1. Verify the Title Chain
Request the full escritura (title deed) and trace ownership back at least 10 years in the Registro Público de la Propiedad. Your attorney can do this search. Confirm the seller has clean, unencumbered title to transfer.
2. Check for Liens and Encumbrances
A lien search at the Public Registry confirms whether the property has mortgages, judicial orders, or tax liens attached. Never close without this certificate (certificado de libertad de gravamen).
3. Confirm Zoning & Permitted Use
Verify through the municipal planning department (SEDESOL or equivalent) that the property is zoned for your intended use. "Residential" zones may not allow short-term rentals, commercial activity, or certain construction.
4. Developer Track Record (Pre-Sale)
For pre-sale / presale properties: verify the developer has completed previous projects on time and on spec. Request references from previous buyers. Check for complaints with PROFECO (consumer protection agency).
5. HOA Health & Financial Reserves
For condominiums: request the HOA's financial statements and reserve fund balance. An underfunded HOA means deferred maintenance costs will hit owners via special assessments.
6. Water Rights & Utility Connections
Verify municipal water connection OR well rights (for rural/coastal properties). In some coastal areas, water is trucked in — factor this into cost projections. Confirm electrical connection and capacity.
7. Environmental Restrictions
Coastal properties may have SEMARNAT environmental restrictions: setback requirements from mangroves, cenotes, or beach. Violations can result in demolition orders. Verify all permits are in order.
8. Municipal Permits for Construction/Renovation
If planning construction or renovation: verify permits are obtainable in the specific zone before purchasing land intended for development.