Looking for a better home for you and your family? This guide covers the essentials. Discover:
- How renting works (straight to the point)
- Step-by-step guide to finding and closing a deal
- Budget breakdown by city and smart negotiation tips
Maintenance, risk checklist, and answers to common renter questions
Our goal is to give you a ready-to-use plan you can put into action. Check it out below!
How renting works in Mexico
Written contract: Put everything in writing — who the parties are, property description, lease term, rent amount, adjustments, deposit/guarantee, inventory (with photos), move-out rules, and notice periods.
Annual adjustment: Propose that rent increases follow inflation (INPC). In Mexico City (CDMX), the adjustment cap is the current inflation rate.
Guarantees: In many cases, landlords require a guarantor (who owns property in the same city) or a rental bond issued by an authorized company.
Receipts and payments: Prefer bank transfers with proof of payment; if you pay in cash, request a signed and clearly identified receipt.
Inventory and inspection: Do a check-in with photos/videos, record meter readings (water, electricity, gas), and document the condition of furniture/appliances; attach this to the contract.
Step-by-step Guide to finding and closing your rental
1. Set a budget that won’t stretch you thin
Practical rule (30–35%): add up rent + HOA/condo fees + fixed utilities and keep it ≤ 35% of your net monthly income.
Build a move-in fund: first month’s rent (sometimes prorated), deposit/guarantee, moving costs, utility hookups (water/electricity/gas/internet), and minor fixes (painting, curtains).
2. Choose the city and neighborhood (with a method)
Commute time: prioritize areas with public transport, markets, and essential services within a 10–15 minute radius.
Noise and safety: visit at different times (morning, night, and weekends).
Condo rules: ask for the building’s regulations before signing (rules on pets, renovations, noise, and common area use).
3. Make a smart shortlist (3–5 properties)
Compare what matters most to you: rent, condo fees, distance to work/school, parking, elevator, laundry, natural light, ventilation, and plumbing/electrical condition.
Avoid “real estate tourism”: stay focused on 1–2 zones with 3–5 finalist listings.
4. Make the most of your visits (30-minute walkthrough)
Technical check: water pressure, heating, outlets and circuit breakers, ventilation, leaks and stains.
Noise and neighbors: open windows and listen to the street; ask about building rules.
Inventory (if furnished): test the fridge, stove/oven, microwave, washing machine; check doors, drawers, and upholstery.
5. Have your documents ready (and solid arguments)
You (tenant): ID, proof of income, references.
Guarantor (if required): personal and property documents.
Guarantor alternative: rental bond (from an authorized surety company).
Inspire trust: offer automatic payments and references from the start.
6. Proposal and negotiation (professional and to the point)
Index-based anchor: suggest annual rent adjustment based on INPC (inflation index).
Trade for value: if the price doesn’t budge, ask for a repaint, specific repairs, a parking spot, or key appliances as a counteroffer.
Fixed term: a 12-month lease usually balances stability with flexibility.
Message/Email Template:
Subject: Offer for the Property on ___ Street/Colonia
Hi [Landlord’s/Agency’s Name],
I visited the property and I’m interested in moving forward. My offer is MXN [amount]/month, with an annual adjustment based on the INPC. I’m available to sign by [date] and start payment in [month]. To make things easier, I can set up automatic payments and will provide proof of income and references.
If we go with the current rent of MXN [amount], I would kindly request the living room to be repainted and the kitchen leak to be fixed before the handover.
Happy to discuss details and move ahead with the contract.
Thank you,
[Your name] | [Phone number]
7. Contract, Records, and Receipts
Don’t sign on impulse: carefully review clauses about rent adjustments, maintenance, visits, pets, subletting, penalties, and notice periods.
Digital receipts: request a receipt for each payment; store them in the cloud.
8. Move-in and Check-in (formal entry)
Attached inventory: photos and videos of each room, utility meters (water/electricity/gas), appliance serial numbers, and all keys/remotes.
Minor fixes: document and agree in writing on deadlines for repairs before or during the move-in week.
Budget and Cost of Living by City
Instead of relying on an "average cost on the internet," use a method that works in any city:
Essential basket for your neighborhood: visit 2–3 nearby supermarkets and write down the prices of items you actually use (groceries, hygiene, cleaning products).
Transportation: calculate your monthly trips (to work/school/leisure) × local fare.
Fixed services: internet, gas, electricity, and water — use historical costs from the building/neighborhood when available.
Rent + condo fees: research within the same radius as your desired property; compare by square meter, condition (furnished or not), and exact location.
Build 3 scenarios (per city):
- Lean: rent in a functional but modest area, with basic services only.
- Moderate: a balanced neighborhood, better internet, and some room for leisure.
- Comfortable: an established area, building with amenities, and budget for extras.
Зөвлөгөө: When relocating from CDMX to Guadalajara, Monterrey, Tijuana, Mérida, Puebla, Querétaro, Cancún, or León, apply the same method. What changes are local fares, condo fees, and neighborhood profile — and this will be reflected in your calculations.
Furnished vs. unfurnished: What really pays off over 24 months
Furnished
Advantages: move in and live the same day; lower upfront cost; ideal for short stays.
Disadvantages: rent is usually 10–25% higher; less freedom to decorate; potential charges for damages.
Unfurnished
Advantages: lower rent; you choose the quality of furniture; more of a “home” feel.
Disadvantages: upfront investment in furniture/appliances; logistics of delivery/assembly; takes time to feel “ready.”
Total cost calculation (24 months)
Furnished
(A) Monthly furnished rent
(B) Condo fees + utilities (average)
(C) Deposit/guarantee (subtract estimated refund at the end)
Total 24m = 24 × (A + B) + C
Unfurnished
(D) Monthly unfurnished rent
(E) Condo fees + utilities (average)
(F) Initial purchase of essential furniture/appliances
(G) Estimated resale/depreciation (subtract)
Total 24m = 24 × (D + E) + F − G
Practical rule: If the 24-month total for a furnished unit is ≤ 5% more than the unfurnished total and you plan to stay up to 18 months, furnished usually makes more sense. For longer stays, unfurnished tends to be the better deal.
Minimum inventory checklist (Furnished)
- Bedroom: bed/mattress/wardrobe
- Living room: intact sofa/tables/lamps
- Гал тогоо: fridge, stove/oven, microwave (if listed), exhaust fan
- Laundry: washing machine
- Heating/showers: all working
Test everything during the visit and document it in the inventory with photos.
Maintenance and repairs: Who pays for what, timelines, and how to formalize
Tenant – minor wear-and-tear repairs: light bulbs, repainting due to normal use, faucet washers, drain cleaning, minor door/drawer adjustments.
Landlord – structural/central systems: structural leaks, embedded plumbing, central electrical systems, fixed water heater/boiler, roof, significant cracks.
Damage from misuse: the tenant is responsible (e.g., damage from improper appliance use). Always document with photos.
Reasonable Timelines
- Urgent issues: no water/gas/electricity, major leaks → 24–48h for response and containment.
- Non-urgent: warped doors, spot painting → 5–10 business days.
- Major repairs: negotiate a written schedule with dates for site visits.
Communication Flow (Step-by-Step)
- Notify in writing (email/message) with date, description, and photos/videos.
- Schedule a technical visit with a set day and time.
- Confirm who will cover the cost (based on the lease) and put it in writing.
- Save receipts and before/after photos.
- Follow up if the deadline passes—propose a new one.
Sample Contract Clause (Summary)
“The tenant is responsible for minor repairs due to normal wear. The landlord is responsible for structural repairs and pre-existing defects. Urgent issues will be addressed within 48h, with final resolution in a reasonable timeframe. All communication must be in writing, with photographic documentation.”
Professional negotiation: How to lower costs and reduce risk
What works:
- Index-based anchor: propose annual rent adjustment based on INPC.
- Value trade: if the rent won’t come down, ask for a repaint, specific repairs, a parking spot, or key appliances.
- Proof of reliability: income statements + references + offer of automatic payments.
- 12-month lease: a fair balance for both sides.
Quick Script (Voice/Phone)
- “I looked at similar listings in this neighborhood…”
- “I can close today at MXN ___, with INPC-based adjustment.”
- “I can pay via auto-debit and will send references/proof of income.”
- “If we keep the current price, I’d ask for a repaint and wardrobe repair before move-in.”
- “I’m available to sign by ___ and move in on ___.”
Red flags before signing (1-minute checklist)
- Missing property or owner documents
- Pressure to pay without a contract or receipt/transfer
- Incomplete contract (no lease term, adjustment, inventory, or move-out rules)
- Refusal to conduct an inspection with photos
- Outstanding utility bills (check meters)
- No access to building rules (or frequent fine complaints)
- Discrepancies between ad and property (size, parking, furnishings)
- Fresh moisture stains, mold, or strong odors
- Improvised or unsafe wiring
- Excessive noise during key hours
- Verbal promises not included in the contract
- Deposit much higher than normal with no clear return policy
Rule: Marked 3 or more "YES"? Reconsider or demand everything be included in the contract before making any payment.
Utilities and condo: Set everything up without stress
- Water/Electricity/Gas/Internet: ask about current account holders; confirm meter readings on move-in day; schedule installations early.
- Condo: check move-in hours, service elevator rules, renovation/noise policies; see which common areas require booking.
- Pets: confirm in both the lease and building rules (size/species limits, responsibility for damage).
As a rule, no — unless it's specified in the contract. In Mexico City (CDMX), rent increases can't exceed inflation (INPC) and must only happen on the agreed adjustment date.
Use a rental bond (from an authorized company), provide a deposit, and present a strong package of proof of income and solid references.
It's common to see 1 month’s rent (up to 2 months for furnished properties). Larger deposits should come with clear justification and a well-defined refund policy.
Set a deadline in the contract (e.g., within 30 days after returning the keys and completing the final inspection), with any deductions clearly documented.
If it’s a structural or central system issue, it’s usually the landlord’s responsibility. Minor wear-and-tear repairs are typically up to the tenant.
Only if the lease allows it and the building doesn’t restrict it. Be sure to specify the size/species and your responsibilities.
No. Visits must be agreed on in writing with prior notice, except in emergencies (like leaks or electrical hazards).
Prefer bank transfers and digital receipts. If paying in cash, only do so with a signed and clearly identified receipt.
Conclusion: your 7-step plan
Set your budget (30–35%) and build your move-in fund.
- Choose the city/neighborhood based on commute, transport, and nearby services.
- Create a shortlist of 3–5 comparable properties in the same area.
- Visit each one with a technical checklist and document everything.
- Negotiate like a pro (INPC adjustment, trade-offs, timelines, guarantees).
- Sign a complete contract and save all receipts.
- Do a formal check-in (inventory + meter readings) and set up utilities.
By following this plan, you reduce risks, avoid hidden costs, and greatly increase your chances of landing a fair rental — in the right neighborhood, at the right price, with the peace of mind of having everything documented.
