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.

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

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

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

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 how to find house keepers in Mexico, how they work, and the responsibilities that come with having a housekeeper or other domestic helper working at your home.

Common types of domestic helpers in Mexico

Housekeepers are the most commonly-hired home help.  They typically attend a home for one to six days a week, depending on the household’s needs, and some housekeepers live-in at the home.

Gardeners, part-time or full-time, are common at larger homes with extensive gardens to maintain, and at gated communities and condominium developments that have green areas requiring constant attendance.

Pool maintenance helpers are also common in gated communities and may also be hired to maintain a pool at a larger private home.

Some domestic helpers provide practical living assistance to help people with their daily home routines.  These workers are especially helpful to people who are elderly, have low mobility or need extra care at certain times, perhaps during a period of convalescence.

Wealthy households might have live-in housekeepers who work full-time six days a week, although most people hire a housekeeper only part-time—typically for up to one or two days a week.

Finding a reliable housekeeper in Mexico

Finding a reliable housekeeper in Mexico most often requires you to use your social skills and people networks.  Most reliable housekeepers are found and hired on a referral basis. Here are some tips for scouting for a housekeeper to help at your home in Mexico.

Finding housekeepers through previous owners and occupiers

Housekeepers working at a certain property might have been attending that home for many years. If you are moving into a rented house or buying an existing home, you might be asked if you wish to employ the housekeeper that already works there, or you may ask the property owner or house seller about any housekeepers they know who are looking for work.

If you are buying a house, it’s not uncommon for the previous owners to offer to introduce you to any existing home helpers they might hire, most commonly a housekeeper and/or gardener.

Helpers referred by property owners or previous occupiers is an ideal way of getting introduced to potential new housekeepers (and other helpers), because workers who have been ‘with the property’ for some time tend to be the most reliable; they live locally, they know the property and have a history with the previous owners or occupiers. Loyalty that has been built-up, perhaps over many years, can reflect in reliability for you.

You will, however, need to negotiate terms and cultivate your own relationship with the people who you hire to help at your house and be able to express to them (in Spanish) what you require.

Finding a housekeeper through other referral channels

If you want to hire domestic help but don’t have the convenience of a previous owner or occupier’s reference, common ways to find a housekeeper include:

• Asking your neighbors, friends, and work colleagues for connections to people they know.
• Sometimes a neighbor who hires a housekeeper one or two days a week may be able to refer you to their housekeeper who might be looking for an additional day(s) to fill in their work week.
• If you live in a gated community or condominium development, ask the Home Owner Association about any housekeepers they might know, or post an ad on the community notice board.  Gated communities usually operate WhatsApp groups, which are another way to ask for referrals.
• Visit any local community centers you may attend to look for ads on notice boards, and ask community members for references or referrals.
• Search and ask on online community groups related to the location in Mexico where you live. Sometimes community members will post a notice if their housekeeper (or someone they know) is looking for additional work
• If someone you know (or is part of a local community group) is moving away, they might want to help the housekeeper find new employment.
• Sometimes a neighbor, friend or work colleague may have a housekeeper who has a friend or family member looking for work.
• Some people put a notice on their front door asking for a housekeeper—although that’s less common now than it used to be.  This ought to be a last resort effort, as it’s always preferable to hire by referral.
• If the referral is not a direct contact from someone you know and trust, carefully interview the candidates to get a feel for them and their previous experience, ask about others homes they help (or have helped) and ask for references.

How day-visit housekeepers and some other domestic employees work in your home

Most housekeepers and other domestic employees (e.g. gardeners, pool maintenance people) only visit for some hours during the day.

Housekeepers’ schedules

House helpers, whether day-workers or live-in housekeepers, work a maximum of six days a week. Under Mexican Law, all laborers are entitled to one day a week off work, and most people take Sundays off to be with their family.

Some housekeepers might work all day, others may work a half day or only 2-3 hours if the home is small.  In cases where they work less than a full day, housekeepers will usually want a nearby neighbor to hire them on the same day, to make their commute worthwhile.

Gardeners’ schedules

Depending on the size of your garden, gardeners might attend for a a few hours, or work at your property one or more days a week. Properties with large or well-developed and manicured gardens may have a full-time gardener.

Pool maintenance

If you have a swimming pool at your property (your private residence or gated community) the pool maintenance people will usually come at least one or two days a week; some will attend daily—their visits tend to be short as they will be managing pools for several properties in the area where you live.

Arrival and departure times

Schedules will vary, and are by negotiation.

Housekeepers

If you live in Mexico City, or some other large city in Mexico, housekeepers might have a long way to travel to your house and therefore may not be able to arrive very early in the morning; however, they might stay later into the evening or night before finishing their day.

Ask your housekeeper about their commute and essential family routines so that you can be sensitive to their needs in regard to and arrival and departure times; for example, some housekeepers may have children to drop-off at a local school before they travel to your home.

Gardeners and pool maintenance

If your gardener only comes periodically, e.g. every two weeks, or once a month, they will likely arrive on the agreed date, but arrival times may vary.  If your gardener has a regular schedule one or more days a week, they will likely arrive in the morning at or around an agreed time.

Pool maintenance teams will either attend the property daily, or periodically as agreed with the owner.  Most pool maintenance teams work in defined areas and go to several properties for an hour or less each day; they may stay longer if the pool has a specific issue, e.g., the rains cause the water to turn green.

Providing refreshment for day-helpers

Housekeepers who attend your home during the day ought be given an hour’s break if they work the entire day, or short breaks if they are working part day. It’s appropriate to have water/juice available for them.  Gardeners ought be provided with a reliable supply of fresh drinking water, as a minimum.

Meals for housekeepers

Not all people provide a meal to their housekeeper, but it’s appreciated, good practice, and we recommend you do. A common practice if the housekeeper will do some cooking as part of their routine is for them to eat part of the food they prepare for you and your family.  Otherwise, ask what they enjoy eating and have some of those fresh ingredients stocked so that they may prepare a meal for themselves.

Errands and shopping

Some housekeepers will be prepared to go out and do simple shopping for you.  If you ask them to do this, be sure to give them enough cash for the purchases you ask for, as well as their public transportation to the market/store, and back.

If what you ask them to buy is going to be heavy or bulky, e.g., a large order of fresh fruit and vegetables, you ought to pay for a return cab.

Live-in housekeepers

Live-in housekeepers are not as common as they were in bygone eras, but there are plenty of housekeepers who continue to live-in at homes to provide day-long support without having to commute back-and-fro to their home each day.

Some housekeepers prefer a live-in arrangement as it provides regular full time employment, one day (usually Sunday) plus public holidays to rest, and no need to spend time and money commuting each work day.

If you hire a live-in housekeeper in Mexico, you will be expected to provide suitable and comfortable accommodations (most larger houses and condos in Mexico have housekeeper’s quarters) as well as all meals and usually a uniform or other suitable work clothing.

Live-in housekeepers can expect one day per week off work as well as all Mexican public holidays off and may require extra time off for family emergencies and exceptional occasions (e.g., weddings, funerals).  The family unit is an important concept in Mexico and it’s therefore appropriate to ask your live-in housekeeper about their family routines and and be sensitive to their personal and family needs as these arise.

Rates of pay for housekeepers and other domestic helpers in Mexico

Check with your neighbors and/or friends and colleagues about the current daily pay rates for housekeepers in your area.

Housekeepers and domestic helpers working in larger cities (especially Mexico City) are paid more in good part because they often have a long commute involved in getting to and from your home.

The Aguinaldo

A Christmas bonus (Aguinaldo) is expected and required by law, equal to at least two-weeks of their pro-rata pay, and it’s appropriate to pay four weeks.

For example, if they work for you two days a week, and you want to pay two weeks bonus, the bonus is four day’s pay (2 days x 2 weeks); if they work for six days a week, the bonus is 12 day’s pay (6 days x 2 weeks).

Many households will pay four weeks’ equivalent pro-rata pay as a Christmas bonus, especially to long-serving housekeepers and other helpers. In the examples above, this equates to a payment equal to eight days’ pay (2 days x 4 weeks) and 24 days’ pay (6 days x 4 weeks), respectively.

Making payment

Most payments to housekeepers and other domestic helpers are paid in cash, although some housekeepers might accept payment via local bank transfer.

Day-helpers: Housekeepers (and others) who work one day a week in your home are paid daily on the day they attend; if they attend two your home two or more days a week, you may pay them on the last day of that week’s work.

Live-in housekeepers: Most live-in housekeepers are paid every 15 days and some are paid weekly.  Some may ask to be paid in cash, although others might accept payment via local bank transfer, especially when you’re paying every two weeks.

Employment law, healthcare, and well-being

Changes in Mexico’s laws now stipulate that people who hire domestic employees (housekeepers, gardeners, etc.) register at the Mexican Health Service website.

By doing this, the housekeeper/other helper receives health and medical coverages from Mexico’s social security institute, the IMSS.  The employer (homeowner) is also required to pay a tax to cover this cost, based on minimum salaries.

In practice, many housekeepers in Mexico, particularly those who only work a day or less per week at the house, continue to be informally employed by private homeowners (as well as those renting homes) as neither they nor the people employing them register.

Full-time and live-in housekeepers are most likely to be registered under the scheme as they are effectively a full-time employee of the household they work for.

If your housekeeper is informally employed by you, there is a tacit understanding (culturally) that you are responsible for medical costs (including medicines and medical equipment, where required) caused by any injuries which might be sustained while working in your home.

Furthermore, many householders who hire housekeepers, informally or as full-time housekeepers, and live-in housekeepers, contribute to their housekeeper’s well-being in a variety of ways, including, for example, giving some support to them or their families in times of exceptional need (medical, emergencies) as well as remembering their children’s birthdays and other special occasions, e.g., wedding of their children.

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.

• Registering your housekeeper/home-helpers with IMSS (Spanish)
• About Mexico’s IMSS health service
• Learn about Quincenas: Pay-days in Mexico
• Learn about the Aguinaldo: the Christmas bonus
• Home insurance: covering third party liabilities
• Latest insights about Home Maintenance in Mexico

If you travel to Mexico on a package vacation, you’re unlikely to notice as most large hotels and resorts have power back-up systems in place; however, if you plan to live, work or retire in Mexico, you’ll come to know that localized power cuts are part-and-parcel of the living landscape here.

The effect of power cuts in Mexico

Power cuts can happen at anytime and can last from a few minutes to several days.  They are more frequent during the summer months, and through the rainy season in particular, as torrential thunderstorms with lightning —sometimes accompanied by high winds— have a habit of knocking out local transformers strapped to lamp posts or affecting electricity sub-stations. In the case of the former, a street or two can end up without power; if its the latter, entire neighborhoods or small towns may be affected.

Mexico’s electricity company has been continually improving the infrastructure of the country’s electricity grid in recent years, and so power-cuts are far less frequent and lengthy today than they were in years past. When the power goes, the electricity company is usually quite good at responding—most of the time power-outages will be brief, or last a few hours at most.

Practical issues related to power cuts

When you’re living in Mexico, electrical power cuts may introduce a plethora of inconvenient situations into your daily routines.  Some common issues can include:

• traffic lights suddenly cease to work causing traffic jams and car accidents (which add to the congestion in cities);
• food in refrigerators and freezers may be at risk if the power outage lasts more than a day or two
• convenience stores may have to stop trade if their sales counters depend on electronics: this is common at modern convenience stores;
• you might be watching a movie at home, which just got to the good part, or you may be downloading something from the internet: even if your laptop keeps working, the internet router shuts down;
• if you’re working in Mexico, your factory or office facilities such as computers, printers, modems, etc. may become lifeless objects of little use when the power goes.

Working from home

If you work from home part-time or full-time, or you you’re self-employed in Mexico, perhaps working in some knowledge-based industry where your internet connection and other electronic devices must be on-hand to serve clients and deliver projects on-time, the acquisition of an office-grade UPS device and a power surge protector will prove a useful investment.

A UPS is in essence a battery in a box that charges up when the power is on, and keeps electric-powered devices running for a while when the power shuts down.  Retail technology supply stores in Mexico, like OfficeMax and Home Depot, as well as Amazon Mexico sell domestic and office-grade UPS devices which will keep computers, internet routers, and printers running for between 30-120 minutes during a power cut. (The longer the back-up time, the more expensive the device.)

If you must have your home or office or other business powered constantly, industrial-grade UPS systems, which include larger and longer-lasting power battery backups or diesel fuel-powered generators, are available from specialist suppliers (search online for options).

Keeping your Mexican home running well

You can find out more about utility services, including power supply in Mexico, in our guide to House Maintenance and House Security in Mexico.

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:

• Read our guide to managing your electricity supply in Mexico
• Learn about managing your house & home in Mexico
• Learn more about daily living in Mexico in our Home Life section
• Continually updated guides to aspects of living in Mexico
• A regular Mexico Newsletter you can subscribe to for free

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