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The rental process in Mexico can be a bit frustrating and confusing. And many expats are left with long-term rentals they don’t love because they didn’t know what questions to ask.
What you don’t ask can cost you. 🙈
If you’re used to renting in the U.S. or Canada, you probably expect things like hot water, a working fridge, or reliable internet to come standard.
But in Mexico? Not always!
In today’s post, I am sharing the 20 most important questions to ask before signing a lease. That way you don’t end up with a tiny fridge, no oven, or a neighbor with 12 roosters who like to crow at 5am🐓
These aren’t just “good to know” tips. They’re make-or-break questions that can save you money, stress, and major regret. These questions will help you rent with confidence, avoid costly surprises, and protect your peace of mind.
Also, in case you didn’t know you DO NOT need a residency visa to rent in Mexico. Some landlords may ask for your passport, and want to verify your income with bank statements. But it truly depends from landlord to landlord.
Here are some important things to take into consideration before renting in Mexico: 👇
1. Always Ask What’s Included
Don’t assume “furnished” means fully equipped. In Mexico, especially in smaller towns or budget-friendly rentals, furnished might just mean a bed and a table. It’s not uncommon to find kitchens with only a mini fridge and two-burner cooktop—no oven, no microwave. Always ask for a full list of what’s included, and confirm in writing, and verify this when doing a walk through before moving in. f something’s missing, basic appliances like microwaves are easy to find and affordable.
2. High-Speed Internet (Or Not So Much)
Internet speeds vary wildly across Mexico. Just because a listing says “high-speed” doesn’t mean you’ll be streaming Netflix in HD. Ask who the internet provider is, Totalplay and Izzi tend to be the most reliable. If possible, ask for the Wi-Fi password during your tour and run a speed test on your phone. Some landlords include internet in the rent, but it may barely work (or only reach the patio!). Test before you commit.
3. What’s The Water Situation?
Not all homes in Mexico have constant water pressure, and some may only receive water from the city a few times a week. Tanks (tinacos) and cisterns are common, but they need to be filled and cleaned periodically. Ask how water gets to the house, if there’s a pump, and what happens in case of a shortage. Also, confirm if you’re expected to order and pay for drinking water (garrafones), and how often it’s delivered.
4. NEVER Rent Sight Unseen
Photos can be deceiving. The rental might look great online but those pics won’t show the pack of barking dogs next door, or the neighbor’s rooster choir at 5am. Always visit in person, ideally at different times of day (and especially on weekends). That’s the best way to get a feel for the noise, traffic, and vibe of the neighborhood. In the same topic- never give someone a deposit before seeing the house in person. That is a common scam.
5. What Type of Roof?
If the house has a metal roof, brace yourself. When it rains, it’ll sound like a freight train crashing through your living room. Watching TV or sleeping? Good luck. Clay tile or cement roofs are much quieter and a better choice especially if you’re sensitive to noise.
6. What’s Around You?
Online listings won’t show you the mechanic shop next door or the meat market across the street attracting every dog and fly in town. Before signing anything, take a walk around the neighborhood. Pay attention to nearby businesses, noise levels, smells, and street activity. You’ll thank yourself later!
7. Washer and Dryer
Don’t assume every home has both. Some only offer a washer and a clothesline. If a dryer is included, ask if it’s gas-powered (which is cheaper to run). And make sure both appliances actually work before moving in.
8. Ask About the Water Heater (Boiler)
Confirm that the house has a water heater (boiler) and ask if it’s a stationary tank (estacionario) or small refillable cylinders. Also, check where the hot water actually goes, some homes only have it connected to the showers. Want hot water in the kitchen sink or washer? Run the taps and see for yourself.
9. Refrigerator Size
Some homes come with an apartment-sized fridge barely tall enough to reach your shoulder. If you don’t want to grocery shop every other day, ask if there’s a full-sized refrigerator. It may seem minor now but it makes a huge difference day to day.
10. Cable or Streaming?
If cable TV is important to you, ask which providers are available. Services like SKY or Totalplay offer a wide range of channels, including news and shows in English. If cable isn’t included, expect to pay around $50/month. Prefer streaming? Services like Netflix, Amazon Prime, or USTVNow (for U.S. channels abroad) work great as long as you have reliable internet.
11. Is There Air Conditioning?
In warm coastal areas, air conditioning is a must. Most homes won’t have central AC but you’ll often find mini-split units in bedrooms. These are efficient and wall-mounted. In mountain towns, you likely won’t need AC at all though you may want a space heater or even a fireplace in cooler months.
12. What Services Are Included?
Some rentals include weekly housekeeping or gardening, especially in single-family homes. If these services are not included, expect to pay around $15–$20 per day. Ask upfront what’s included in your rent so you can plan your budget and your routine accordingly.
13. Contract in English
Always, always get your lease in writing and ideally, in English (or fully translated) so you know exactly what you’re agreeing to. Your contract should clearly state what’s included in the rent: things like electricity, water, internet, gardener, cable, etc. It should also spell out the length of the lease, how to pay rent, and any penalties or fees. Most landlords in Mexico won’t take checks or credit cards; they’ll usually give you a bank account number so you can make monthly cash deposits. Just make sure everything is documented.
14. Inventory of Furniture and Appliances
If the property is furnished, don’t just assume everything you see stays. Ask for an itemized inventory list from the landlord or make one yourself and have them sign it. This should include furniture, electronics, dishes, linens, and anything else that comes with the house. Snap a few photos as backup. You’ll be expected to return everything in the same condition you received it.
15. How Walkable Is It?
If you’re not planning on buying or renting a car, location matters a lot. A home just 1 mile from town may not sound far on paper, but in Mexico, a mile can feel long (especially without sidewalks, in the heat, or with hills). Some people rent cars for $700/month, while others rely on buses or taxis. Before you sign anything, make sure you’re comfortable with the distance and transportation options.
16. HOA and Building Amenities
If you’re renting in a condo building, find out what’s included in your monthly rent. Are there elevators? Is there a backup generator in case the power goes out? One time, the elevator stopped working while we were touring a building and the emergency call button didn’t work. Neither did our cell phones. Yikes. Ask about any amenities, HOA fees, or maintenance policies before you move in, especially if you’ll be living several floors up.
17. Low Season vs. High Season Prices
Rental prices can change depending on the time of year. From December through March, known as high season, landlords often raise prices especially in popular expat hubs or tourist areas. If you’re flexible, consider visiting during the off-season when prices are lower and there’s more availability. You’ll also avoid the rental rush from “snowbirds” escaping colder climates.
18. Long-Term vs. Short-Term Leases
In Mexico, it’s rare to find rental contracts for less than six months. If you’re only staying short-term, you might be asked to pay a higher monthly rent or deposit. Airbnb can be a good option for month-to-month rentals, and many hosts offer discounts for long stays. If you’re testing out an area before committing, ask the landlord if you can start with a shorter lease and extend later.
19. What’s a Typical Deposit?
Most landlords will ask for first and last month’s rent plus a security deposit usually equal to one month’s rent. Be cautious of landlords who demand large cash payments with no contract or paper trail. Always get receipts for what you pay, and make sure your deposit return terms are clearly written in the lease.
20. Aval, Fiador or Justicia Alternativa
In cities like Mexico City, some landlords may require a fiador (guarantor) who owns an unmortgaged property in the same city. This can be tough for expats. If you don’t have a fiador, you might be asked to pay a larger deposit or use a lease insurance company (some will act as your guarantor for a fee).
You might also be asked to sign a Justicia Alternativa. This is a type of judicial contract that bypasses the due process in court and protects the landlord in case the tenant does not want to pay his/her rent or does not want to pay repairs to a property when renting it long term.
21. Pet Friendly?
If you have pets, always double-check what “pet friendly” actually means. Some landlords only allow small dogs, or they’ll accept a cat but not two. Others may allow pets but ask for a non-refundable “pet deposit” or higher security deposit. Also, be aware of neighborhood rules. For example, some gated communities or buildings may have their own pet restrictions that supersede what the landlord says.
22. Who’s Responsible for What Repairs?
In Mexico, rental laws tend to favor landlords more than tenants. So it’s crucial to get clear on what happens when something breaks. If the fridge dies, is the landlord replacing it? If the water heater has a leak, who is fixing it? Many landlords will expect you to handle minor repairs (under a certain peso amount). Larger issues like water heater replacement or roof leaks are typically the landlord’s responsibility, but only if it’s spelled out in the lease. Don’t rely on verbal agreements. Put it in writing.
23. Ask For Proof They Have The Right To Rent The Home
This is one of the most common scams I see, and sadly, a lot of people get burned by it. Just because someone shows you a house, calls themselves a realtor, or even has a business card doesn’t mean they’re legally allowed to rent out the property. Before you hand over any money or sign a lease, ask the agent or “landlord” to prove they actually have permission to rent the home. This could be:
- A property title showing their name,
- A notarized letter giving them power of attorney or legal authority from the owner,
- Or a signed agreement between them and the owner stating they’re managing the rental.
This is less of a concern if the realtor is working with a well known company in town. But I would make this more of a priority if you can’t really find any information online with this realtor.
24. Trust Your Gut—And Be Ready to Walk Away
If something feels off about the landlord, the lease, the condition of the home, or the way money is being handled, listen to that feeling. You’re not being rude, you’re protecting yourself. It’s okay to walk away, even if you’ve spent time negotiating or already toured multiple places. There are always more rentals in Mexico. Never let someone pressure you into signing quickly “because there’s another interested party.” If it’s the right place, it’ll feel right, and it’ll come with a clear contract, transparency, and mutual respect.
Woah. That’s a lot, right?
I know it can feel overwhelming. So many details, questions, and “what ifs” to keep track of.
But it doesn’t have to feel complicated!
That’s exactly why I created the Complete Mexico Relocation Guide. To simplify all of this and give you every tool, checklist, and trusted contact you need in one easy-to-navigate place.
✅ You’ll get instant access to our full online guide (updated regularly)
✅ A directory of vetted local experts; including realtors across Mexico
✅ Rental red flags, common mistakes, and insider tips you won’t find on Facebook
✅ And peace of mind knowing you’re not missing anything important
Click here to learn what’s inside the guide and why thousands have trusted it to move to Mexico the right way. And make sure to use the code MOVETOMEXICO to save 10%!
Don’t forget to follow these tips when renting in Mexico so you have no surprises or conflicts! And for the best outcome, I highly recommend hiring a reputable realtor who knows the local market and can help you find your dream rental.
