Owning from abroad: managers, caretakers, squatters and hurricane prep
Keeping the property safe, paid up and maintained while you're away.
Why it matters
Most owners are away for part of the year. Vacant lots attract squatters (see the usucapión periods in step 1.20), and hurricane season overlaps the months many owners leave.
Who helps
A property manager (rental and full-service), a caretaker (cuidador, owner-away checks), and you.
Checklist for a manager or caretaker
- A written contract: scope, fees, how they spend your money, monthly reporting with photos and receipts, and who holds keys and alarm codes.
- A limited power of attorney or a signed letter for specific acts (paying utilities, receiving notices, dealing with repairs). Don't give a general power, and don't lend them your foreign-plated car (step 6.11).
- If they employ staff at your home, see step 5.5.
Protecting a vacant lot (squatters)
keep boundary markers and a fence or wall where allowed; post a sign; have someone visit regularly and photograph the lot; keep predial current and the receipts; and act fast with your attorney if anyone moves on.
Hurricane pre-departure checklist
shutters or impact protection in place; drains, gutters and the cistern cleared; loose items, solar panels and tanks secured; propane closed; photos and video of the house and contents for insurance; policy numbers and the broker's contact shared with your manager; a post-storm inspection plan.
Costs Estimate
- Reported market ranges in Los Cabos and Todos Santos (2026): short-term rental management ~15–30% of gross rental revenue (full-service often ~25%); long-term rental management ~8–12% of monthly rent; owner-away caretaker service ~MXN 6,000–10,000 per month, with extra visits billed separately.
Estimates only. Get written quotes.
Common mistakes
- No written scope; a manager collecting rent without reports; leaving in September without storm prep.
Say it in Spanish
- Por favor envíe fotos y recibos cada mes.
Please send monthly photos and receipts.
Terms
Sources
- ProperSavvy (checked 2026-10)
- Vacation Los Cabos (checked 2026-10)
Confirm the details for your case with your notario or attorney.
Common questions
How do I protect my home from hurricanes?
Build to wind-design standards, insure before the season, and have a caretaker plan for shutters and checks.
What should I do if someone occupies my property?
Act quickly with an attorney. Prevention, such as a caretaker and visible use, is much cheaper than eviction.