Checklist: 12 things to check before closing on a property in Mazatlán

The excitement of finding "the right house" can lead to rushed decisions. This is the checklist we go through with every one of our clients before signing the promise-to-buy contract.

Structure and construction

1. Moisture and leaks: check ceiling corners, bathrooms, laundry area. Coastal humidity in Mazatlán is aggressive.
2. Salt damage on walls and ironwork: properties less than 200m from the ocean require constant maintenance. Look for visible rust and peeling.
3. Cistern and water tank: minimum recommended capacity is 1,500 L cistern + 600 L roof tank. Check for cracks.
4. Electrical installation: ideally updated to post-2015 CFE standards. Old aluminum wiring signals problems.

Services and surroundings

5. Water pressure: open the highest bathroom shower at peak hour. If it trickles, there is a pumping issue.
6. Internet availability: verify with Telmex/Megacable actual coverage at the address, not just "in the area".
7. Nighttime noise: visit at 10 pm on a Friday. Nearby bars can change everything.
8. Flooding: ask neighbors how the street behaves in heavy rain. Some zones flood.

Legal documentation

9. Clean title: the seller must show clear title, free of liens or attachments.
10. Property tax up to date: request the latest receipt. Debts transfer to the new owner.
11. HOA dues (if applicable): review meeting minutes and overall delinquency of the building.
12. Land use: if you plan to Airbnb, verify the condo regulations or zoning allow it.

Bonus: the independent inspection

For MXN $5,000-$10,000 an independent inspector checks all the above with proper instruments. It is the best preventive investment you can make on a multi-million peso purchase.

Visiting a property this week? We can join you at no cost and walk through this checklist with you.