Before you wire the money, find out what you're actually buying. A full, independent inspection with a photo report you can negotiate with — or walk away on.
That is not a reason to panic. It's a reason to look properly before you sign.
A pre-purchase inspection is a few hours and a modest fee. The problems it finds — a failed roof membrane, an overloaded panel, a slab leak under the kitchen, termite damage in a palapa — routinely run into five figures. When the report finds something significant, it frequently pays for itself in the renegotiation alone.
And when the property is genuinely in good shape, you get something just as valuable: the ability to close without wondering.
A standard inspection takes two to four hours on site. Everything below is examined, photographed, and reported on — including the things nobody enjoys looking at.
Within 24 hours of the inspection you get two things: an interactive online report you can open on your phone and share with a single link, and a PDF you keep. Not a checklist of ticks — an actual document, written in normal language, with a photograph of every finding and the infrared imagery from the thermal scan.
Every finding is rated Safety Hazard, Major Defect or Maintenance, and every component gets a condition — Satisfactory, Marginal, Deficient, or noted as not accessible. You know what needs money now, what to negotiate, and what simply wants watching. Want it in Spanish for your notario or your agent? Say so and you'll get both versions.
Three inspections we actually carried out. The client's name and address are replaced; nothing about the findings, the format or the level of detail has been tidied up for the demo.
The full condominium inspection in a dual-language layout, English and Spanish on every line, so you and your notario are reading the same document rather than two translations of it.
A whole-home inspection across every system and room. Read this one if you want to see what a bad day looks like on paper — it is the least flattering of the three, which is exactly why it is here.
The same condominium inspection issued in Spanish only — the version a Mexican seller, agent or administración will actually sit down and read.
Reports are delivered as a PDF you keep, plus an interactive online version you can share with a single link. English, Spanish, or both — same fee.
Priced by property size, not by the hour. No per-finding charges and no upselling — you know the number before we book the date.
Infrared scanning finds hidden moisture, water intrusion through concrete walls, and electrical hot spots that a visual inspection alone will never reveal. Most inspectors here charge extra for it, or skip it entirely.
All prices in Mexican pesos. Report delivered within 24 hours.
| Property size | Pre-purchase home | Condo | Rental |
|---|---|---|---|
| Small0 – 139 m² · 0 – 1,500 ft² | $5,000 MXN | $3,500 MXN | $3,500 MXN |
| Medium139 – 279 m² · 1,500 – 3,000 ft² | $6,000 MXN | $4,500 MXN | $4,500 MXN |
| Large279 – 372 m² · 3,000 – 4,500 ft² | $7,000 MXN | $5,500 MXN | $5,500 MXN |
| Extra largeOver 372 m² · Over 4,500 ft² | $9,000 MXN | $6,500 MXN | $6,500 MXN |
Added to any inspection, or booked on their own.
| Service | What it covers | Fee |
|---|---|---|
| Pool & spa inspection | Structure, equipment, plumbing, circulation, safety features and salt-water systems | $1,500 MXN |
| Mold & moisture assessment | Written assessment with moisture-meter readings, relative humidity levels, visible growth documented, and prevention recommendations. No air sampling — that needs a lab, and there isn't one here | $1,200 MXN |
| Residential tech consulting | Smart-home systems, networking and home-automation assessment | From $1,000 MXN |
| Renovation consulting | Pre-renovation assessment, scope review and planning guidance | From $1,000 MXN |
Only if you need us outside standard scheduling.
| Condition | Surcharge |
|---|---|
| Same-day service | + $700 MXN |
| Weekend or holiday | + $500 MXN |
Puerto Vallarta proper is always included at no charge.
| Area | Travel fee |
|---|---|
| Marina Vallarta, Centro, Romantic Zone,Versalles, Fluvial | No fee |
| Conchas Chinas / Amapas | + $400 MXN |
| Nuevo Vallarta | + $600 MXN |
| Bucerías | + $900 MXN |
| Punta de Mita | + $1,500 MXN |
| Sayulita | + $1,500 MXN |
Rental inspections are available pre- and post-tenancy, with furnishings inventory documentation as an add-on. Commercial properties, multiple units and anywhere outside the areas listed above are quoted individually — just ask.
Then it did its job. In practice you have three options: renegotiate the price by the cost of the repairs, require the seller to fix them before closing, or walk away. Buyers who bring a photo report to that conversation get taken seriously. Buyers who bring a verbal concern usually don't.
No. Mexico has no mandatory home inspection and no equivalent of a state inspector's licence, which is precisely why the standard varies so widely and why choosing an independent inspector matters. Nothing obliges a seller to disclose defects the way many US states do — what you don't find, you own.
Ask one question first: who pays them, and who sends them repeat business? A good agent referral can be excellent. But the inspection is the one part of the transaction that exists purely to protect you, and it should be genuinely independent of everyone who gets paid when the deal closes. We take no referral fees from agents, in either direction.
Yes, with the seller's permission — and in a competitive listing it can be a real advantage. More commonly we work inside the inspection contingency period after the offer is accepted. Tell us your dates and we'll fit the schedule to them.
We do a thorough visual and functional inspection. We don't open walls, dig up drains, or dive the pool. Specialist testing — structural engineering, invasive termite treatment, sewer camera, laboratory mould analysis — is arranged separately when the inspection suggests it's warranted, and we'll tell you plainly when it is.
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.