Before we moved to Yucatan, we spent two years renovating a 70-year-old Spanish Revival home in central California. While the process was initially quite enjoyable, several unexpected problems resulted in a project that took twice as long to complete than originally planned. It also cost a considerable amount more than we had budgeted. In the end, we swore off another project and bought a fully renovated house in Merida’s Centro Historico for considerably less.
Oddly enough, it didn’t take long before we found ourselves engaged in the renovation of a smaller colonial house to use as an office. Perhaps we’re slow learners, or we just can’t accept defeat. Yet, contrary to our expectations, the project was completed quickly and on budget, despite the arrival of a major hurricane near the end of construction.
If you plan to renovate one of Merida’s lovely colonial homes, or to build a new home in the area, don’t be surprised if your experience is like either or neither of ours. No matter where you are in the world, building a house can be simple or complicated, easy or hard, a dream or a nightmare.
Having said all that, there are some things that you should consider if you are going to build or renovate in Yucatan. Many of our readers have asked our opinions on this subject, so we are offering them in this article. By no means is this meant to cover every possible situation, and we would hope that anyone who has something valuable to share will comment below.
The most important thing we have learned is that if you are building in Yucatan, then choose a local architect and construction firm that has several years of experience in Yucatan. Select those who have a portfolio that matches your tastes and a list of satisfied references. There are many here who do and several of these are listed at the end of this article. All of the architects we interviewed for this article speak English and their firms have at least one additional person on staff who speaks English as well.
Many foreigners who come to Yucatan learn the basics of renovation and remodeling. Depending on the scope of your project, they may offer a reasonable alternative to using a local firm. But remember that they do not have friends or family in the business, nor in government, and it is through this network of personal resources that the majority of Mexican business gets done.
Local architects and contractors are well connected and know the local markets and best practices. They will be able to advise you on construction and design techniques that work best in a tropical climate using materials that are most common to the area. They know the authorities in the government and the culturally accepted way to make things happen. In the long run, they will probably achieve the results you want at a better price.
Ask for a design and presupuesto (estimate) from more than one firm. Most will include the price of this effort in the cost of renovation and/or construction. The ones who are not awarded the contract will charge a nominal fee, which depends on the scope of your project. This process will educate you on many levels and help you to choose the best design, engineering and construction options. It will also help you determine which firm is the best fit for your project and is the most responsive to your needs.
Always obtain a design and presupuesto BEFORE starting work. It may be impossible to have a design that is complete in every detail, but the closer it is to including all line items required to complete the project, the fewer unhappy surprises there will be later on.
Most firms we interviewed will charge as little as 10% and as much as 30% of your construction budget to design, administrate and supervise your project. The amount you pay is not always a case of “you get what you pay for,” so be sure to shop around.
Follow the laws of Mexico. In the past, many construction projects in Mexico have been preformed by an informal labor force and paid abajo de agua (literally, under water, but it means under the table). Recent changes by federal and local governments makes this approach more risky than it used to be. Avoid using free-lance labor on large projects, and be sure that all workers are paid Social Security.
Obtain a standard construction contract from your Mexican architect or Notaria (lawyer). At a minimum, it should limit your liability for budget overruns and may include incentives for completing the project to a schedule. The contract should also stipulate that all workers be paid Social Security by the contractor (not you). The contract must be signed by all parties and notarized to be enforceable. All of the firms listed below will enter into a standard construction contract.
If the intended use for your finished renovation or new construction is a rental property or other income-producing venture, you should contract with a lawyer and accountant to establish a Mexican corporation (SA de CV) or limited liability company (S de RL de CV). You will need to report your rental or other income and pay taxes, or risk penalties and fines from Hacienda, the Mexican IRS. One local reputable accounting firm that can help in English is DFK. Contact Fernando López at flopex [at] dfk [dot] com [dot] mx.
Always obtain all required permits before beginning work. Many colonial homes in Merida’s Centro are designated as "historic" and will require a permit and inspection by INAH (National Institute of Anthropology and History). If you fail to obtain the proper permits, your project can be suspended and you will have to pay fines to resume.
Below is a list of local architects and construction firms that we interviewed for this article. They are well-known and have between seven and twenty years of experience in Merida and the surrounding areas of Yucatan. You should contact them well in advance of when you hope to begin your project, as many already have a waiting list.
Suerte!
Ing. Rafael Dominguez Barjan
Victor Cruz Dominguez
Estilo Yucatan
Some of the architects here speak English
(999) 738-9089
ingdguez [at] avantel [dot] net [dot] mx
www.estiloyucatan.com
Design and Construction
Renovations and New
Alfredo Enriquez
Speaks Spanish only
(999) 928-2860
(044 999) 968-2269
Renovations Only
Arturo Campos
Speaks English
contactanos [at] camposarquitecto [dot] com
www.arturocampos.com.mx
(999) 926-9080
Construction, Design & Renovations
Mario H. Justiniano C.
Speaks Spanish and English
(999) 987-6027
justiniano [at] prodigy [dot] net [dot] mx
General Contractor
Construction and Remodeling
Manuel J. Kuk Padilla
Speaks Spanish only
(044-999) 958-0034
manuelkukpadilla [at] hotmail [dot] com [dot] mx
General Contractor
Construction and Remodeling
Arq. Addy Perez Coria
Speaks some English
(044 – 999) 947-8819
Design and Construction
Renovations and New
Arq. Alvaro Ponce
Yucatan Sol & Ponce Arquitectos
Speaks English
(999) 943-3075
corvine [at] jponce [dot] com
www.yucatansol.com
Design
Construction by MIGA
Renovations and New
Arq. Henry Ponce
Speaks English
(999) 926-0018, 947-2233
hponce [at] henryponce [dot] com
www.henryponce.com
Design and Construction
Renovations and New
Taking new design clients, waiting list for construction clients
Ruben Portela Rodriguez
Ambientes Diseño Arquetectonico
Speaks English
(999) 938-2152
Cell: (044-9999) 70-1614
ambientesda [at] prodigy [dot] net [dot] mx
Design and Construction
Renovations and New
Arq. Miguel Rojanes
Speaks English
(044 999) 101-0060
m_rojano [at] yahoo [dot] com
Design and Construction
Renovations and New
Arq. Mercedes Sanchez and Alvaro Cervera
Cervera Sanchez Arquitectos
Speaks English
(044 999) 958-0961
Cervera_sanchez_arquitectos [at] prodigy [dot] net [dot] mx
Design and Construction
Renovations and New Residential
Arq. Pedro Herrera
Speaks English
(044 999) 127-2738
pemaheco [at] gmail [dot] com
Design and Construction
Renovations and New
Note: telephone numbers beginning with 044 are cell phones. You need only dial these numbers when you are calling from Yucatan using a standard phone. From outside Mexico, you should dial the international operator, then 52 (the country code) then the rest of the number starting with the area code.
(Please rate this article)
Loading ...
Great information as always (also a lot of common sense reminders no matter where anyone plans to do construction).
Hope all is going well with your construction activities.
I would like to add the name of Henry Ponce to your list. I have done several projects with him over the last 2 years and have found him to be extremely professional and honest in every way.
His design work is excellant as well as his construction. He has built a company of young, talented, educated people and a dedicated construction team. Everyone in his firm cares about their work and their clients. www.henryponce.com
You are right! The most important thing is to choose a local architect. After two frustrating years of working with a largely inexperienced and completely untrained gringa, with no credentials, it is my pleasure to recommend Mercedes Sanchez, who is included in your list of local architects. Mercedes and her husband Alvaro (also an architect) have ten years of experience in both commercial and domestic projects. They truly understand what they are doing and have turned the work on my house back into the exciting and creative experience that I had always hoped it would be.
Great information! I would never have known to think about the labor laws concerning the people working on the project. I would have assumed it would be taken care of by the project manager or architect! And I had no idea you could have a legal document to protect you against major over budget costs. This is very reassuring! I recognize a few names on the list you gave. Thank you!
Hola Jim,
Thanks. You’re right, of course, and we planned to add Henry Ponce to the list just as soon as he returned to Merida so we could interview him!
My Spanish is marginal (I’m constantly trying to improve my vocabulary) so I’m interested to know who (out of the list of referrals above) speaks some English in order to make this process bearable.
I will be renovating a small home (currently vacant but was used as a business) in Centro in 2007. I am returning to Merida in January 2007 and plan to meet with architect/contractors to see if my job is of interest to them. I purchased the property in May of 2006.
Thanks for any information you can provide.
Kevin
We have added notes about languages spoken to the list now. Thanks, Kevin!
Again, an interesting and informative piece of writing. Thanks for all your fine work.
It bears noting once more that your list is really just the tip of the iceberg insofar as architects and contractors are concerned. While stories about unscrupulous, incompetent, and/or irresponsible building professionals are rampant in the expat community in Merida, there are some “gems” that really stand out. Of course, Victor Cruz and Henry Ponce are names that expats generally hear when they are embarking on a renovation/construction project. However, there are other very fine and honest architects who have not (at least yet) made it their primary business to serve the expat community. We are now working with a local architect on a renovation project, and we are delighted with the work that he is doing for us. (Alas, he does not speak English but this is not a problem for us.)
Thanks again for your great work.
We have been warned that even though a contractor pays his/her workers Seguro Social (Social Security), the owner of the house is ultimately liable for this responsibility. We are checking this with our lawyers and will report back as soon as we know more.
So glad to see you did not add the name of ******* for construction. I had a horrible experience with him. But I have since found wonderful people to work with who are honest and live by a code of integrity.
(Editors note: We do not wish to disparage anyone on this website. But we also do not wish to consciously recommend anyone about whom we have heard multiple complaints. We pass this comment on to let all of you know that there are good people here to work with, and if you do your homework, you have a good chance of finding one of them!)
I would also like to know who is responsible for paying social security. My gringa contractor did not pay it to her workers because (she informed me) “only big companies” pay it and she could not afford to pay it and continue to offer me such low rates. I find this particularly interesting in light of the fact that my current architects/contractors do pay social security while simultaneously offering me better work at a lower price.
Hola John,
We’ve researched this some more and have learned several things. In general, the Mexican Government holds the top employer responsible for payroll taxes. For example, if you own a business and have employees on payroll, then you will file their personal income taxes, not them. If you are building or renovating a house, then you are the top employer and responsible for paying the worker’s social security. Of course, these duties are usually delegated, to an accountant in the first case and a contractor in the second.
Our accountant at DFK has assured us that there is a specific phrase you should include in your construction contract that will firmly fix any penalties on your contractor should he not fulfill the responsibilities you delegate to him in this regard.
Just like in the States, contractors game the system to reduce the amount of payroll taxes paid. They may list only half their crew on payroll or they may claim to pay them less than they do (the minimum wage is roughly $40 pesos a day, but most workers earn $100-$200).
Traditionally, your gringa ex-contractor is right. Only big construction firms paid and everyone else worked under the table. This is probably still mostly true, but thanks to the construction boom, some of these smaller contractors are bigger than they think.
This is a great web site! Very informative so first I would like to say thanks for doing this.
I am planning on building in Chelem. I have a limited budget and big ideas so I was planning to engage an Architect who could design the master plan and then build in stages as money permits. Your artical mentions that the architects that are not awarded the construction contract charge a nominal fee. My question is what is nominal and given I am only wanting a design at this point, what should I expect to pay for blueprints?
Thanks yall rock!
Thanks Paul,
Based on a three bedroom residential construction, most local architects we interviewed produce the design (as CAD drawings, including floor plans, elevations, electrical and plumbing), a detailed cost analysis, 2-3 computer generated 3D images, and obtain building permits for $3000 - $4000 USD. Your costs will vary, depending on just how BIG your ideas turn out to be…
i’m looking to build in sisal.. can anyone help me out with contacts?
thanks craig
Most of the architects listed here would probably consider a project in Sisal.
Hola a todos. It’s funny I’m from Merida and I’m an architect, but I’m living in Texas…
Me da gusto leer lo que expresan de mi ciudad, de mi gente y de companeros de profesion…
Todo trabajo realizado en construccion se debe sacar permiso ante las autoridades y pagar el seguro social de los trabajadores, se puede pagar de dos formas: El contratista, previo acuerdo con el dueno en el presupuesto, ya que esto se cobrara en el trabajo, o el dueno puede pagarlo personalmente ante el IMSS con su permiso de construccion y existen tabuladores sobre los metros cuadrados de construccion, y en base a eso le cobraran, pero en este ultimo punto, solo hay que tener bien el numero de personas y los nombres de los trabajadores.
La mejor opcion es que la pague el contratista, solamente hay que checar que en el contrato este estipulado.
Como diseno de una casa, se cobra un % sobre el estimado del costo final, que va del 5% al 20% dependiendo del arquitecto.
Tambien pueden encontrar otras opciones en la Facultad de Arquitectura de la UADY, ahi estudiantes de los ultimos cursos, lo haran mas barato.
Lo mejor, es contratar al mismo arquitecto que te disena que te construya…
Si tienen algunas dudas, por favor decirmelas, y podria ayudarlos con mucho gusto, incluso poniendolos en contacto con otros arquitectos, para que amplien sus horizontes…
Email: mariolopemolina@hotmail.com
——————————-
[WGs English Translation:]
I’m pleased to read what you have to say about my city, my people and my colleagues in this profession…
All construction work should be performed with permission from the authorities (INAH and Ayuntamiento) and by paying social security to the workers, which can be done in two ways: The contractor, with previous agreement with the owner in a budget estimate, where this is part of the labor rate, or the owner can pay it personally to the IMSS (Instituto Mexicano del Seguro Social) with a construction permit. There are tables for the square meters under construction and you will pay based on these, but on this last point, you only have to have the number and names of the workers.
The best way is to pay the contractor. You only have to check that this is stipulated in the contract.
As for the design of the house, it costs a percent of the estimated total cost, which is going to be from 5% to 20% depending on the architect.
You can also find other options at the UADY (Universidad Autonimo de Yucatan) Faculty of Architecture. There are students there in their last year of studies who will work for less.
It is best to contract with the same architect who designed the house to also build it…
If you have any questions, please let me know. It would be my pleasure to help you, including putting you in contact with other architects in order to expand your horizons…
Email: mariolopemolina@hotmail.com
I’m glad that there are forums like this that help people from other countries that are planning to design, build or renovate in Yucatan with tips and info regarding the ways, customes and obligations from both parties prior to start a business relationship with a local architect. I have worked for a number of Americans myself and I have found out that most of the times problems arise because of a lack of communication between the client and the architect: the architect/contractor is used to a certain way of doing things and the client is used to a completely different way… if these topics are well discussed between both parties, I can assure you that building and living in this beautiful city is going to be a memorable and enjoying experience!. Greetings!!
Arq. Victor Carrillo Alayola
Email: carpe95@gmail.com
Last year we rented a house in Telchac Puerto. Next door to the rented house a new house was built and I watched closely the daily progress and the way the Mexican workers did their job. Admiring the stamina and the loving care they had for the job on hand.
One day a man showed up at our door asking for water for the construction because they ran out of their supply. The gentleman who was Mr. Victor Carrillo of Carrillo y Peon Arquitectos. This was the start of a relationship with Victor and his wife Ingrid. As greenhorns, we were considering to buy a hurricane damaged house and asked Victors opinion. He inspected the house and said that he could certainly repair a part of the house but because of many reasons he would not recommend us to buy it. Later, we found a building lot, 10 meter wide on the road by the beach, but a questionable width on the beach. Again, Victor warned us not to buy it, and it turned out that this lot was only 6 meter wide on the beach. Finally, we found a lot we liked. Now the problem was that the owner of the lot did not wish to wait for 3 months until the paperwork will be completed. We ended up that Victor bought the lot with our money, and I signed a Power of Attorney for Ingrid, who finally bought the land from Victor for me.
You must understand that the Carrillos had to have our total confidence, we left ourselves wide open.
To this honest couple of professionals we submitted a simple plan for our small house and transfered sufficient funds to build the house. For the final signing of the papers I came down,and allowed Victor to use our money for the building as he see fit. Victor and some friends we know sent us pictures of the progress of the building during the next three months. We arrived to Telchac after a 6 day drive from Ontario, opened the house, had a hot shower, cooked our dinner on our new gas stove and stored our foodstuff in our new fridge. The house was clean and ready for us. Next morning came the surprise, the obvious talent of this architect of making a pleasant building out of limited funds adding small conveniences, structural and aesthetic beauty where we expected only a box-like building.
To answer the original question how to build a house in the Yucatan my answer is to find honest, talented, reliable professionals like Victor and Ingrid Carrillo are, and trust them with your dreams. They certainly came through for us with flying colours.
[…] Architects and Contractors in Merida […]
i have found a property a short distance out of valladolid on which i would like to build a modest retirement home. there is no electicity available at the site. could you recommend a local builder with a knowledge of alternative energy production that might speak english.
thanks, jb.
[…] We did the leg work and took the time to learn as much as we could about the right way to do things. This effort resulted in our article, How To Build a House in Yucatan. […]
Thanks again to Working Gringos for timely and important information.
My wife and I operate a small architecture and design firm in New York. Last year, we bought a small house in Merida. With a limited budget, we asked acquaintances here for names of Contractors and Architects; avoiding the better-known, (and more expensive) big names; looking instead for an english-speaking, maybe younger, less “established” partner.
Our priorities, from personal experience, and friend’s suggestions, were-
1. english-speaking/ good communicator/ intermediary.
2. innovative/ fresh ideas/ willing to listen, knows history and tradition, but not blindly fixed on Ex-Pat nostalgia.
3. guidance thru, and experience with, local building regulations, requirements and realistic timetables.
4. understanding of cultural nuances (esp. w/ albaniles!).
5. a cellphone full of experienced workers.
6. close, constant supervision!
After alot of interviews, discussions, and estimates, (as well as some no-shows) we chose to work with Arq. Carlos de la Barrera. With his close supervision, we got a fantastic plumber and electrician, albaniles that actually showed up on Mondays, (for those w/ some experience down here, Monday, “St. Lunes Day”, is often considered a no-show day), and a wonderful, finished house…………within our budget.
Feel free to contact us, www.odelab.com, with any questions; (e.g. we are happy to pass on tradesman’s names) or other help. Or Carlos at itzaes@rocketmail.com
Good Luck!
Okay thanks for the great info. I found an architect and have crossed my fingers on making the right choice. I met with him last month and am hoping to see some drawings in the next 6 weeks or so. However, he does not do construction, only the drawings, so once I have the drawings I will be looking to have different contractors bid on the job. Any references would be appreciated. I am also trying to figure how much I should buget for construction. I have heard prices range from $24USD per sq ft to $150USD per sq meter. Since I will be building on the beach, I would expect the rate to be different than a sq ft or sq meter rate in town given how deep the building foundation must be. Can anyone recommend a set of numbers I can use for planning purposes?
Thanks,
Paul
Paul,
As you’ve noticed by now, the range of building possibilites in Yucatan make it difficult to pin down a cost per square foot. You can probably design a house that will cost less than $30 or more than $100, depending on materials, practices, crew and your tastes.
We have found that if you keep to local materials and building practices, and if you are not too flamboyant in your design, but you still want modern comforts like good water pressure and modern lighting, then a reasonable number is between $45 and $55 per square foot.
Our architects have recommended several things to keep costs down while not harming our investment. Among these is the use of CPVC rather than copper plumbing, which has advantages in this environment and is not subject to damage from fire or earthquakes like back in California or other parts of Mexico.
We are in the process of buying a home in the area. Everything about the house is in good condition and very charming except the floor tiles. They are not beatiful tiles common to the area and are throughout the house which is generous in space.
Does anyone have experience replacing tiles throughout an entire house which is otherwise in good repair? We are open to advice and recommendations of contractors to do the work.
This might sound dumb but my sister and I are buying a condo in Cancun at Bayview Grande in the Hotel zone.
I was wondering if you know any store near Cancun that sells Benjamin Moore paints. She has to have this brand.
Reminds me when I was married.Lol
Thanks,
Joe Leone
Sorry, Joe, Benjamin Moore does not sell paint in Mexico, only the U.S., Canada and Puerto Rico. But if you can get your hands on a BM color chip and take it to a Comex store, we’re confident they can match it for you. They’re very good at that here.
I found this website months ago, and since we were moving permanently to Mexico I noted the name of a contractor/architect that several people on this site had recommended. His name is Carlos de la Barrera. Upon arriving in Dzitya (right outside of Merida) a month ago, Carlos has been our saving grace. He speaks fluent English, is incredibly honest and trustworthy, detail oriented, on time and on schedule, and he does fantastic work. He has arranged everything for us and is currently building our pool. Carlos has helped us set up internet, satellite TV, and even our savings account at the bank. He supervises his crews and checks in once or twice a day at the work site. We are so pleased to have found this contractor/architect who was educated in the US. His prices are so reasonable and his work is beautiful. Please check out his website: http://maya-xarq.iespana.es/ or email him at: Itzaes@rocketmail.com Also feel free to contact me for further information: gmoser433@msn.com
I am interested in finding out what the market is like if you want to buy in Merida and then rent your house out. I know in some of the cities along the coast renting your property out is very profitable but how is it in Merida?
Hi,
Does anyone have a price per square ft estimate of construction costs in the Yucatan? Not including the design. My mother is a non-practicing architect. Would her design be sufficient for a contractor to work from?
hello
I own a lot in the mayan riviera and have a home designed ready to build. the quotes I received for the foundation is super high around $360,000 before we start to build the home. I would appreciate heaaring from anyone who experience in this area.
Hello
Building in the mayan riviera 20 min from Cancun. Home designed and ready to build. Received high quotes for foundation $360,000 and that is before we start to build.
Would love to hear if you have any experience in foundations and who woulod you recommend.
thank you
anna turner
We have a few questions for you, Anna.
Is that $360,000 pesos or USD?
How big (square feet or meters) is your planned house?
In general, we suggest you get a presupuesto (estimate) for the entire construction, not just the foundation. A good architect/contractor will break down the costs in the estimate so you can see how much the foundation alone costs. If that price is in dollars, unless you are building the Taj Mahal, that seems way out of line.
And just one more note of caution, things are different on the Mayan Riviera than they are here in Merida…. and they cost more too. You might be able to get an architect from here to build there. Try calling some of the names on our list!
Depending on where, exactly, you are building, Anna, the foundation can cost more than within the city of Merida. In Merida, the bedrock is only a few inches or a foot or two down. Along any of the coasts, the bedrock can be that close or it can be dozens of feet down, under lots of sand. So, if you are building close to the beach, you are going to need a much more substantial foundation than if you are building inland. Foundations there will not usually reach the bedrock, but will be excavated down to the “hard pan” or very firmly compacted sand. That can be 10, 20 or more feet deep. Soil conditions are paramount.
The second measure, as the WGs mentioned, is the size of the planned house? Not only the square feet (or meters), but whether it will be one, two or more stories tall. In coastal hurricane areas, you need a deep strong foundation to ‘hold up’ a taller building, particularly if bedrock is not near the surface.
The third is access. How far are you from Cancun? Trucking stone, blocks and cement can be very expensive. If you are far from a large city, you’ll pay a premium for getting the materials there. The farther you are, the more the premium. Gasoline/diesel is very expensive.
Last, the “Cancun to Xcalak Coast” (so-called Mayan Riviera other uppity names rub me wrong - danged marketers!) is more expensive than the Merida area. Mexicans are accustomed to “rich gringos” and know they can get a lot more. And, they have an idea how much you’ve paid for land there, so they know you’ve got money. Building costs are at a premium on the “East Coast.”
So, if you tell us folks more about the exact nature of your plans, maybe someone will chime in with more advice. The WGs advice about consulting Merida architects is a good one. They’ll likely charge you to drive over (a 4 or more hour drive, depending on where you are) and check it out.