Real Estate & Security

How to Find Long-Term Rentals in Mexico: Tips and Scams to Avoid

Escaping the inflated costs of Airbnb is usually the first major financial milestone for an expat relocating to Mexico. However, transitioning into the local, long-term rental market (6 to 12-month leases) introduces a host of legal and cultural hurdles that routinely blindside North Americans.

We at MexFacts have audited countless rental markets across the republic, from the historic center detailed in our Merida Cost of Living guide to the coastal high-rises mentioned in our Expat Life in Puerto Vallarta breakdown. In our experience helping expats relocate, the biggest shock is discovering that money alone is often not enough to secure an apartment. Mexican tenant laws protect the occupant so fiercely that landlords demand extraordinary legal guarantees before handing over the keys.

Here is your comprehensive guide to navigating the Aval requirement, securing legitimate contracts, and avoiding the sophisticated digital scams targeting expats in 2025.

The "Aval" or "Fiador": The #1 Hurdle for Expats

In the US or Canada, proving you have a high income and a good credit score is usually sufficient to sign a lease. In Mexico, this means virtually nothing to a local landlord. Because evicting a non-paying tenant in Mexico can take years in court, landlords demand an Aval (sometimes called a Fiador).

An Aval is a co-signer. More specifically, it must be a person who owns debt-free real estate in the exact same city or state where you are trying to rent. If you default on your rent, the landlord legally attaches the debt to your Aval's property.

Obviously, a new expat arriving in a city does not have a local friend willing to risk their house for them. How do you bypass this?

• The Convenio Transaccional: This is a legal contract drafted by a lawyer (and often stamped by a Notario). It is fundamentally an alternative dispute resolution agreement where you pre-agree to immediate eviction if you stop paying rent. You pay the lawyer's fee (usually $100 to $200 USD) instead of providing an Aval.
• Double Deposit: Some landlords will waive the Aval if you pay two or three months' rent as a security deposit upfront.
• Póliza Jurídica: A legal insurance policy you buy (costing roughly 30% of one month's rent). A third-party company investigates your background and guarantees your rent to the landlord.

The Facebook Marketplace Minefield

Facebook Marketplace and specialized Expat Facebook Groups are the primary engines for finding long-term rentals in Mexico. Unfortunately, they are also ground zero for devastating financial scams.

The "Out-of-Town Landlord" Scam: A beautiful apartment is listed in a highly desirable neighborhood (like Roma Norte in CDMX or Versalles in PV) for roughly 30% below market value. You message the "owner." They are incredibly polite, but state they are currently in Spain on business. They claim there is immense interest in the property and demand you wire a $500 USD "holding deposit" via Western Union or OXXO bank transfer before they mail you the keys. The apartment does not belong to them. The photos are stolen from Airbnb. You will never see your money again.

How to Stay Safe:

• Never transer money without physically standing inside the apartment.
• Never wire money to a random OXXO account; insist on an official SPEI bank transfer to an account matching the name on the property deed.
• Ask to see the landlord's INE (Mexican ID) and verify it matches the name on the utility bill (CFE) for the house.

Using a Local Real Estate Agent (Asesor Inmobiliario)

Because the market is heavily decentralized, hiring a local real estate agent is often the safest route for expats. Unlike the US, the renter does NOT pay the agent’s fee in Mexico. The landlord pays the agent one month's rent as a commission for finding a reliable tenant.

A good agent acts as a cultural bridge. They will negotiate the waiver of the Aval, arrange the drafting of the Convenio Transaccional, and verify that the landlord genuinely owns the property. You can find reputable bilingual agents by asking for recommendations in the localized expat groups for the specific cities you found in our Safest Cities in Mexico guide.

Immigration (INM) and Utilities Requirements

Many landlords will happily rent to a foreigner on a 180-day tourist visa. However, to execute a formal, legally bulletproof 12-month lease—and crucially, to set up high-speed fiber internet in your own name or turn on municipal water—you generally need to possess a formal Temporary Resident or Permanent Resident card issued by the INM.

Expat vs. Local Rental Dynamics

Understanding what is "normal" in Mexico prevents you from accusing a landlord of being unreasonable. Here is how renting differs from North America:

Requirement	North American Standard	Mexican Standard
Lease Guarantor	Credit score and pay stubs.	An Aval (local property owner) or a Póliza Jurídica.
Appliances Included	Refrigerator, stove, oven usually included.	Places described as "Sin Muebles" (Unfurnished) often lack a fridge, stove, and occasionally even light fixtures.
Payment Method	Checks or secure online portals.	Cash (handed over in person) or direct SPEI bank transfers.
Agent Fees	Sometimes paid by tenant (e.g., NYC brokers).	Almost exclusively paid by the landlord.

Ready to Stop Renting?

Rent is essentially money burned. Once you have lived in a city for a year and utilized a long-term lease to test the neighborhood, the next logical financial step is property ownership. Because foreigners cannot hold direct deeds near the coast, you must understand the legal trusts involved. Head over to our Buying Real Estate in Mexico section to learn how expats leverage the Fideicomiso to build true equity.