telephone a local gas supplier and arrange delivery.  Gas deliveries operate daily except Sundays and public holidays.

Stationary gas tanks have a meter installed.  They are pressure meters, and give an indication, in percentage terms, of how full the tank is.  So for example, if your property has a 300-liter tank and the meter reads 10 when the tanker truck arrives, your tank contains about 30 liters of gas (300 x 10%).  If the gas tanker dispenses 120 liters to the tank, the needle on the meter ought to point to more less the 50 mark, showing the tank half-full.

The gas tankers are fitted with long hoses that can reach rooftops on a two or three story house, as well as far corners of a small to mid-sized property.

Some properties have a fixed-line inlet pipe that runs from the street (or near the street) to your stationary tank.  These inlet pipes are common in large properties and on tall buildings (e.g. apartment blocks) where the gas tanker’s hose would not be long enough to reach the stationary tank.

Paying for gas to your stationary tank

Gas piped from a gas tanker truck is priced and sold by the liter. The truck is fitted with a meter, and the operator will hand you a bill showing the number of liters dispensed and the amount owed.

Check the meter on your stationary tank to ensure that its reading more or less correlates with the amount of gas the bill shows as having been delivered. (Allow for some tolerance as it will never be exact.)

It is appropriate to give the operator a tip in addition to the amount owed.  Some companies accept payment by bank cards, others will only accept cash.  It’s sensible to have some cash on hand in case the wireless card terminal the gas tanker trucks carry is not working for any reason.

Current gas prices: See the cost of utilities in Mexico

Portable cylinder LP gas tanks

If you use portable cylindrical tanks at your property, gas in these tanks is sold by the kilo (see paying for gas, below) and they are available in four sizes:

• The smallest tanks store 10kg of LP gas, and these are best for use with gas-fired BBQs and camping equipment; they’re not really practical for everyday home use as they’ll empty out quite quickly.
• The most common sizes used to supply gas for everyday home use are the 20kg and 30kg LP gas tanks;
• For larger homes, a tank storing 45kg of LP gas is available from some gas companies.

Deposits for portable gas tanks

If the property you rent or buy does not have a tank(s) already on-site, you will need to pay a one-time deposit for the tank(s) delivered by the gas company.  Deposit amounts vary depending on the tank size—ask the local gas company for details.

Keep the receipt for the deposit.  If you ever want to return the tank(s) to get your deposit back you must return it to the same company that provided the tank and they will insist on seeing the receipt; if you lose the receipt, you’ll lose the deposit.

Portable LP gas tank refills

Portable tanks are refilled by means of the gas company replacing your empty tank(s) with full one(s).

Trucks carrying portable tanks do daily rounds (you might see the trucks on the street in your neighborhood), but more commonly now, customers telephone a local gas supplier and arrange delivery. Gas deliveries operate daily except Sundays and public holidays.

The operator will physically carry the tank from the truck to the area on your property where your portable gas tanks are stored and connected to the property’s gas-inlet pipe.  The operator will decouple the empty tank for retrieval and install the full tank for you.

Unlike stationary tanks, there are no meters on the portable tanks and the only way to gauge how much gas remains inside is to gently tap the tank: a deeper tone indicates more gas.

You can tell when a portable tank is getting low on gas because the high flame on your cooking hob will diminish noticeably and eventually it won’t light.

It’s common to keep at least two tanks stored on the property so that when one empties, you can switch over to a full one, and call the gas company to replace the empty one.  Tanks can be connected by means of a dual-port regulator with a lever to move (from the empty to the full one), or in series if you have three or more tanks on the property. Talk to a local plumber if you want to do that, or ask the gas company’s operator for advice.

Paying for gas delivered in portable tanks

Gas piped into stationary tanks is sold by the liter, but gas delivered in portable tanks is sold by the kilo—the weight (density) of gas inside the tank, excluding the weight of the tank itself.  The popular 30Kg tank is equivalent to around 50 liters of LP Gas.  See the table in the box below for more details.

It is appropriate to give the operator a tip in addition to the amount owed.  Some companies accept payment by bank cards, others will only accept cash.  It’s sensible to have some cash on hand in case the wireless card terminal the gas tanker trucks carry is not working for any reason.

Current LP gas prices: See the cost of utilities in Mexico

Mains-fed natural gas supply in Mexico

Natural gas (Methane), mains-fed directly into homes via underground pipes is available in some Mexican cities and regions, including the capital Mexico City, Guadalajara, and Monterrey—although it isn’t available in all neighborhoods.

With modern piping systems, these networks are safe even in areas prone to earthquakes, although there are campaigns saying otherwise as part of competition propaganda among gas distributors.

What cities in Mexico have natural gas

Natural gas is available in a relatively small number of places across Mexico.  The companies that distribute mains-fed natural gas are represented on the website of the Mexican Natural Gas Association.

This page on their website lists distributors and the Mexican cities they operate in.

Paying for mains-fed natural gas

The cost of natural gas mains-fed into your home varies from state to state. If the service is available where you live (see link in previous section) check with the local gas company for prices.

A meter is installed at the property and customers are billed monthly for the amount gas consumed —usually expressed in cubic meters— plus a standing charge for the cost of distribution.

Current natural gas prices: check with the regional company that distributes natural gas for current prices.

Taking care of your home in Mexico

Mexperience publishes guides and articles to help you maintain and secure your house, home, and dwelling spaces in Mexico.

• Latest insights about taking care of your home in Mexico
• Learn about water supplies for your home
• Electricity supply for your home
• Insurance for your home in Mexico

Protect your personal items and defend against litigation

Although home insurance is not obligatory by law in Mexico (if your property is mortgaged, the lender may insist the property is covered), it’s prudent to factor-in a property insurance policy to your annual budget to protect your assets and, importantly, to defend against third party liabilities.

Third party liability in relation to home ownership doesn’t seem as obvious a risk as it is with driving a car, but in the event of an accident or mishap involving your property, your liabilities as home owner to third parties will become apparent.

Storm damage can leave you liable

Consider the trees in your garden. Trees falling in a wind storm can come down with tremendous force, and will easily cause material damage to your own property—and possibly to your neighbor’s. In acute cases they can cause bodily harm or fatalities.  Mexico experiences stormy days, even in the highlands away from the coasts, and some of those storms will cause trees to fall down.  Garden walls can also be subject to sudden and unexpected collapse, especially during an earthquake, or if they are old or have weakened foundations.

Condo unit ‘bloc’ coverages are limited

A common situation where homeowners unwittingly become exposed to liabilities is when they own a condominium, or live inside a gated community. They think the insurance policy —paid for through their Home Owner Association fees— that covers the building or the estate also covers them personally.  It usually doesn’t.  For example, when a water leak from the kitchen or shower room in your condo causes damage to units below yours, the repair bill becomes your responsibility.

Domestic workers and accidents

Another situation where homeowners can become liable is in relation to the domestic help they employ.  A lot of foreign residents in Mexico hire maids and gardeners.  If your maid falls down the stairs when she’s cleaning, or your gardener hurts himself while working in your garden, you become responsible to them in those situations.  Read this article to learn more about insuring domestic workers in your home in Mexico and how an adequate insurance policy can cover you.

Home insurance as an integral part of  your budget

Home insurance policies are often overlooked and sometimes ignored as an unnecessary expense by foreign homeowners here in Mexico, especially those with homes situated away from hurricane-prone areas. While hurricanes are among the most apparent risks in relation to property, powerful wind storms inland can also cause serious property damage, and give rise to third party liability in relation to events and people related to your home: if for no other reason, you should consider your insurance arrangements to mitigate those liabilities.

Learn more about caring for and insuring your home in Mexico

Mexperience publishes extensive information to help you plan and care for your home life in Mexico through guides, articles and free eBooks:

• Free eBook: House maintenance and home security
• Latest articles about property insurance
• Articles about real estate in Mexico

In this article, we describe how sewerage and waste water is typically managed at residential homes in Mexico, either via a mains sewer or a natural sewer (septic tank) system.

Two principal ways to deal with waste water

Typically. homes situated in well established neighborhoods in urban areas will have access to a municipally-run mains sewerage system, whereby the property’s waste water is connected to the town or city’s sewer for treatment and recycling.

Homes which are situated in rural areas, or districts of a town or city where the mains sewerage system does not reach —or cannot reach due to local topography or subsoil issues— need to use a septic tank system.  Having your own septic tank might sound daunting, but lots of homes in Mexico have them, and they operate mostly trouble-free when properly cared for.

Mains sewerage systems in Mexico

Like the mains-fed water system, Mexico’s sewerage systems vary by city and neighborhood but, on the whole, Mexico’s sewerage systems are good enough, due in part to extensive government investment in recent decades to ensure that sewerage leaks are kept to a minimum and problems are dealt with swiftly due to the public health consequences of doing otherwise.

Accessing the mains sewerage system

If you rent or buy a built home in Mexico that has a mains-fed water supply, chances are the area will also have a mains sewerage system, and the property’s water waste pipe will already be connected to it.

If you are building your own home on a plot of land that is near to the town or city’s sewer main, you can pay to get the property connected to it.  This work must be done by the local water authority; it cannot be done by your plumber or builders.

Paying for mains sewerage

Homes connected to a mains sewerage system are billed by the same local water authority that manages the mains water supply.  Mains water bills are usually dispatched every two months, and  the sewerage element is either a fixed charge or related to the volume of fresh water consumed.

See also: The cost of utilities in Mexico

Septic tank sewerage systems in Mexico

If the property you rent or buy (or intend to build) is not near a mains sewerage system, the property will have a septic tank (natural sewer) instead.

Septic tanks are most common on properties situated in rural or remote areas, although even some neighborhoods in cities may use one if the property is too far away from the nearest mains sewerage duct.

How septic tank systems work on a property

In essence, a septic tank is quite simple, and properly cared for (see below) will be mostly self-managing.

• Waste water from the property is piped into a septic tank buried underground at least a couple of meters away from the buildings.
• From there, waste passes through a ‘drainfield’—a series of underground pipes and concrete boxes filled with gravel.
• Afterward, the waste water passes into the surrounding soil, where it becomes a type of natural fertilizer.
• This article and video share an excellent overview about septic tank systems, types, and how they work.

Maintaining a healthy septic tank system

A septic waste water system on your property will usually look after itself provided you take care of it and are mindful about what you allow to be put down the toilet and the drains. It might need to be pumped out periodically, and especially if a problem develops.

Here are some tips to help maintain your septic tank system.

Get familiar with the system

If you have never rented or purchased a house with a septic tank system ask the owner (or previous owner) about it.  Make sure you know where it’s situated on the property and how to get access to it.

Only flush toilet paper

Other than bodily waste, nothing other than toilet paper should ever be flushed down. Toilet paper is designed to break down and is ‘septic tank safe,’ but paper tissues are not, so those and diapers, dental floss, hygienic pads, etc. should all be discarded in a waste bin, never down the toilet. Anything containing plastic or rubber can wreck your septic system and require you to have it pumped out.

Avoid putting undue stress on the system

Too much water all at once is not good for a septic tank system. For example, it’s better to do laundry over several days instead of doing it all in one day.  Similar with dish washers. Keep showers short, and if you use a bath, try not to drain it at the same time you are doing laundry.

Be careful with your kitchen sink

It’s possible (but not ideal) to use ‘food disposal grinders’ with a septic tank, but only if the food you are grinding down is easily biodegradable, i.e., natural foods, not processed—and never in excess quantities.

It’s best to wipe out food scraps into a separate waste bin and compost those separately, so that the amount of food waste going down your drain and entering your septic tank is minimized.

Oil, grease, and other fats from cooking should not be washed down your sink.  Some systems have a ‘grease trap’ that collects fat before it reaches the septic tank and this will need cleaning out occasionally.  In any event, it’s best practice to remove as much food/oil/fat from your dishes using an absorbent paper towel before washing them.

Beware of cleaners and chemicals

Septic tanks depend on good bacteria to break down all the waste. Harsh cleaners and chemicals can kill these bacteria and make your tank less efficient, or cause it to malfunction.

Some sites that publish information about septic tanks claim that small amounts of bleach won’t damage the tank; it’s probably best to avoid using bleach as a whitener in your laundry, for example.

Never use drain de-blocking chemicals if you have a septic tank. Drano and similar products contain highly corrosive acids that will kill the bacteria in your tank’s system.  If you need to de-clog a drain use a rubber plunger or a drain snake coil, instead.

Using natural cleaners like white vinegar, salt, citrus, baking soda, boric acid (borax), as alternatives to commercial cleaning products can help to protect the integrity of your septic tank.

Regular maintenance, and tank replacement

You might occasionally need to get your septic tank pumped out—check locally for service providers who do this, or ask a plumber for a referral.

If the septic tank is very old or becomes damaged, it will begin to leak and you’ll know by the stench and waste water that will rise from the ground near where the tank is buried. Contact a plumber if you need to replace it, or the property owner if you’re renting. Septic tank replacement is quite a big job as it requires considerable digging and other labor in addition to the new parts.

Learn more about water supplies in Mexico

Mexperience publishes articles and guides to help you understand water supplies and the efficient use of water at your home in Mexico, including:

• Water delivered to residential homes in Mexico
• Understanding water pressure systems
• Clarity about drinking the water
• Latest articles related to use of water in Mexico
• Latest articles about Mexico’s rainy season and dry season

How water is delivered in Mexico

Water in Mexico is usually delivered to homes in one of four ways:

• via mains-feed system; or
• via a communal feed sourced from official local water springs and wells; or
• via a private well situated on the property or in the local neighborhood (although this is rare); or
• via a combination of rain collection (in season) and local water delivery by truck.

None of these methods provide provide the constant pressure needed to move the water effectively around your property’s pipework.  Good pressure is needed especially for use in showers and taps situated on the second or third story of a property, and to water your garden with a hose or pressure-driven sprinkler.

The importance of your home’s cistern

Almost all properties in Mexico have a cistern to collect and store water—regardless of whether you get water from a mains-fed system, a communal feed, rain water collection, or a combination of these.

The low pressure water feed from the mains-fed and communal water distribution systems is sufficient to fill these underground water storage areas, usually via a pipe that runs just below the surface of the street level. (Mains-fed systems in some places might have sufficient pressure to fill a tank on a low roof, but you ought not to count on this.)

If you have water deliveries made by truck and/or collect rainwater during the rainy season, that water will be channeled into your property’s cistern.

Cisterns sizes are expressed in liters and cubic meters: one cubic meter of cistern will store 1,000 liters (264 US gallons) of water.  They’re usually made of concrete and vary in size. Some homeowners dig a big hole, line it with concrete, and place a plastic tank in that space —a large tank for domestic use will store around 11,000 liters of water— leaving a service lid for access and maintenance to the tank inside; however, most cisterns are built using concrete that stores the water directly.

Cisterns (and tanks) need cleaning occasionally to clear sediment that inevitably builds-up on the cistern’s base, and algae that may begin to propagate around the top edges of the high waterline.

Smaller homes will usually store around 3000-4000 liters of water inside a small concrete cistern; mid sized homes may have cisterns of about 10,000 liters, larger homes, condos and apartment buildings, and properties with extensive gardens may have two or more cisterns with a capacity to store 50,000 or more liters of water on the property.

Water storage is especially prevalent during the dry season, when there’s no rainwater to collect, and mains-feed systems, which are usually intermittent and deliver water once every few days, often reduce delivery schedules during acute dry spells between November and May to conserve water in the area they serve.

Cisterns filled from mains-fed water or communal water networks have a float valve installed that shuts-off the incoming water when the cistern is filled.  Cisterns that are filled using rain water have overflow systems that prevent additional rainwater from accumulating when they’re full.

Creating water pressure for your property in Mexico

There are two principal ways of creating pressure within your home, building, or property.  The first, which is a gravity-led pressure system is almost universal even if you use the second method, which is to install a hydro-pump within your home’s water system—and there are two principal types of those.

El Tinaco—The water reservoir on your roof

If you’re familiar with Mexico you will have seen water tanks everywhere, situated atop roofs on homes and buildings across the country.  The very old ones are made of cement; modern versions are made using a special type of plastic. Some of these tanks are mounted on a tower or base to give them additional height above the property’s rooftop.  The additional height creates additional pressure below, that is especially useful in shower rooms on upper floors.

An electric pump moves water from the cistern to the tinaco. The pump is usually automated: it switches on when a floating switch in the tinaco falls below a certain level, and stops when it’s full, preventing the tinaco (water reservoir) on the roof from overflowing.

Rooftop reservoirs in private homes usually store between 1,000 and 2,000 liters of water. In condos and other buildings that serve multiple units, these tanks may be larger, although the water is usually stored (and thus the weight distributed) across multiple smaller tanks.

When the water from the cistern has been pumped-up to your roof, gravity takes over.  The higher the tank is situated above the property, the more pressure you’ll have below.  A tank on on a small tower above the roof of a two-story home provides plenty of pressure for upstairs and downstairs showers, and to power 100-foot long hosepipes connected to downstairs taps. Note that showers on two-story homes will require the reservoir tank to rest on a tower above the roofline to create sufficient pressure and water volume for a good head of water to flow upstairs.

Installing a hydro-pump for water pressure

Some people choose to install a hydro-pump on their property that keeps the water pipes pressurized throughout the home.

A pump-driven pressurized system is helpful if the design of the property doesn’t lend itself to having a roof-top tank (practically and/or aesthetically), or in cases where a water tank cannot be placed sufficiently high enough above the property to create a decent amount of water pressure throughout the home.

There are two main types of water pressure system for homes:

• A hydro-pneumatic pressure tank/pump combination; and
• A water pressurizing pump.

A hydro-pneumatic pressure tank/pump —Bomba Hidronuemática— pressurizes water in a tank that is then channeled into the property’s water pipe system.  When you switch on a tap, the pressurized water in this tank is released to give pressure at the tap-head. The pump ignites when the tank’s water pressure falls below a preset level—thus, pressure with this type of pump can fluctuate as the pressure in the tank drops gradually until the pump reignites to restore the pressure level. Tanks come in various sizes, and larger properties require bigger tanks to operate effectively and prevent significant fluctuations in water pressure.
See also: Types of hydro-pneumatic pressure tanks/pumps (Amazon Mexico).

A water pressure pump —Presurizador de Agua— is a pump that is plumbed directly into the property’s water pipe system without the need for a pressurized tank. When you switch on a tap, the pump ignites and is controlled to provide a constant pressure level while the water is running.  These types of pumps are ideal when you want a consistent water pressure and/or don’t have much space to store a pressurized tank.
See also: Types of water pressure pumps (Amazon Mexico).

Choosing a water pressure pump for your home in Mexico

Each type of pressure pump has its advantages and disadvantages.

They depend on an electric pump to operate, so power cuts may affect your water pressure—whereas a gravity-fed system will not be affected by power cuts while there is sufficient water in the rooftop reservoir tank.

Some homes have a tank on the roof in addition to a pressure pump to keep a modicum of pressure in the system even if the power fails or the pump breaks down.

The pumps come in different sizes. Capacity is usually expressed in ‘flow’ of cubic meters of water per hour, (1m³ = 1,000 liters), and/or ‘horsepower’—that describes the raw power of the pump.

More expensive pumps tend to have copper-wound motors; the more common and less expensive models have aluminum-wound motors.  Whether copper or aluminum is better is a matter for debate.

If you have large property and will be pumping a lot of water with need of a heavy duty pump, you might consider a more expensive copper-wound motor; for most homes a less expensive aluminum-wound motor is likely to be adequate.

Talk to a plumber about how to choose and buy the right type and size of water pressure pump for your home’s needs.

Learn more about water supplies in Mexico

Mexperience publishes articles and guides to help you understand water supplies and the efficient use of water at your home in Mexico, including:

• Water supplies for residential homes in Mexico
• Clarity about drinking the water
• Sewerage and septic tank systems for your home in Mexico
• Latest articles related to use of water in Mexico
• Latest articles about Mexico’s rainy season and dry season
• Home Maintenance and Security in Mexico