The Nuts and Bolts of Building a House in Mexico

In Mexico, many personal residences are still mostly built by hand and funded by savings. This means very little heavy machinery or crushing debt, although you can bring in machinery and mortgages if you need speed.

You can find plenty of house-building how-tos for Mexico that try to bring “gringo” methods to the sepia kingdom, advising you to hire project managers, find funding, and make your crew sign contracts. This is not that kind of article.

I just built my house and wrote this grounded guide to explore how an average Mexican goes about crafting their nest. You’re welcome to pick and choose the parts that suit you.

We’ll use Mexican measurements, like meters, liters, and pesos (MXN), to help familiarize you with local conditions. We’ll talk about how to avoid typical Mexican pitfalls, delays, surprises, and trust issues.

Let’s cement our knowledge of the nuts and bolts of building a house in Mexico!

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How to Choose the Right Neighborhood

Unlike renting an apartment, you will be staying in a house that you built for a long time. In many cases, it’s going to be for the rest of your life.

So, it’s important to choose the right neighborhood before you start building. This decision is not just about the city you want to live in.

The sections below show important things to look into. None of these things are necessarily deal-breakers, but if you know what you’re getting into beforehand, you can plan around any potential problems:

Rainwater Drainage, Flood, and Accessibility

Check your property’s rainwater drainage, as well as your exit and entrance routes, to make sure you can get where you need to go in bad weather. Many cities are prone to flash floods in low areas, sometimes affecting entire blocks during fierce storms.

The water level usually goes down in minutes, maybe hours, but it can be a nuisance and even dangerous or damaging to your property unless you have a solid surface water management plan and an exit route if you need to leave.

You can also locate local flooding patterns by searching for “inundación” and the name of your city and neighborhood.

Crime and Security

Crime is often random and can sometimes affect wealthier neighborhoods while leaving poorer areas alone. You don’t need an area completely free of risks, but knowing about your area’s specific security concerns can help you plan appropriate safety measures.

Being online can help you here. It’s fairly easy to find crime or homicide statistics by neighborhood for every large Mexican city to keep you aware of the most violent areas.

Even just searching for general news articles about the neighborhood you plan to build in can often provide useful insights.

Infrastructure

Some areas’ infrastructure is shoddier than others. You’ll find neighborhoods where electricity cuts off at the slightest wind, city water dries up regularly, garbage collection is inconsistent, or internet service is unreliable.

Ask your neighbors if they have to constantly battle utility issues so you can plan to have a generator, water reservoir, or other backups in place.

Noise Level

Mexicans like to have fun, and most neighborhoods can get pretty noisy, especially on weekends and holidays. If you’re sensitive to noise, consider buying thicker glass panes or building your house in an enclosed neighborhood, called a “coto,” which often has strict noise regulations.

Community Tolerance

If you have certain habits, you might want to ensure your potential new neighbors are tolerant of things like pets, sexual identities, cannabis, or even naked sunbathing on the roof. It’s not that you don’t have the right to do what you want on your property, but you may receive funny looks.

Some people are better equipped to deal with funny looks than others.

Other

Here are a few other critical services you can check on:

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• If you have kids, research the nearby schools.
• If you’re getting older, research the nearby hospitals and healthcare facilities.
• If you’re sporty or have pets that like to walk, make sure there are sports facilities and parks nearby.
• If you don’t have a car, make sure the nearby public transportation is reliable.
• You may also want to know about nearby community centers, churches, markets, repair services, department stores, etc.

Designing Your House

The average house in Mexico is two or three stories tall, built mainly out of concrete and rebar, on a plot of land around 100-150 square meters.

It has a flat roof and a small yard or patio surrounded by high walls or fences for security:

• The smallest plots you can find are generally around 30-40 square meters.
• The largest plots can be over 1000 square meters.
• Mexico City’s average plot size is about 270 square meters.
• Monterrey’s average is 240 square meters.
• Guadalajara’s average is about 190 square meters.

Learn Construction Basics

You don’t need to know everything at once, just enough to stay one step ahead of your project:

• Learn the basics of AutoCAD or similar architectural design software. You can find plenty of free tutorials online.
• Learn about local construction methods, materials, and terms. YouTube is full of Mexican contractors and construction crews who are happy to showcase their latest projects. There are even free courses by Mexican content creators on basic bricklaying, plumbing, painting, tile and glass installation, and other construction staples.
• Learn about your local construction regulations, such as minimum door and hallway widths, mandatory garden or patio percentages, and required drainage slopes. You can find the construction rules for your area by searching “reglamento construcción” and your city online.

Here are some informative Mexican construction channels on YouTube:

• https://www.youtube.com/@camaronzitoazteca2
• https://www.youtube.com/@ConstruProceso/
• https://www.youtube.com/@tutorialdeconstruccion8888
• https://www.youtube.com/@lamuchachaalbanil_69

Hiring an Architect

Most people start by hiring an architect. You’ll find many affordable architects in Mexico who will work closely with you to design your dream house.

Architects generally charge either a percentage of the total estimated construction costs, usually around 5-15%, or a flat fee that can range from $5,000 to $150,000 MXN.

Many architects are well-connected with local building permit offices and construction contacts to help with the next steps.

If you prefer a DIY approach, you might not need an architect or their contacts right away, but you will need to speak Spanish and understand Mexican construction regulations, methods, and terminology.

This isn’t insurmountable if you are sufficiently motivated.

Blueprints

Many Mexicans make their own house blueprints, sometimes with just pencil and paper. You can find out your local blueprint formatting requirements by searching online for “plano ejemplo” and your city.

Here are some example blueprints provided by various Mexican government offices:

• http://seduv.edomexico.gob.mx/dgop/pdf/Relotificacion_pl.pdf
• https://www.gob.mx/cms/uploads/attachment/file/600379/R-3_PROT._ARQUITECTONICOS.pdf
• https://puertomanzanillo.com.mx/upl/sec/PLANO%203%2035-12.pdf

Here are some common blueprint requirements you’ll usually need to include in your master architectural plan:

• Property location map
• Overall site plan
• Foundation plan
• Floor plans for each floor
• Roof plan
• Front façade plan with floor-to-ceiling elevations marked
• Plumbing and drainage plan
• Cross-sections
• Clearly marked dimensions and scale (often 1:100 or 1:125)

Yes, this can be complicated and time-consuming. The main idea isn’t that you’ll do everything yourself, although I wouldn’t put it past you. But you’ll understand your project in general terms and be able to communicate knowledgeably with your builders and regulators.

Getting a Building Permit

If you work with an architect on your design, they’ll generally help you get your building permit.

If you make your own design, you’ll need to have it signed by a licensed architect before the government will issue a building permit.

Your nearest city planning and development office should have a list of licensed architects, known as “peritos arquitectos” or “directores responsables de obras (DROs),” whom you can contract to review and sign your plans.

It’s a good idea to contact a few architects near your site to compare rates and requirements before making your final selection.

You’ll usually need to spend around $1,000 to $10,000 MXN to get architect approval of a finished blueprint for a simple residential project.

Your city planning office may have a different name depending on your city:

• In Mexico City, it’s called SEDUVI, the “Secretaría de Desarrollo Urbano y Vivienda.”
• In Monterrey, it’s called DDU, the “Dirección de Desarrollo Urbano.”
• In Guadalajara, it’s called “Obras Públicas.”
• In other cities, it might be called “Dirección de Obras Públicas,” “Secretaría de Infraestructura,” or “Instituto Municipal de Planeación (IMPLAN),” etc.

Some cities have different kinds of building permits depending on the size of the site. If the project is over 60 or 40 square meters, depending on your city, you’ll usually need to submit more detailed paperwork. You can search for your area’s specific permit requirements online by looking for “permiso construcción” plus your city.

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Here are some common paperwork requirements for residential projects:

• Property title in your name, called the “escrituras”
• Your official photo ID
• A signed permit request form, which you can get from the city planning office
• Certificate of your property’s boundary alignment and official number, called the “alineamiento y número oficial,” which you can usually get from the same office
• Receipt for your latest property tax payment
• A blueprint signed by a licensed architect
• A letter of responsibility from your licensed architect, along with a copy of their professional certification
• Proof of your current address, such as a recent water or electricity bill
• Photos of the property’s current condition

When you finish your construction, depending on your area, you may have to file a work completion form to close the process.

After the process is closed, you’ll still be able to build small additions and make limited improvements without a permit.

The Basics of Building a House in Mexico

Most residences in Mexico are built out of cement and steel rather than the wood and drywall commonly used in many developed countries.

Cement is generally much cheaper and more accessible in Mexico than wood.

Buildings made from cement and steel last longer, resist more pests, and are less likely to burn down. However, they are less flexible, more labor-intensive, and harder to insulate.

The section below is based on my year-long research while building my house in Mexico. While it can provide valuable insights into building a house in Mexico, it should not replace professional advice.

Foundation

You’ll generally start by digging and pouring your foundation:

• Measure, mark, level, and compact your site.
• Excavate the foundation trench according to your blueprint.
• Dig out slightly wider and deeper footings under corners and other areas that will carry heavy loads.
• Lay a horizontal rebar skeleton through all your foundation trenches, with a wider rebar grid in each footing, sometimes anchored with bolts.
• Securely fasten individual rebar pieces together with wire at corners and intersections.
• Attach vertical rebar columns to your skeleton at roughly 6-meter intervals, as well as footings, corners, and intersections, to reinforce your future walls and hold up your roof.
• If your base soil is stable and compact, you may be able to pour concrete directly into your trenches and footings to complete your foundation framework. If not, you may need to use long, flat wooden boards on the sides as a temporary mold to keep the concrete in place while it dries.
• Once the concrete in your foundation dries thoroughly, you can remove the wooden boards. Now, you have a strong foundation to build on.

Basement

Very few Mexican houses have basements. This is likely due to a combination of rocky soil, high water tables, seismic activity, climate, and cultural factors.

You can try to build one, but you may encounter a boulder that even God couldn’t move or end up with soggy feet during certain seasons.

Walls

Let’s build your walls:

• Lay concrete blocks or bricks with mortar on your concrete foundation skeleton between your vertical rebar columns to build up the walls.
• Ensure your block and mortar work is level, and remember to leave spaces for doors and windows.
• Once your concrete block walls are erected, fill your vertical rebar columns with concrete so they can act as sturdy supports for your roof. Use wooden boards fixed with wire as temporary molds to enclose any exposed faces of your rebar columns, then pour in the concrete to fill them.
• Now, you have a solid, continuous wall structure over your foundation.

Drainage System

Sometime before pouring your floor, you’ll want to install your drainage system.

This is typically made from PVC pipes that connect in gently sloping lines from your future toilet, sink, shower, and other drains to the city sewage system, with access points and vents at regular intervals.

Your area’s construction regulations likely include rules about the slope percentage of your drainage and how many access points you’ll need.

Floor

Let’s pour your floor:

• The dirt inside your foundation should already be level and compact. Some builders add a thin layer of gravel, sand, or a steel wire mesh on top to further stabilize it.
• Pour a 5-10 cm layer of concrete over the compacted dirt in each room. Make sure the surface is level or slightly sloped where you have drains, which, of course, you’ll leave open.
• Once the concrete is thoroughly cured, you can install your floor tiles, although you may want to wait until the heavy construction is done.

Roof

Most Mexican residential roofs are made from steel I-beams spaced at regular intervals, with concrete slabs or a brick pattern laid between them, then covered and thickened with a final layer of concrete.

But first, your roof needs a foundation similar to the one you built on the ground.

Let’s lay your roof:

• Lay a horizontal rebar skeleton on top of your walls, similar to what you did for your foundation. Make sure the rebar goes over each interior wall and around the entire border of your roof, including spaces left open for doors and windows.
• Fasten the separate rebar pieces together at corners and intersections with wire.
• Use wooden boards and wire to make molds around the open faces of your roof rebar skeleton.
• Fill all roof rebar molds with concrete.
• Now, you have a strong roof foundation where you can lay your roof support beams.
• Once the concrete is dry and the molds are removed, lay steel I-beams across your roof foundation at regular intervals, according to the length of your concrete slabs or brick pattern plan. These I-beams are sometimes welded to a perpendicular steel rod at each end to maintain the correct spacing.
• Fit your concrete slabs or bricks between your steel I-beams. The outer edges of your peripheral slabs or bricks will rest directly on your roof foundation and the load-bearing walls beneath.
• Pour a layer of concrete with gravel, usually between 15-30 cm thick, over your roof slabs or bricks. Make sure to forge a slight slope leading to a drainage pipe for rainwater.
• Now, you have a thick, durable roof.

Most Mexican roofs like these require an additional waterproofing layer on top, called “impermeabilización.”

Second Floor

If you want to build a second floor, you’ll basically repeat the above process, starting with building walls on top of your roof foundation and using pulleys to move the materials up.

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Obra Negra and Stucco

In Mexico, a bare block building like this is called an “obra negra.” You’ll turn your obra negra into an “obra gris” by covering the bare blocks, columns, and ceiling with a smooth cement paste called “enjarre.”

I’ve been told that this is a kind of stucco, although I’d never heard the word “stucco” before today.

Your stucco finish will look different depending on whether you plan to paint, tile, or showcase the cement. This part of the process can take the longest, although stucco materials are cheap.

Chipping Channels

Once your stucco is nice and smooth, you can start chipping channels into your walls for your electric cables and water pipes. After installing your cabling and piping in these channels, you’ll patch them up with cement paste to smooth the walls again.

It may seem easier to leave space for the channels during the construction phase rather than chipping later, but there are important reasons for this order related to structure, protection, and precision.

One exception is that you’ll usually lay out your roof conduits and socket holes during roof construction, after fitting your concrete slab layer but before pouring your final sloped layer.

Electric Cables

Your electric cabling will generally run inside orange conduits in your walls and roof, from your outlets, switches, and light sockets to your electrical panel and then outside to your electric meter:

• Chisel openings in your walls where you need outlets, usually every 120-180 cm, and for light switches, typically next to entrances.
• Drill openings into your roof where you want light sockets, usually in the center of each room, and ensure they have pathways to their corresponding switches.

Although you can do a lot of construction work yourself, I highly recommend hiring an expert for electrical work.

You may be a DIY genius and get it right on your second try, but your first attempt might electrocute you.

Water Piping

Your water piping will generally run from your water meter to your roof water tank, called a “tinaco,” and then to your water heater, toilet, and faucets:

• Most newer Mexican houses use polyethylene pipes, called “termofusion,” which are melted together at connection points. These are more flexible, durable, and resistant to corrosion, temperature, and other wear than metal or PVC water pipes.
• If your local water pressure is low or unstable, you may need to dig a large ground reservoir, run your city water to it, and use a pump to move the water up to your roof tank.
• Many people create a roof platform to elevate their roof water tank a few meters higher for better water pressure.
• If you’re building two or three stories, you’ll find it much easier to stack bathrooms and kitchens from separate floors for simpler piping and drainage.

Doors and Windows

Steel and aluminum are the two main options for your primary windows and doors, though they are difficult to compare directly. You can also use wood, but wooden doors are generally more expensive, less secure, require more maintenance, and tend to warp in Mexico’s high humidity.

Smaller interior doors, like those for rooms, hallways, and closets, are generally made from some type of composite wood product.

Here’s how steel and aluminum doors and windows compare:

• Steel strength and price depend on thickness, while aluminum comes in different profile series, where thickness doesn’t always correlate with strength or price.
• Steel doors and windows are usually installed by the buyer, whereas aluminum doors and windows are generally installed by the manufacturer.
• Steel feels heavier and safer, but aluminum is often more resistant to rust and wear.
• Steel designs tend to be more complex and ornate, while aluminum designs are typically simpler and sleeker.
• Steel doors and windows may be slightly cheaper than aluminum, though the difference isn’t usually significant.
• Steel works well for main entrances and street-facing windows, while aluminum is suitable for bathroom and kitchen doors, as well as windows facing your interior garden or patio.

Finishing Touches

Once you’ve installed your doors and windows, your house is ready for the finishing touches:

• You’ll paint, tile, seal, or waterproof most new surfaces.
• You’ll add light fixtures, staircases, bathroom accessories, kitchen furniture, and bedroom closets.
• You might want to install a gas line, use a mobile gas tank, or leave your kitchen electric.
• You may want to build a gated fence or wall around your perimeter.
• Your entrance might need a beautiful archway.
• Your gardens will need plants and maybe a hammock.

Choosing Your Crew

If the above house-building basics sound manageable to you, you might be able to oversee the project yourself.

You’ll need a master builder, called an “albañil.” This literally translates to mason or bricklayer, but their construction knowledge and experience are generally much broader, and they deserve respect.

• A skilled albañil can manage the entire construction project with minimal outside help. Albañiles in Mexico are 99.8% men. (Source)
• Albañiles generally prefer to work with at least one assistant laborer, called a “chalan” or “peón,” who mixes cement, carries materials, cleans, and follows other instructions. In a pinch, you can serve as both chief and chalan, guiding your albañil on the big picture while assisting with smaller tasks.
• This means that with the right albañil, you can essentially build your house as a two-person project.
• You can bring in additional help as needed for specific jobs on a day-to-day basis. Other experts you may need include a welder, electrician, plumber, and possibly a carpenter, along with steel and aluminum craftsmen for your doors and windows.

Finding a Master Builder

Construction in Mexico, like many other things, is often based on connections.

Mexicans are master networkers, and the best way to find trustworthy, skilled workers is through recommendations from reliable friends and neighbors.

Whether you decide to build small or hire a full crew, make sure to ask the important questions before starting:

• Their rate and when they expect to be paid
• Their work hours and expected holidays
• Estimates of total time and cost (though they may hesitate to provide these due to the unpredictability of construction)
• Any additional tools or experts you’ll need
• Any insurance or tax requirements
• Ask to see photos of their previous work, especially if they don’t come highly recommended.

Your albañil or construction crew will generally work Monday through Friday for eight hours a day plus half of Saturday. They’ll expect to be paid in cash every Saturday.

They’ll usually have all the equipment they need, including scaffolding, light electric tools, wood for molds, etc., though you’ll need to buy building materials separately.

They’ll generally bring their own lunch and loud music, giving you a solid education in Mexican musical classics.

Ask your albañil about what insurance and tax rules apply in your location. These vary a lot by state and area and may be less complicated than you think.

Working with a Master Builder

Here’s what you need to do once you find a master builder.

Choosing Your Materials

The first thing your albañil, and later your other experts, will usually do is come up with a list of materials they need. This list will include things like cement, sand, gravel, concrete blocks, wire, rebar mesh, steel I-beams, PVC pipes, and more.

They’ll likely know quality suppliers nearby, often with home delivery for large orders.

PROFECO, Mexico’s consumer protection agency, often posts brand quality comparisons on their website to help you find the best providers for different materials you may need.

Here’s the link for their 2024 publications, and you can find previous studies by adjusting the year in the URL or searching online for “PROFECO” plus the item you want to compare.

Large Materials

It’s usually best to get large, expensive materials, like steel beams, plumbing supplies, paint, and any needed tools, from large suppliers such as Home Depot, Global Aceros, Plomería Universal, etc.

Make sure to order important materials well in advance to avoid building delays.

Small Materials

If you want to start working quickly, you can get smaller materials, like cement, blocks, rebar, sand, etc., from local hardware stores, called “ferreterías” or “tlapalerías,” for quicker local delivery at good prices.

One thing you can start practicing is pronouncing that “tl” sound in tlapalería.

Keeping the Materials Secure

It’s in your master builder’s interest to keep materials secure so the building can proceed smoothly. Ask them for advice on how much to order at once and how to keep your materials and their tools secure on-site.

Bags of cement and metal beams are easy to steal and resell, so keep a close count of your inventory, and ensure things are locked up when you or trusted people are not on-site.

Supervising Your Crew

Here are some personal tips to help you supervise your crew effectively:

• Regular Check-ins: Even if you don’t plan to work closely with your crew, make regular visits to check on things. Try to research the construction phase they’re working on so you can understand the steps, potential problems, and projected timeline.
• Work Environment Considerations: Beer, cigarettes, and double entendres help some albañiles work better, but it may negatively affect others. Understand what motivates your crew.
• “Sí, Señor” Syndrome: One of the most common pitfalls is workers agreeing to everything you say, good or bad. They may say yes, knowing that if something doesn’t work, it will be your fault, and they’ll get more paid work fixing it later. Make sure your albañil knows it’s their job to help you realize your good ideas but also to push back on bad ones.
• Value of a Good Maestro: A good albañil will help you be creative with your ideas while explaining the downsides of bad ones. This is someone worth their weight in gold.

How Long Does Building a House in Mexico Take?

If you have the necessary funds and a solid plan, you can generally build a one-story house with a two-man crew in about four months.

More stories will take longer, while more workers may speed up the process.

How Much Will It Cost?

According to Mexico’s Ministry of the Interior (SEGOB), the average cost of residential construction in Mexico starts at around $1,500 MXN per square meter for a simple house.

A luxury house can range from around $8,000 to $30,000 MXN per square meter.

You’ll generally spend about the same amount on labor as on materials, though this is just an estimate, not a rule.

Labor Cost

Manual labor is relatively cheap in Mexico, but this is slightly offset by the number of expected holidays and bonuses:

• You’ll pay your crew weekly, but their rate is usually considered daily. Even though they work only half of Saturday, you’ll pay it as a full day.
• Mexico has many holidays, including big ones like Easter and smaller saint’s days. Ask your team which holidays they expect to work through, which are paid time off, and which are unpaid vacation days.
• One important paid day off is Albañil Day on May 3.
• Your crew may or may not expect paid sick leave, especially on long projects.
• Don’t forget about the December “aguinaldo,” a Christmas bonus, which workers expect if they’ve worked for a certain period.

Here’s what you can generally expect to pay per week:

• An albañil (master builder): around $4,000 to $9,000 MXN per week.
• Chalanes (assistant laborers): $3,000 to $5,000 MXN per week.
• Other experts (electricians, plumbers, carpenters, etc.) typically charge per project.

Now, On to You

Your albañil might be a genius about many things but could forget where he leaves his tools. If you can provide organization and a big-picture view, you can supercharge his ancient wisdom for some of that fabled symbiosis and build a fabulous house together.

You won’t catch every issue, but if you spend time at the end of each day thinking about potential problems and conflicts, you can avoid most delays.

When problems do arise, ask around your neighborhood or community. Others who have gone through similar issues can offer additional creative perspectives.

If you want to learn more about living in Mexico, check out our other articles on topics like buying property, becoming a permanent resident, or contracting home internet.

Disclaimer

The information and experiences shared in this article are based on my personal experience building a home in Mexico.

I have aimed to provide helpful and accurate insights, but this article is not a substitute for professional advice or expertise. Your construction project may be more complex or involve different local regulations, soil conditions, or design requirements than mine.

Consult with qualified local professionals, architects, engineers, and contractors to ensure your project complies with local building codes, regulations, and specific circumstances. The author and publisher disclaim any liability for losses or damages resulting from the use of this information.