In Mexico, a condominium (condominio) is created by a constitutive deed and governed by a Régimen de Propiedad en Condominio with a Reglamento (bylaws). Owners meet in an Asamblea, appoint an Administrador and often a Comité de Vigilancia. This guide explains how rules, fees, and decisions work, what to review before buying, and how to handle common disputes. Details vary by state; always check your local condo law and your building’s documents.
The condominium framework
A condo divides a property into private units and common elements. The constitutive deed and bylaws set percentages, voting, use of amenities, and how fees are calculated. Changes generally require an assembly vote as described in the bylaws and state law.
Key documents
- Constitutive deed of the condo regime.
- Bylaws (Reglamento) and house rules.
- Assembly minutes (Actas) and budgets.
- Insurance policy and maintenance contracts.
Voting & quorums
Look at quorum rules, notice periods, and the % needed for ordinary vs. extraordinary decisions.
Certificates
Sales commonly require a constancia de no adeudo (no-debt letter) from the administration.
Who runs the building
Asamblea (Owners)
Approves budgets, fees, extraordinary works, and appoints/removes the administrator and oversight committee.
Administrador
Handles collections, vendors, staff, and compliance with bylaws and assembly resolutions; must keep books and minutes.
Comité de Vigilancia
Oversight body (if applicable) reviewing accounts and reports; may sign off on key expenses.
Fees, assessments, and reserves
- Cuotas ordinarias: monthly/regular maintenance fees.
- Cuotas extraordinarias: special assessments for projects or deficits.
- Fondo de reserva: reserve fund policy and target balance.
- Moras/recargos: late fees and consequences of non-payment as per bylaws/state law.
Before you pay a special assessment
- Ask for the assembly resolution and budget breakdown.
- Confirm who approved, the quorum, and the project scope/dates.
- Check if alternatives or staged funding were considered.
Common rules in Mexican condos
Short-term rentals
Occupancy limits, guest registration, quiet hours, and platform usage may be regulated or restricted. Verify enforceability and any municipal requirements.
Pets, noise, renovations
Typical limits on size/breeds, work hours for renovations, and noise/amenity use; fines follow the bylaw scale.
Parking & common areas
Assigned/limited spaces, visitor parking, and rules for pools/gyms/rooftops often apply.
Due diligence before you buy
Document checklist
- Bylaws (Reglamento) and house rules (latest version).
- Last 12 months of assembly minutes and financials.
- Current budget, reserve fund balance, vendor contracts.
- Constancia de no adeudo for the unit; any pending claims.
- Insurance policy (building) and known works or defects.
Pre-construction?
Ask how fees will be set, what amenities are guaranteed, and when the regime will be constituted before deliveries.
See our guides on pre-construction promissory agreements and rental contract red flags.
Need eyes on the full package? Start with contract review & drafting or OSINT document checks.
Disputes & enforcement (owners and HOAs)
Start with documents
Request the bylaw clause, assembly resolution, and any notices supporting a charge or fine. Keep everything in writing.
Escalation path
Administrator → Oversight committee → Assembly. If unresolved, civil remedies may apply; specifics depend on your state’s condo law and your bylaws.
Collections & sales
Unpaid fees can trigger late charges and legal collection. Notaries typically ask for a no-debt certificate at closing.
For measured leverage, consider a concise lawyer letter that cites specific bylaw language and assembly votes.
Templates you can copy
1) Document request to administration
Subject: Request for Condo Documents — [Building/Unit]
To: Administration / Comité de Vigilancia
Per the bylaws and state condo law, please provide within 5 business days:
• Latest Bylaws/House Rules
• Last 12 months of Assembly minutes and budgets
• Current fee schedule and reserve fund status
• Any resolutions affecting [Unit #]
Thank you, [Name, Unit, Phone, Email]2) Assessment clarification request
Subject: Clarification — Extraordinary Assessment
Please share the Assembly resolution approving the [Project], including:
• Quorum and % vote
• Budget line items and timeline
• Allocation method to units
Once reviewed, I will schedule payment accordingly.
[Name, Unit]3) Measured objection (bylaw citation)
Subject: Objection to Fine — Request for Review
I received a notice dated [date] citing a fine for [issue].
Please identify the bylaw clause and assembly resolution authorizing this fine,
and provide photo/log evidence. I request a review at the next Assembly.
[Name, Unit]Need Spanish versions or formal demand wording? See lawyer letters.
FAQs — Condos & HOAs in Mexico
Can the HOA cut my utilities for non-payment?
Rules differ by state and contract. Cutting essential services may be limited or prohibited; amenities access may be restricted. Review your bylaws and local law.
How are fees calculated?
Often by percentage of undivided interest set in the regime deed; some items may be per-unit. See your bylaws and last approved budget.
What if the administrator won’t share documents?
Escalate to the oversight committee and request inclusion on the Assembly agenda. If needed, a lawyer letter demanding access to records can help.
Related services & guides
Start with Contract review & drafting, lawyer letters, OSINT document checks. Helpful reads: Pre-construction promissory agreements, Rental contract red flags. Prefer local? See Cancun, Playa del Carmen, Cozumel, and Tulum.
Need help reviewing condo bylaws or a special assessment?
We translate the rules into clear English, check compliance, and draft concise letters or assembly points when needed.