Annual Condition Inspection
A full inspection once a year, benchmarked against the last one, so you can see what's changing rather than just what's broken today.
What's covered
IndependentNo referral fees from anyone
Published PricesFull rate schedule, no quote games
Same-Day Service AvailableWhen closings move fast
Thermal Imaging IncludedIn every inspection, no extra fee
Bilingual ReportsEnglish & Spanish
The situation
Owning here from abroad is mostly fine — right up until it isn't.
The failure mode is always the same. Something small starts going wrong in June. Nobody is there to notice. By the time you arrive in November it isn't small any more, and now you have three weeks of your holiday and a contractor who knows you're leaving.
The fix isn't complicated. Someone competent, physically present, looking at the property on a schedule, with no financial interest in finding problems that aren't there.
Services for owners
What we do for people who live somewhere else
While-You're-Away Visits
Monthly or bi-weekly. Taps run, A/C cycled, leaks and pests checked, mail collected, photos sent. Small things caught while they're still small.
Maintenance plansHurricane Prep & Aftermath
Secured before the season, assessed after a storm, and photographed so you have a dated record to submit to your insurer.
Storm servicesRepair Oversight
You approve work by WhatsApp; we photograph the result and tell you what was actually done, so 'finished' means something you can see rather than something on an invoice.
Rental Readiness
If the property earns its keep while you're gone, we handle turnover documentation and get it guest-ready before the season starts.
Rental inspectionsHOA & Admin Liaison
We speak to the administración in Spanish, arrange access, and raise it with them when a charge looks like building work rather than yours.
The value
The point isn't the report. It's not thinking about it.
Owners tell us the same thing repeatedly: the reason they keep us isn't the list of findings. It's that they stopped lying awake in February wondering whether the terrace drain was blocked.
You get photographs after every visit, a written report you can file, and a phone number that belongs to a person who has actually stood in your living room. When something needs doing, you hear about it while it's still cheap.
- Year-over-year comparison, not just snapshots
- Photographs after every single visit
- Honest advice with no upsell
- Written quotes before any work starts
- Receipts documented and forwarded
- Emergency call-outs available, quoted per visit
- Dated, photographic storm documentation
- One consistent point of contact
Worth knowing
What actually goes wrong in an empty Vallarta property
Nothing here is exotic. It's simply what happens to a closed-up building in a hot, humid, salty climate over a long summer.
Water & Humidity
- Dry P-traps letting sewer gas and insects in
- Mould in closed rooms with no air movement
- Slow supply leaks running for months unnoticed
- Blocked terrace and roof drains before the rains
- Cistern contamination when nobody's drawing water
- Swollen doors and windows that stop sealing
Systems & Equipment
- A/C compressors seizing after months idle
- Pool pumps running dry or failing unnoticed
- Water pumps burning out on a stuck float
- Corroded electrical connections from salt air
- Water heaters failing on first restart
- Battery-backed devices quietly dead
Pests & Exterior
- Termites in palapas, beams and cabinetry
- Scorpions and rodents entering an empty unit
- Wasp and bee nests on terraces and in vents
- UV and salt destroying exterior sealant
- Vegetation growing into walls and drains
- Sun damage to unshaded terrace furniture
Questions
Owner questions
I already have someone who checks on the place. Why would I need you?
You might not. A reliable neighbour or caretaker who genuinely walks the property is worth a lot. What they usually can't do is assess a breaker panel, read a moisture meter, or recognise that a hairline crack has moved since last year. Plenty of our clients keep both.
How much does a maintenance plan cost?
It depends on the property and visit frequency, and we quote a flat monthly fee so it's predictable. Tell us the size, location and how often you'd like us there, and you'll have a number the same day.
Can you hold keys and let contractors in?
No — we don't hold keys. Access is arranged with you for each visit, through you, your building or whoever already holds a set.
It's a fair thing to want, and plenty of firms offer it. We'd rather not be one more set of keys to your property in a town where you're not present to notice.
What if I only want one visit a year?
Perfectly reasonable. An annual condition inspection before you arrive for the season is the single highest-value visit, because it gives you the whole list before you're standing in the middle of it with three weeks to go.
Know exactly what you're buying.
Book an inspection, or just send a message and tell us about the property. No pressure, no obligation — we'll tell you honestly whether you need us.