Due Diligence Checklist for Foreign Buyers (2026)
35 items across 5 stages of the purchase process. Check each as you complete it. Free to use — no email required to start.
0 of 35 items completed
1. Pre-Offer & Financial Preparation
Total budget defined — including closing costs (add 5–10% to purchase price)
On a $300,000 property, budget $15,000–30,000 in separate closing costs.
Source of funds documented and traceable
Required by LFPIORPI AML reform 2025. Bank statements, income proof, or transfer records.
Cross-border tax advisor consulted (IRS/CRA obligations confirmed)
U.S. buyers: FBAR filing required if escrow balances exceed $10,000.
Ownership structure decided — fideicomiso vs. Mexican corporation
Fideicomiso is simpler and cheaper for individual homebuyers in the restricted zone.
Independent real estate attorney hired (not related to seller or agent)
Budget $500–1,500. The notary represents the transaction, not your interests.
Agent's SEDETUS state license verified — NEW 2026 REQUIREMENT
All agents in Quintana Roo must hold a state license. Verify at asesores.sedetus.gob.mx. If not listed, they are operating illegally.
Escrow or notary account identified for earnest deposit
Never transfer funds directly to a seller, developer, or agent.
2. Title & Legal Due Diligence
Certificate of No Liens (Certificado de Libertad de Gravámenes) obtained
Requested by your notary from the Public Property Registry.
Full chain of title verified back to original grant
Your notary traces every transfer from current seller to origin.
Ejido history confirmed as fully converted to private title
Especially critical south of Playa del Carmen and along the Tulum corridor.
Ejido conversion registered with National Agrarian Registry (if applicable)
Partial conversion — process started but not fully registered — is the specific risk.
No easements or third-party claims confirmed against property
Confirmed in the Certificate of No Liens.
If seller is a company: corporate records and signing authority verified
The person signing must have legal authority to sell on behalf of the entity.
Fideicomiso contingency clause included in purchase agreement
If SRE permit or bank trust is not obtained within 30 days, deposit returned in full.
3. Property & Physical Inspection
Land use (zoning) confirmed with municipality
Verify permitted uses match your intended use: residential, short-term rental, commercial.
Building permit verified and matches construction
Unauthorized additions or modifications cause title and resale problems.
SEMARNAT environmental impact authorization confirmed (ecological zones)
Properties in or near ecological zones without SEMARNAT authorization face closure risk.
Cenote and water table regulations verified (Tulum corridor)
Construction near cenotes is regulated. Non-compliance creates closing and resale risks.
Licensed architect or structural engineer inspection completed
Look for water leaks, mold, foundation issues, and hurricane readiness.
HOA bylaws, meeting minutes, and financial statements reviewed
Confirm reserve fund is adequately funded. Ask about upcoming special assessments.
4. Trust, Permits & Closing Preparation
All HOA maintenance fees for this unit confirmed as current
Unpaid fees may transfer with the property — confirm in writing.
Trustee bank selected — compared written fee schedules from at least 2 banks
Annual fees vary 40–50% between institutions. Setup: $2,000–3,000. Annual: $400–1,000.
SRE permit application filed by notary
Processing time: 2–4 weeks. Runs simultaneously with due diligence.
Appraisal (avaluó) performed by certified appraiser
$300–700 USD. Required for tax calculation and often for financing.
Power of attorney prepared, if not attending closing in person
Must be notarized in Mexico or apostilled if executed abroad.
Valid immigration status confirmed for closing date
You need a valid entry status (tourist permit or residency) on signing day.
Currency conversion planned — specialist broker identified
Exchange rate difference between specialist brokers and retail banks can be 1–3% of total transfer.
Public Deed (Escritura Pública) reviewed by independent attorney before signing
Never sign the final deed without your attorney reviewing it first.
5. Closing & Post-Closing
ISAI acquisition tax paid through notary at closing
2–3% of purchase price in Quintana Roo. Calculated and withheld by notary.
Deed registered at Public Property Registry
Notary files within days of closing. Registration takes 1–2 weeks.
RFC obtained from SAT (required if renting)
Without RFC: 25% withholding on gross rental income. With RFC: pay on net income.
RETUR-Q tourist registry completed (if short-term rental)
Mandatory in Quintana Roo since late 2025. Fines up to MXN 100,000 for non-compliance.
Utilities transferred to your name (CFE, water, internet)
Take your Escritura to each provider.
Predial (property tax) — payment scheduled for January
~0.1% of cadastral value. Up to 25% discount for January payments in Quintana Roo.
Home insurance policy active before occupancy
$500–2,000/year. Don't wait until after move-in.
🎉 All 35 items completed
You are now ready to close with confidence. Download your completed checklist for your records.