Cozumel Building Article by Paco Diaz |
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Building in Cozumel
Different materials than you may be used to, different building techniques--and a very different culture!
Thinking of building your dreamhouse in Cozumel? Here's some information from noted Cozumel architect, Paco Dias, that will give you an idea of what you're getting yourself into. For more information on building on the island, post questions on the Living in Cozumel Forum.
Know Before You Buy
by Francisco Allen (Paco) Dias
I
have met many nice folks who want to invest on my island and build a
house for future retirement. The purpose of this article is to give
you some tips on what kind of property you should look for and some
of the construction regulations and laws to be aware of.
By
taking a quick glance at these words, you may avoid many headaches.
I have seen people step into expensive problems because they bought
a property based on non-ethical advice without fully researching the
issues.
Property size
Be
sure that the house you desire can be built on the property you have your
eyes on. No matter where the lot is located there are construction regulations
for city planning called "Plan Director de Desarrollo Urbano".
One
ordinance of this group of regulations, called "coeficiente de ocupacion
del suelo" or "COS" indicates the amount of square meters you can build
on the property. At its most generous this ordinance indicates you can
only occupy 60% of the property.
This
means that if the property you are interested has a surface of 200 square
meters, you will only be able to build up to a 120 square meter house
(1212 sq. ft.). The other 40% should be left as uncovered area (car port,
garden, patio, etc.).
In
some zones the ordinance indicates a 50% or even 40% So, if you are planning
to build a big house, make sure the property is large enough in size to
build your home.
Construction Density
Again,
depending on the location of the property, you are indicated to build
up to 1.5, 1.3 or 1.2 times the size of your property.Lets
say again that you are interested in that nice 200 square meter property,
and the "CUS" in that area indicates you can only build up to 1.4 times
the surface of that property. This means your house could not exceed a
total of 280 square meters (2828 sq. ft. ).
Now,
do not get confused: "COS" is the surface of the property to be used or
occupied. "CUS" is the total of square meters you can build on that property.
You can always build a two or three level house but if you are thinking
about a nice, large one level Mexican ranch style home, that is another
story.
Construction height
If
you are planning to build a condominium or apartment building, be aware
that there are ordinances that control the height of the building. The
"altrura maxima" or maximum height indicates in most cases a maximum height
of 10 meters (33 ft.) or three levels high. Ah!...and talking about condos
and apartments, parking area is obligatory.
Public services
Be
aware that what you take for granted in your homeland, might become a
big problem in Mexico. Please be sure that the property that you intend
to buy has the possibility of being connected to the electric power line.
It
is not enough just to take a glance at the wires hanging on top of the
property. They might not have enough voltage to service your home, and
maybe less after all the air conditioning, washer-dryer and appliances
you will install.
Or,
on the contrary, the lines you see hanging there might be only high voltage
lines....then be prepared to buy an electric transformer to lower the
voltage for your home. This could mean as much as another 5000 or 6000
dollar investment.
And
who knows, the lines could be hanging so near your property that when
you build that nice second level, your main balcony is only 2 inches away
from that high tension line. I bet your sales agent told you the electric
company would change the wires next month.....(ever heard of "Mexican
time"?)
Many
streets on the island are practically new and were never considered in
the sewer and water program many years ago. Do you have the possibility
to connect to the water and sewer line and how is this proven to you?
Please be sure the nearest line is not one or two blocks away. ..or else
be prepared for additional, costly expenses of having to dig a 300 to
400 ft. trench with jackhammers, install piping and connect to the city
line.
The
point is, make sure you have asked the right questions and researched
the answers completely. In
all the years I have been building here in Cozumel, I have seen so many
nice folks like you get tricked with these situations by "friends on the
island" or real estate agents who have not honestly or fully informed
the buyer of all the issues and expenses which must be considered before
investing in any property.
I
have been hired by many people to come and fix what someone else has (or
has not) done for them. Finally, I became so indignant about nobody giving
the right advice and orientation before they buy their property
that I decided to write the lines above for all of you to check before
you buy.
Remember,
"Buyer Beware" applies even more in Mexico.
I
hope you will come and invest on my island....on the basis of a good,
clean and honest information. If you have any questions about the information
I give, please feel free to contact me.
Written by: Francisco "Paco" Diaz Allen, Architecht Cedula Profesional #85736 Registro Municipal #DRO DDUE 006
(A cedula profesional is an educational license to practice. A registro municipal is a license to practice as a skilled expert in the building community.)
Website:
Telephone from USA: 011-52-987-872-5777
Fax: 011-52-987-872-5776
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