What Happens After You Buy: Your First 90 Days as a Mexico Property Owner
5 Minute Insights | Published October 28, 2025 | By Glenn
At a Glance
What You'll Learn: A practical 90-day timeline for new property owners in Mexico's Bajío region, covering utility activation, bill payment setup, first tax obligations, finding reliable contractors, cultural integration, and essential administrative tasks that ensure a smooth transition from buyer to resident.
Best For: First-time international property owners in Mexico, retirees settling into their new homes, and anyone who wants to understand the practical reality of property ownership beyond the closing table.
Read Time: 5 Minutes
the escritura is signed, the keys are in your hand, and the property is officially yours. Congratulations—you're now a Mexico property owner. But if you're standing in your new home wondering "okay, now what?" you're not alone.
Most real estate content focuses intensely on the buying process but goes silent the moment the transaction closes. That leaves new owners figuring out utility connections, tax payments, and practical logistics through trial and error. Some tasks are time-sensitive—missing your first predial payment window costs you the early-pay discount, and delayed utility transfers can mean weeks without proper service.
This guide walks you through the essential tasks for your first three months as a property owner in the Bajío, organized by priority and timing. Consider it the roadmap nobody gave you at closing—but probably should have.
Week 1: Immediate Post-Closing Priorities
The first week establishes your foundation as a property owner. These tasks are time-sensitive and set you up for everything that follows.
Secure Your Property Documents
Before anything else, organize and secure your closing documents. You'll need these repeatedly during your first 90 days and beyond.
Essential documents to safeguard:
- Original escritura (property deed) from the notario
- Paid property transfer tax receipts
- Fideicomiso documentation if applicable
- Final closing statement with all payments documented
- Property survey and boundary documentation
- Existing utility account numbers and final readings
- HOA rules and contact information if in managed community
Store originals in a fireproof safe or bank safety deposit box. Keep certified copies for daily reference, and create digital scans uploaded to secure cloud storage. You'll present these documents when transferring utilities, applying for permits, or handling any property-related business.
Transfer or Activate Utilities
Getting utilities in your name ranks as your most pressing practical task. In Mexico, utility services typically require in-person visits to local offices with specific documentation.
Electricity (CFE - Comisión Federal de Electricidad): Visit the local CFE office with your escritura, official ID (passport), and previous owner's final bill if available. They'll create a new account or transfer the existing one to your name. Bring cash for any deposits required—typically 1-2 months of estimated usage for new accounts. Service activation usually takes 3-5 business days.
Water (Varies by Municipality): Water service is managed municipally. In San Miguel de Allende, visit SAPASMA. In Querétaro, CEAG handles water. Requirements are similar to CFE: escritura, ID, and sometimes proof of paid predial. Some municipalities require paying outstanding balances from previous owners before transferring service—verify this during due diligence before closing.
Gas (if applicable): Properties with gas service typically use LP (propane) from local suppliers rather than piped natural gas. Contact local gas companies to establish delivery service. You'll need báscula (scale) service to verify delivery amounts—reputable companies provide this automatically.
Internet and Phone: Major providers in the Bajío include Telmex, Izzi, Totalplay, and Starlink (increasingly popular in rural areas). Service quality varies significantly by neighborhood and provider. Ask neighbors about their experiences before committing to contracts. Installation typically takes 1-2 weeks after application.
Utility bills in Mexico arrive at your property address, not via email by default. If you're not occupying full-time, arrange with property managers or trusted neighbors to collect and forward bills, or set up bank domiciliation (automatic payment) once accounts are established. Missing utility payments can result in service disconnection requiring reconnection fees and office visits to restore.
Week 2-4: Financial and Administrative Setup
Once utilities are flowing, focus on establishing your financial infrastructure and understanding ongoing obligations.
Open a Mexican Bank Account
While not strictly required for property ownership, a Mexican bank account dramatically simplifies utility payments, predial tax payments, contractor payments, and daily expenses.
Most major Mexican banks (BBVA, Santander, Banamex, Scotiabank) offer accounts to foreigners with temporary or permanent residency. Requirements typically include:
- Valid passport
- Proof of address in Mexico (your escritura serves this purpose)
- Mexican residency card (temporary or permanent)
- RFC (Mexican tax ID)
- Initial deposit (varies by bank and account type)
Account opening takes 1-2 hours at the branch, with debit cards arriving 7-10 days later. Consider opening accounts at banks with strong English-language support and digital banking platforms if you're not fully fluent in Spanish.
Set Up Automatic Bill Payments
Once your Mexican bank account is active, establish domiciliación (automatic payment) for recurring bills. This prevents missed payments during periods when you're not in Mexico.
Most utility companies offer domiciliación directly through their websites or offices. You'll authorize them to debit your Mexican bank account automatically. Alternatively, many banks offer bill payment services where you register billers and the bank handles payments from your account.
Services to automate:
- CFE (electricity)
- Water service
- Predial (annual property tax)
- HOA fees if applicable
- Internet service
- Home insurance
Keep paper or electronic copies of bills even with automatic payment—you'll need payment histories for various purposes including property sales.
The first predial payment deadline is typically in early January, with discounts (10-20%) for paying before end of January or February depending on municipality. If you close in November or December, you may need to pay predial immediately to capture the early-pay discount. If you close in January-March, your first full tax payment will be the following January. Budget accordingly and ask your notario about any prorated tax obligations at closing.
Month 2: Building Your Support Network
Your second month focuses on establishing the relationships and resources that make property ownership manageable, especially if you're not on-site full-time.
Find Reliable Contractors and Service Providers
Every property needs occasional (or frequent) maintenance. Building relationships with trustworthy contractors before you have emergencies prevents the stress of finding help during a crisis.
Essential service providers to identify:
- Plumber (Plomero) - Plumbing issues don't wait for convenient timing. Get recommendations from neighbors and test with small jobs before trusting them with major work.
- Electrician (Electricista) - Electrical work requires licensed professionals familiar with Mexican systems and codes. Never hire unlicensed electricians regardless of cost savings.
- General Handyman (Handyman/Todólogo) - Someone who handles small repairs, painting, minor construction. These relationships often become your most valuable.
- House Cleaner (Trabajadora Doméstica) - If occupying regularly or preparing for rentals, establish cleaning service early. Rates in the Bajío typically run $200-400 pesos per visit depending on property size.
- Gardener (Jardinero) - Mexican properties often feature significant landscaping requiring regular maintenance. Weekly or bi-weekly service is standard.
- Pool Maintenance - If your property includes a pool, weekly service is essential for water quality and equipment longevity.
Ask neighbors, your HOA, local expat Facebook groups, and your real estate agent for referrals. Always get multiple quotes for significant work, verify insurance where applicable, and establish clear scope and pricing before work begins.
According to Mexico's PROFECO (Federal Consumer Protection Agency), written contracts for work exceeding $10,000 pesos protect both homeowners and contractors, clearly documenting scope, timeline, and payment terms.
Establish Property Management If Needed
If you won't occupy your property full-time, property management becomes essential. Managers handle maintenance, contractor coordination, bill payment verification, emergency response, and property security.
Property management typically includes:
- Regular property inspections (weekly or bi-weekly)
- Coordination of repairs and maintenance
- Bill payment verification (even if automated, they confirm accuracy)
- Key holding and access for contractors
- Emergency response (leaks, power issues, security concerns)
- Preparing property for your arrivals
Property management in the Bajío typically costs $300-800 USD monthly depending on property size, services required, and manager qualifications. Some managers charge per-visit rather than monthly retainers for properties requiring minimal attention.
Interview at least 3 property managers, check references thoroughly, and establish clear written agreements about response times, spending authority, and communication protocols.
Month 3: Integration and Optimization
Your third month shifts from urgent setup tasks to longer-term optimization and community integration.
Understand Your HOA and Community Rules
If your property is in a managed community, thoroughly understand the HOA structure and obligations. Many new owners skim HOA documents at closing but don't fully grasp their implications until issues arise.
Key HOA elements to understand:
Monthly Fees and What They Cover - Verify exactly what services your cuota de mantenimiento includes: security, common area maintenance, water, garbage collection, amenities access.
Special Assessments - Understand the HOA's ability to levy special assessments for major repairs or improvements, how much notice is required, and voting procedures.
Architectural and Modification Rules - Know what changes require HOA approval (painting exterior, adding structures, landscaping changes) and the approval process timeline.
Rental Restrictions - If you plan short-term or long-term rentals, verify HOA allows this and understand any notification or approval requirements.
Community Meetings - Learn when HOA meetings occur, whether attendance is required, and how decisions are made (quorum requirements, voting procedures).
Attend your first HOA meeting even if you don't speak perfect Spanish. It demonstrates community engagement and helps you understand the neighborhood's dynamics and priorities.
Meet Your Neighbors Appropriately
Cultural integration doesn't mean becoming best friends with everyone on your street—but it does mean establishing respectful relationships that make daily life more pleasant and can help during emergencies.
Culturally appropriate approaches:
Simple Greetings - A simple "Buenos días" to neighbors you encounter goes a long way. Mexicans generally value polite acknowledgment over American-style chumminess.
Respect Boundaries - Mexican culture often maintains clearer boundaries between private and public space than North American neighborhoods. Don't assume you can drop by unannounced or that close friendships will develop quickly.
Small Gestures - If you're hosting gatherings, giving immediate neighbors advance notice about potential noise shows respect. Small gifts during holidays (Christmas, Día de los Muertos) are appreciated though not required.
Language Effort - Even basic Spanish attempts demonstrate respect and integration. Neighbors generally appreciate the effort regardless of your fluency level.
In expat-heavy areas like San Miguel de Allende's developments, your neighbors may be a mix of Mexican nationals, full-time expats, and part-time foreign residents. Each group has different expectations about community interaction.
90-Day Checklist: Essential Tasks Summary
Timeline | Critical Tasks | Documents Needed
| Expected Cost |
|---|---|---|---|
Week 1 | Transfer utilities (CFE, water, gas, internet) | Escritura, passport, previous bills | $50-200 USD deposits |
Week 1 | Secure all property documents | All closing documents | Safe/storage cost |
Week 2-3 | Open Mexican bank account | Passport, escritura, RFC, residency | $0-100 initial deposit |
Week 2-4 | Set up automatic bill payments | Bank account, utility account numbers | No cost |
Week 3-4
| Identify key contractors | References from neighbors/HOA | Varies by services |
Month 2 | Arrange property management if absent | Property details, access information | $300-800/month |
Month 2 | Complete any immediate repairs/updates | Depends on specific work | Project dependent |
Month 3 | Attend HOA meeting if applicable | None | No cost |
Month 3 | Verify tax payment status/deadline | Escritura, predial account number | Actual tax amount |
Ongoing | Document all expenses for tax purposes | Receipts, contractor invoices | No additional cost |
Best Practices for New Owners
Understanding the financial implications of each structure helps you budget accurately for both acquisition and long-term ownership.
DO:
- Keep detailed expense records from day one - Track every property-related expense with receipts and dates. These matter for capital gains calculations when you eventually sell and for rental income tracking if you rent the property.
- Establish relationships before you need them urgently - Finding a plumber at 10pm when a pipe bursts is exponentially more difficult and expensive than identifying reliable help during calm periods.
- Learn basic utility-related Spanish vocabulary - Even if you use translators for complex conversations, understanding bills, meter readings, and basic service terminology prevents confusion and empowers you to handle routine matters independently.
DON'T:
- Assume North American service standards and timelines - Mexican service culture operates differently. "Ahorita" (literally "right now") often means "sometime soon," and confirmed appointments may shift. Build flexibility into your expectations.
- Pay large deposits to contractors before work begins - Standard practice is 30-50% deposit maximum, with remaining payment upon satisfactory completion. Never pay full amounts upfront regardless of explanations.
- Neglect small issues assuming they'll resolve themselves - Mexico's climate can accelerate deterioration. Small leaks become major problems during rainy season; minor cracks expand; and deferred maintenance costs more than preventive attention.
Regional Variations Across the Bajío
While the general 90-day framework applies throughout the Bajío, some municipality-specific variations affect your experience.
San Miguel de Allende - Higher expat population means more English-language support for services but also higher costs for contractors accustomed to international clients. Utility offices have some English-speaking staff. Property management options are extensive.
Querétaro - More business-oriented city with efficient municipal services and modern infrastructure. Less English-language support than San Miguel but generally smoother administrative processes. Property management is more business-focused than personal-service oriented.
Guanajuato Capital - Tourist-oriented centro with services geared toward visitors but residential areas operate more traditionally. Steeper topography means some properties have unique utility challenges (water pressure, access).
Dolores Hidalgo and Smaller Towns - Less English-language support but often warmer personal relationships with service providers. Costs are generally lower, but you may need more patience with bureaucratic processes and contractor availability.
In all Bajío locations, patience and humor help navigate the inevitable moments of miscommunication or unexpected complications. The sistema mexicano has its own logic that becomes clearer with time and experience.
Common Questions About Your First 90 Days
This should be addressed during closing and due diligence, but if you discover unpaid bills post-closing, you may need to pay them to transfer service to your name—even if technically the previous owner's responsibility. Document everything and consult your real estate attorney about recovery options. Some municipalities require proof of paid utilities before processing property transfers, so this shouldn't surprise you if due diligence was thorough.
Yes. U.S. and Canadian auto insurance typically doesn't cover you in Mexico beyond a small border zone. Mexican auto insurance is required and available from numerous providers—you can arrange before arrival or purchase at the border. For permanent or frequent residents, annual Mexican policies (approximately $400-800 USD annually for typical vehicles) make more sense than short-term tourist policies.
Not usually necessary for routine utility transfers and basic setup tasks—these are straightforward processes homeowners handle directly. However, if complications arise (disputed ownership, unpaid obligations, complex HOA issues), consulting your real estate attorney makes sense. Property managers can also handle most utility-related tasks as part of their services if you prefer not to manage directly.
Mexican postal service is less reliable than U.S./Canadian systems for packages and important mail. Most expats use private mailbox services (like Mail Boxes Etc. or local equivalents) for important correspondence, or U.S./Canadian mail forwarding services. For packages, many ship to the mailbox service or have items delivered to trusted property managers. Neighborhood delivery to your property address works for utilities and some services but isn't recommended for valuable shipments.
Ready for a Smooth Transition?
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Questions about managing your new property? Our network includes property managers, contractors, and local experts throughout the Bajío region ready to help.