Home Building Series, Part I: Pre-Construction

Congratulations!  You've decided to go ahead with the building of your dream home! 

The burning question is ... what happens now?

Well, if you've already decided on an architect then half of the battle is already won. Assuming you are ready to move forward, here is a basic overview of what you can expect over the course of your home building project. 

Like any project, the construction of a home, whether in Los Angeles, California or Zihuatanejo, Mexico, follows a basic set of steps. 

Although materials and methods may vary, understanding the general construction process can help you wrap your arms around what may seem like a very daunting project, especially if you are building here and living elsewhere. 

It's important that before moving forward with any building project, you feel comfortable with the team of professionals who will be carrying out the work.  This means that you and your architect, builder and/or construction manager are all on the same page (and hopefully speaking the same language).

Pre-construction
During this time you will be meeting, likely more than a few times, with your architect & project staff and reviewing plans, designs, materials, cost and honing the finite details.  Once the plans and budget have been agreed upon and approved by you (the client), it's time to put a project schedule together.

If your architect or builder isn't able to deliver a project timeline it's best to bring in a construction manager who can pull all of the ends together and focus on keeping the construction and delivery phase on-track. 

Typically, in the pre-construction phase, a service agreement is signed between you and your architect, builder, construction manager and/or other project staff.  This is generally a widely accepted formality and you won't be considered rude or insultive in requesting one if your architect doesn't automatically provide it.

However, you may find that certain well sought-after local architects will not sign a contract, something that you as a client (should you choose to move forward) will have to be 100% comfortable with.  If the choice is made to work with this person, they should have such an excellent reputation and client satisfaction rate that there would be absolutely no doubt that your project will be delivered as promised.  Enough said.

Budget Estimates
Creating a budget estimate or financial plan for your home design/building project is not always an easy task. Before building you should already have some idea of how much you intend to spend on your overall home building project.  Your budget estimate will be made up of several factors, including your home design, floor plans and construction costs.  

Home design and drafting costs will vary greatly depending on the intricacy or simplicity of the project, square footage and also the individual design & drafting fees of your architect or builder. 

Construction costs also vary greatly and depend heavily on your home design & floorplans.  The majority of your construction costs will come from brick & mortar (materials, labor, equipment, etc) but also fixed costs are factored in such as construction permits, licenses, insurance, etc.  

A budget estimate should include an itemized account of the rough construction materials (concrete, rebar, conduit, plumbing, etc) as well as your interior & exterior finishes.  In order for this part of the budget estimate to be completed you will need to make some decisions early on as to the quality of your finishes.  Finishing materials include flooring, facades, countertops, illumination, wall coverings, fixtures, tiling, etc. and in most cases will also include major home appliances.

Because finishing materials are more costly than your basic construction materials, this is generally where costs may exceed your initial planning.  Finishing materials vary greatly in price and quality.  Marble flooring, granite countertops, stucco facades and brass fixtures are mostly considered "luxury finishes" and you may need to downscale your overall construction in order to adhere to your construction budget.  However, if space is a necessity you may want to consider more economical finished materials.

Remember, you will also need to figure major home appliances into your budget.  National name brand manufacturers have several different lines to choose from, however keep in mind that their models are generally one step behind their foreign counterparts even though the cost may be the same or often higher.  Negotiation and attention to detail is key in drawing up a budget that works for both your economic and construction needs.

Initial Payment & Paperwork
Once your financial and home design plans have met approval on both sides, it's time to make the initial payment/deposit that will activate the contractual agreement with your architect/builder.  Generally speaking, the initial payment will be 20-30% of the overall cost of your home construction. 

This initial payment is used to begin the appropriate paperwork (permits, licenses, environmental studies, insurance, etc.) and is also used to purchase the rough construction materials.   As the paperwork process can be lengthy, it may take up to a month or more before the actual ground-breaking work begins.

Choosing an Architect That's Right for You

Choosing the right architect or builder can be a stressful proposition.  The decision and the process is emotionally exhausting.  If you were just going out to buy a pair of socks it would hardly be so crucial.  However, in this case you are looking for a very special person or person(s) to build your home.

Your refuge. Your sanctuary. 

A safe haven which will always greet you with a warm embrace and a cool place to lie. 

Identifying the architect or firm who possess that special ttrait, characteristic & style which best speaks to you and utterly moves you is difficult enough in your own backyard, let alone here in Mexico.  However, the bright side of building here means that you have access to some extremely talented architectural professionals that elsewhere in the world would completely be out of reach cost-wise.  This isn't to say that quality comes cheap, but relatively speaking it is still "affordable" to hire from the top.

Once you're ready, embarking on your quest is similar to taking up any new task ... using a little common sense and plenty of due diligence.

First Steps

The first step in choosing the right architect is to find an architect who is based locally (in this case Ixtapa-Zihuatanejo).  Locally-based architects/firms are familiar with local construction codes and permits and can often make the initial construction application process run much smoother. 

This is especially crucial when there is environmental impact involved as these reports are often lengthy in obtaining and pushing through local municipal channels.  If an architect is based locally chances are he will already have an established relationship with the environmental engineers and municipal agents that oversee and regulate this intial process.

Additionally, local architects are well aquainted with the types of materials best-suited for these coastal environs.  Unless you are a big developer planning for a large-scale development, it’s best to concentrate your search to a local level.

Contacting an Architect
Some local firms have a current website, while others simply have a phone number and physical office. If you are contacting the firm through their website and they are in a position to act on your request quickly, you know they are interested in your lead.

If you make first contact and do not hear back for a while, the firm may already have sufficient projects keeping them busy. Of course, if you are in the area, call them directly and make an appointment.

Meeting an Architect

Familiarize yourself with each firm’s mission statement and design philosophy, along with their current work portfolio.  Make sure their style agrees with your vision.  Before making contact, think of some specific questions you would like to ask; write them down and bring them with you.

Discuss your priorities in terms of timeframe, cost, quality and make sure the architect is on the same page.  Take your time during your meeting to really get a feel for the architect and if he/she doesn’t offer first, ask to be introduced to the members of the firm. Remember, the firm will be working for you, so the first impression you get should be a good one.

Researching an architect or firm
Ask the architect to provide at least two references and follow up with them.  Ask them what their experience was working with the architect & his/her firm.  Find out if they ran into any problems along the way and if so, how were the problems taken care of.  Mistakes can often be made during the construction process and it’s important to know that they are handled responsively.  If possible, visit a few completed projects and do thorough walk-throughs to check for attention to detail.

Employing an architect
Once you have made a decision on which firm you will be working with, make sure you are given a clear project timeline, detailed project budget and payment schedule. Normally, an initial deposit of about 30 to 60 percent is requested in order to purchase materials and in some cases, order certain products such as appliances or home accessories that require a significant lead-time. Make sure that whatever payment plan is agreed upon, you have a calendar of work approval and payment milestones so as not to hold up the building process.

Overseeing the Process

Now that you have selected an architect and the work is to begin, you may request that your architect send you regular updates and if possible, photos of the ongoing work under construction.  If you are living outside of Mexico, it’s a good idea to contract a project or construction manager.

Employing an independent, professional project or construction manager allows you to closely monitor the progress of your home construction via email through weekly progress & photo updates, giving you more overall cost & quality control.

Things you should consider before building in Mexico.

Things You Should Consider Before Building in Mexico

You've found your tropical paradise in a bucolic seaside fishing village on the Pacific coast of Mexico. Things here are different. The people are jovial, kind , always quick with a smile and a friendly "hola, amigo". The local cuisine is delicious and slow-cooked, prepared with much love from the doñas with their tidy aprons, concrete stoves and fruit-laden oil cloth covered plastic tables. Here you will find no rush, no hustle-bustle, no honking of horns or midday traffic jams. There are few stop lights in town and only a few years back there were none at all.

So now that you have found your paradise, why not build a home here?

Yes, it's possible to have your cake and eat it too. Why not live where you love? If you've fallen in love with a place and can honestly see yourself living there and loving it why not take the plunge? Well, this is half the struggle simply because there is a major difference between loving a foreign culture and living in it. You can love a culture for its richness, its diversity, its foreignness from your own ... however living in it, well that can certainly be a challenge.

What really attracts us to the Mexican culture is its warmth, carefree spirit and ability to remain indifferent to the stress and pressures of the outside world. This quality is what makes us yearn to shuck off the invisible shackles we (in the western world) have created ... to money, success, economic growth, 401Ks, luxury automobiles and other iconic symbols of economic stature. Yes, we care about money and we care about getting things done ... quickly and correctly, the first time around! Well, that right there is just too much of a first-world ideal to expect when you are living in a third world country. And unfortunately for all of its economic and population growth, most of Mexico still remains third-world. But that is exactly why its attractive to us. And that is exactly why it is difficult for us to actually live here and not just love it here.

But ... and yes, there always is a but ... if you are willing to see things from their perspective sometimes, compromise, forget a few of the basic principals you were taught, you can be very happy here. And you can make a very nice home here. But you have to be willing to make those compromises which isn't always easy.

So, getting back to some things you should consider before building your dream home in Mexico.

Local construction methods are basic, labor intensive and time consuming. The majority of homes built on the Pacific coast are made of brick, mortar and concrete. The methods are simple and they require a great deal of man power. At the rate of pay in other countries, this would make construction totally prohibitive but since the average pay of a day laborer in Mexico is around $150 pesos (sometimes even less) it's easy to see why these labor intensive methods are still in use here while elsewhere in the world there are power tools that take care of the same job in less time and with less effort.

As a very basic example, there are no pre-formed materials being used that would allow for electrical conduit or plumbing installations. This basically means that for every wall that is built there is a crew of guys chipping away at the brick & mortar to make lines that will be used for plumbing and electrical wires. This is a completely labor intensive process and a major waste of human resources. However, simply put this is just how things are done. And it's employed from the construction of very simple homes to the building of large beachfront developments where millions of pesos/dollars are being invested and where delivery time lines are or should be crucial.

Project methodology ... what's that? Most Mexican architects, even the famous ones, do not have project or construction management teams. They may have an engineer overseeing various projects at the same time but there is no one dedicated to one project at a time, making sure things are being done correctly and according schedule. Project methodology and project time lines are generally not put to use in local building projects.

Mostly, the process is defined (loosely in some instances) by the architect and the client is almost never involved in that process other than to make occasional visits and at some eventual date, to be handed over the keys. If the architect is famous and in high-demand the client is not expected to complain about how long the project is taking or that certain aspects of the project are not up to snuff, but rather they are to be thankful that the architect actually accepted their request to build in the first place. In most cases its considered disrespectful to criticize an architect or builder, especially if they are a national and their client is foreign.

However, things are changing ... slowly albeit but they are changing. Some architects have hired project managers to appease their foreign clientele and also to get their project completed quicker and more efficiently. Most however still don't see the full value of having a dedicated project manager ... leaving much room for improvement.

If you want your creature comforts you are going to have to pay for them.  Major home appliances and electronics that we may consider as part of our basic life-support package are not considered wholly necessary here.  Rather, they are deemed luxury items and taxed heavily in accordance.  Additionally, the Mexican line of appliances from big names like GE, LG and Maytag tend to be simplified and smaller versions of their US counterparts but still end up costing the same if not more.  If you're thinking European or professional brands like Viking, they are almost unheard of around these parts. Sure you could buy them elsewhere and have them shipped, but when it comes to professional installation or servicing ... fuggedaboudit ... that four thousand dollar range you just bought will be as useful as a chocolate teapot.

Welcome to Mexico

Mexico, the land of rich and vibrant color, culture & history. A diverse country whose roots stem from the ancient Aztecs & Mayans and whose intricate yet simple designs can still be found in nooks and crannies of today's Mexico. From Mexico City with it's huge central Zocalo, teaming with artists and performers to it's quaint and European feeling neighborhoods dotted with cozy bars, restaurants and cafes, it's easy to see why this country attracts so many foreign visitors.

Beyond it's colorful cities, there is also it's rich food culture. Tacos al pastor, fresh seafood, chocolate infused mole, sweet tomales ... you could spend an entire year just eating your way through each region's local fare.

And then there is coastal Mexico ... costa chica, costa grande, costa caribe ... the entire country is bordered by water. On one side lies the Carribean and the other the majestic Pacific with it's sweeping sierras and breathtaking sunsets. A coast that is dotted by tiny fishing villages, planned tourist resorts and international shipping ports. Here, along the coast in the state of Guerrero is where the town of Zihuatanejo lies.

Nestled in between the foot of the sierra madres and the lapping waves of the Pacific is this small town that was once a fishing village and is now something between quaint & rustic and touristy & bustling.

It's still a small town, boasting only about 18,000 residents with some population of mainly snowbirds that fluctuates between the winter and summer months. Here we have a few nice restaurants overlooking a beautiful bay and a downtown that's made up of about 6 criss-crossing streets in total.


We have no McDonalds, no Burger King ... the closest to fast food around these parts is Ruben's, Subway and Dominos Pizza all of which are located in Zihuatanejo's sister city of Ixtapa. Ixtapa is where you'll find the plush marina, two manicured golf courses, beachfront high rise hotels & condo developments, an outdoor shopping center (wouldn't go so far as to call it a mall) and some very exclusive private homes built into the cliffs on Ixtapa's north end away from the slight hustle and bustle of the hotel zone.

Ixtapa was planned by Fonatur in the early 70s and has catered to the all-inclusive kind of beach goer. It's also where you'll find all the night clubs and loud music should you want to get your groove on after dark.

Life in Zihuatanejo (or Zihua for short) is much more calm, tranquil and relaxing. Not too many people other than the tourists are in a hurry. And if you lived here, why would you be? Everything you could possibly need or want is within arm's reach. Well, the basic necessities are covered, along with a sweeping ocean view. You can stroll along Zihua's four main beaches ... Playa Principal, La Madera, La Ropa and Las Gatas. As a vacationer or visitor to this beach paradise, there are plenty of things to do here ... fishing, sailing, surfing, scuba, bird watching, kayak, sight seeing ... perhaps I might be missing a few. There is certainly no shortage of enjoyment to be had here.

As for Zihuatanejo's expat residents, we are a fairly mixed community of Americans, Canadians and Europeans. During the winter months there is no shortage of parties or events to attend. Some are lavishly catered and held in exquisite private homes overlooking the bay while others are more casual backyard BBQ type affairs where the only dress code is flip-flops and a cold beer. Meeting people and making friends in Zihua is pretty easy ... between the locals and the foreigners, most people are very outgoing and friendly. It must be something about living in a tropical place near the beach that makes us all so darn happy!!