Tuesday, September 22, 2009

Mexican Building Codes - Nuevo Leon


Disclaimer: This blog was never intended as a feel good forum. My goal is to develop and encourage tourism in Mexico, goodwill as well as fellowship. Based on a current post on Rv.Net regarding the temporary closing and takeover of a Michoacan rv park, I have been informed the thread has gone political and my information about land and home purchases in Mexico is bogus.

Well, I have to disagree with some of the posters. First off, I feel extremely sad about the rv park being taken over by a group of indigenous people. Supposedly the land dispute was settled in 1964 but now the group has taken up arms again in hopes to regain their land. What happens in most of these cases is that someone realizes that the land that they forfeited at one time has now gained value and or popularity and they attempt to reclaim it. In the case of La Placita, I believe that the indigenous group took physical action before legal action could settle the dispute. This probably wouldnt happen in the U.S., I cant say as I am not an expert in this area.

One thing for certain, is that Mexico does have a comprehensive set of laws that govern and regulate the use of land, construction, building codes and the like. Below is a list that is required homework for any home builder intent on establishing a residential neighborhood. The law is by no means in favor of the builder. The problem lies in the home buyer who, in many cases, does not have the education to know their rights and thus scrupulous land developers at times take advangtage of the common public.

Here is the list and I will attempt to translate it the best I can:

Para desarrollar un terreno mediante un proyecto de vivienda se requiere entre otras cosas lo siguiente:
To develop a land/home development you are required among other things the following:
1- Obtener la licencia de uso de suelo por parte del municipio, los usos de suelo pueden ser habitacionales, comerciales, de servicio etc.
Obtain a land use permit from the city, land use can be residential, commercial, services, etc.
2- Obtener las factibilidades de servicios como agua, drenaje, energía eléctrica, etc. estas factibilidades te las dan las compañías prestadoras de los servicios y en ellas te confirman que si te pueden abastecer del servicio y te marcan las obras a realizar, como tanques, tuberías, estaciones de bombeo. Etc.
Obtain accountability of utilities such as, water, sewage, power, etc. this accountability is to be provided by the utilities to confirm their ability to provide said service and to approve the services needed such as water tanks, water lines, pumping stations, etc.
3- Diseñar tu proyecto urbano el cual debe cumplir con una serie de requisitos como:
Design a residential project that should comply with a set of prerequisites:
a. Áreas de donación para parques (17% del área vendible)
Areas set aside for public use; parks, sidewalks, (17 percent)
b. Ancho mínimo de calles
Minimum street width
c. Frente mínimo de lotes
Minimum lot width
d. Pendientes máximas en calles y lotes
Maximum incline in both streets and lots
e. Radios de retornos
Return radius
f. Largo de manzanas
Block size
4- Obtener la autorización de PROYECTO URBANISTICO, este es el plano autorizado del proyecto urbano.
Obtain authorization from Urban Projects, this is the plan authorized for the residential neighborhood
5- Obtener la autorización de PROYECTO EJECUTIVO, aquí se autorizan todas las ingenierías de las redes de servicios
Obtain authorization for the engineering designs for all the utility networks, water, power, sewege, etc.
6- Obtener la autorización de VENTAS en esto se garantiza la ejecución de las obras garantizando con fianza y este plano se inscribe en el rgistro publico de la propiedad.
Obtain authorization for the sale of homes that have been guaranteed with financial backing, and the is registered with the city.
7- Obtener la constancia de TERMINACION de obras y entrega de parques, alumbrado publico y parques al municipio.
Obtain a letter which provides proof that the project has been completed and compies with the requirements of green areas based on population, street lighting and city parks. This section also includes setting aside space for primary and secondary schools.

I dont feel the need to defend anyone or anything. At the same time, I dont appreciate people saying things that may or may not be true about the place in which I have chosen to call home. As proud as others are of their country, I too am proud of where I live. We have laws, rules, and whether or not people follow them, they do exist and knowing what they are and your rights are of great importance. If someone or people in general choose to not follow the rules that is their problem.

I have lived here, worked here, traveled here, earned a decent wage, built my life, paid my taxes, followed the law to a "T" and have yet to encounter any problems. I cant speak for the rest but this is how I feel. Unless your country is free of problems or trouble, please dont knock mine.

As I stated in my post on the Rv.Net, a list of reasons why you would not want to come to Mexico other than suck on shrimp and drink beer it might be wise to just stay home.

1 comment:

  1. Do you know where I might find the codes that govern the restrictions when one builds on or close the lot line. I was told that if you don't build within a certain "setback" you cannot have windows or airco's hot water heaters etc that are on the outside of your wall.

    Any info - greatly appreciated.