Starting a build without the right paperwork can stall your crews for weeks and drain your contingency fund. This step‑by‑step guide to building permits and compliance documents in Mexico shows U.S. and international investors exactly what to file, where, and why—so you never get blindsided by red tape.
Roadmap at a Glance
- Land & Title Docs – prove you own or control the plot.
- Municipal Land‑Use Certificate (Uso de Suelo) – confirm zoning.
- Environmental Impact Letter (MIA) – required on > 1 ha sites.
- Civil Protection Approval (Protección Civil) – fire and safety.
- Building Licence (Licencia de Construcción) – the big one.
- Contract & Insurance Pack – protect the budget.
- Site Safety Plan (NOM‑031) – keep crews safe.
- Start‑Work Notice (Aviso de Obra) – tell the city you’ve begun.
- Inspection Logbooks – document progress.
- Use & Occupancy Permit – unlock utilities and revenue.
We’ll cover each step below, flag costs, and link every official form.
1 — Land & Title Documents
- Escritura de Propiedad. Original deed or notarised copy.
- No‑Liens Certificate. Prove the land is debt‑free.
- Ejido Conversion Letter. Needed if the land was communal.
Tip: Scan deeds at 300 dpi; many city portals reject lower resolution.
2 — Land‑Use Certificate (Uso de Suelo)
File online in CDMX; in other states visit the urban‑development office.
| City | Avg. processing days | Typical fee (USD) |
|---|---|---|
| Mexico City | 10 | 140 |
| Monterrey | 7 | 110 |
| Guadalajara | 8 | 120 |
| Tijuana | 9 | 115 |
Fees vary by plot size; pay by SPEI or cash at a partner bank.
3 — Environmental Impact (MIA)
Projects > 10 000 m² or near protected zones need a Manifestación de Impacto Ambiental.
- Lite MIA (B‑type) – warehouses, fee ≈ US $4 k.
- Full MIA (M‑type) – hotels, fee ≈ US $9 k.
- Attach soil‑study PDF (< 20 MB).
Micro‑story: A client skipped the soil test to save time; the agency bounced the file and the delay added four weeks.
4 — Civil Protection Approval
Protección Civil reviews fire lanes, exits, and emergency signage. Bring:
- Two A1 fire‑escape drawings.
- Equipment list for sprinklers and alarms.
- Proof of paid fee (≈ US $600 for 5 000 m²).
5 — Building Licence (Licencia de Construcción)
Below is a sortable snapshot of licence fees for 2025.
| City | Base Fee (USD) | Per m² Surcharge (USD) | Avg. Approval Days |
|---|---|---|---|
| Mexico City | 900 | 4.0 | 25 |
| Monterrey | 750 | 3.5 | 20 |
| Guadalajara | 780 | 3.2 | 22 |
| Tijuana | 700 | 3.8 | 24 |
6 — Contracts & Insurance Pack
Required contracts under Mexican Civil Code:
- Construction Agreement (Obra a Precio Alzado) – fixed price.
- Performance Bond (Fianza de Cumplimiento) – typically 10 % of contract.
- Builder’s Risk Insurance – covers fire, theft, weather.
7 — Site Safety Plan (NOM‑031)
NOM‑031 is Mexico’s OSHA. Your plan must include:
- PPE matrix (boots, harnesses, glasses)
- First‑aid staffing ratios (1 medic per 25 workers)
- Daily toolbox‑talk log sheet
Attach it when filing the Start‑Work notice.
8 — Start‑Work Notice
Called Aviso de Obra, it tells the city when shovels hit dirt.
- Submit 24 hrs before mobilising.
- Include licence number and safety‑plan receipt.
- Get the stamped copy on‑site.
9 — Inspection Logbooks
Inspectors sign Bitácora de Obra after each structural milestone. Keep it dry and on site; digital copies are now accepted in CDMX.
10 — Use & Occupancy
Once final inspections pass, file for Visto Bueno de Seguridad y Operación. Water and power won’t start until this is approved.
Frequently Asked Questions
What documents do I need to build a house in Mexico?
Land deed, land‑use certificate, civil‑protection approval, building licence, NOM‑031 safety plan, and a use & occupancy permit.
Is a soil study mandatory?
Yes for projects over 1 000 m² or multi‑storey. Small houses may skip, but lenders still require it.
How long does a building permit take?
20 – 30 days in most metros if papers are complete.
Do I need an apostille for Mexican permits?
Only when you present foreign‑issued documents like a corporate power of attorney.
Can a foreigner hold the building licence?
Yes, but the project’s Director Responsable de Obra must hold a Mexican professional licence.
Case Study — Monterrey Assembly Plant
A U.S. electronics firm faced a six‑week backlog for licences. SER Projects pre‑filed the land‑use and MIA in parallel, slashing the wait to 22 days and saving US $65 k in standing time.
