What can you do if you forget to check that the Air Conditioning units function in your brand new Mexico Preconstruction condo and you have already signed the closing documentation
When you take possession of a brand new condo unit here in Mexico, you may find some of the procedures a little different than what accustomed from your home country.
Not all is bad, some items and procedures which you might expect, do not exist, and some articles might be supplied to your pleasant surprise. If you approach this exciting task with a little time and preparation your latest Mexico real estate acquisition process will continue to be a lifelong enjoyable experience. The entire process revolves around a Mexico Condo punch list, basically a things to do list of your inspection In the wikepedia definition, if you are unfamiliar with preconstruction acquisitions you will find a thorough explanation http://en.wikipedia.org/wiki/Punch_list I will touch upon the basic definition.
WHAT IS A WALK THROUGH
Before you take physical possession of your Mexico Condo, the developer should allow for an inspection of the unit before “handing over the keys”. This is also known as the Condo Pre Delivery Inspection. During this Mexico Condo Walk Through, it is important to note down all of the damages, needed repairs, missing items, and jot this down on paper. Administer this paper as an official document listing out the dates and addresses. Don`t forget to have the developers representative sign and date the document and keep a copy for your records as well for the records of the developer. The items listed “needing attention”, are delivered to the developer so that he has a time period to repair such items.
WHAT SHOULD I INSPECT DURING THE WALK THROUGH
Below is a simple Mexico Condo Punch List that you may find helpful. There are basically 3 areas that can be reviewed, the operating systems, the interior, and the exterior areas of the Mexico Condo Inspection.
OPERATING SYSTEMS
You should review the cooling system (there are only a very few select regions in Mexico where they acuatlly use HEATING sytems). Mini split air conditioning units are becoming widely used and are operated by remote control. Ensure these remotes are available and functioning. Gas water heaters are also the common system for the water systems. Ask for the operating manual and see the procedure of starting up the furnace. Double check the tubing and where the gas tanks are stationed within the building and make a note of the tubing. (Gas tubes in Mexico are to be painted a bright yellow throughout the entire building).
The ventilation systems include the ceiling fans. Ensure operating order. Some restrooms have a ventilation system, not common in Mexico. In the kitchen review that the oven hood with extracting fan is operational.
Electrical sytem activities would include identifying the location of the main panel and the Water system includes locating the main H20 shut off valve for the property. Go to all sinks and toilets to verify there are no leaks
INTERIOR AREA
You may want to start by reviewing all doors and windows. Doors should be well-fitted and handles operating smoothly. Sliding glass doors should slide open and shut securely. Windows again should open and funcation securely. Mosquito screens are many times not available, but check to see that they are present if part of the package. In the bathroom review for chips in the bathtub, toilets, sinks and flooring. See that the cabinets are not loose, lights work, caulking is applied correctly. Check for leakage. The kitchen area should include an inspection of the correct amount of outlets. Cabinet doors need reviewing. Counter tops, sinks, and appliances should not have any damages during the installation. Test the hood lighting as well as the kitchen lights and switches.
In the living areas review that paint stains are not present on the walls or floors. Handrails straight and not loose, and all swithches aligned up correctly.
* please note, some developers will not include delivery of ceiling fans, light fixtures, closet cabinets including these as items that each individual purchases and installs on their own account due to many personal preferences and tastes.
EXTERIOR AREA
Review the common areas for commenting and filing of your observations. Find out the status of the pool, is it complete, where is the machinery, is it operational. Elevators and garage doors need the same reviewing. In the garden areas note any lacking green areas or construction materials that are still left on grounds. Get a timeline on completions.
* please note, it is very common to receive physical possession of a unit and the common areas are still in construction phases. Most developers will concentrate their efforts on completing the units for all investors, and then concentrate their attention on the common area projects once they have satisfied deliveries.
WHAT IF I FORGET AN ISSUE TO CHECK ON THE PUNCHLIST
This is the question that I hear quite often from my clients. It is reassuring to know that here in Mexico there are laws that do protect the new home buyers and one such regulation allows for a 12 month gurantee of quality craftmanship and function. This covers hidden defects as well. Of course, such a situation is easier and better administered if from the beginning the proper documentation and filing occurs to avoid any head aches and time consumption processes. But these may occur and most developers will professionally attend your requests. Another question that is quite common is
What happens if the closing date is programed before the repairs have been completed The Mexico developer normally comits to the completion of repairs within a 30 day time period, and from my experience, they normally take less than 7 days unless it is a major item needing repairing.
* This article is intended to provide general information. It is not distributed for reasons involving legal, accounting, tax or other professional advice or services. If you have specific questions, please contact me.
Thomas Lloyd www.TOPmexicorealestate.com
Thomas Lloyd www.TOPmexicorealestate.com
Thomas Lloyd www.TOPmexicorealestate.com
Hello Thomas,
I’ve been in development sales for years here in Baja Mexico and have gone through this process many times. This is an excellent list that you put together for buyers receiving their unit.
Regarding your last paragraph, what to do if the closing date is programmed before all repairs have been finished, or if something isn’t yet accomplished, I have had buyers hold a reasonable amount of money back until this is finalized. The developers have (almost every time) agreed to it so that we do not have to delay a closing.
Best regards, Beba Cabello
This article is just perfect. It made my day. Thank you!