> ## Content Index > Fetch the complete content index at: https://settlemexico.com/llms.txt > Use this file to discover other available public pages before exploring further. # Renting in Mexico as a foreigner, minus the scams and surprises - URL: https://settlemexico.com/renting-in-mexico/ - Published: 2026-10-02T19:23:20.000Z - Updated: 2026-10-13T19:34:14.000Z - Description: How long-term renting works in Mexico for foreigners: where listings are, what landlords ask for, what goes in the lease, the bills you'll pay, and the scams to avoid. - Author: Roger Scott - Tags: Guides **The short answer:** foreigners rent long-term in Mexico all the time. Expect to need a passport, proof of income, a deposit, and a guarantee. For the guarantee, most foreigners end up with a [póliza jurídica](https://settlemexico.com/poliza-juridica/). Get everything in a written lease, check that the landlord actually owns the place, and never pay a deposit for a property nobody has shown you. Renting is how almost everyone starts in Mexico, whether for a season, a trial year or for good. The market works differently from the US, Canada or Europe: less is online, more goes through agents and word of mouth, and guarantees work differently. Here's how it fits together. ## Before you sign a year: try the area If you're new to a city, rent furnished for a month or two first. You'll learn which neighborhoods you actually like, how loud the street is at night, and how the water and power hold up, before you commit to a lease. Short furnished stays usually need only a deposit. If you're thinking of buying one day, renting first is also the cheapest test of a city; see [buying property as a foreigner](https://settlemexico.com/buying-property-mexico/). ## Where to find long-term rentals - **Listing sites** such as Inmuebles24 and Lamudi have a lot of long-term listings in Spanish. Search in Spanish (*renta*, *departamento*, *casa*, *amueblado*) and you'll see more, at local prices. - **Local agents** (*inmobiliarias*) handle much of the market, especially in expat-heavy areas. The landlord usually pays their commission, but ask. - **Facebook groups** for your city, both expat and local ones. - **Walking around.** "Se renta" signs with a phone number are still one of the best sources, often with the most negotiable prices. Prices in English-language listings aimed at foreigners are often higher than local ones for the same kind of place. ## What landlords ask for - **ID:** your passport, and your resident card if you have one. - **Proof of income:** recent bank statements usually work, including foreign ones. - **A deposit** (*depósito*), usually one month's rent. - **A guarantee:** traditionally a *fiador* who owns property. Since most foreigners don't have one, landlords ask for a [póliza jurídica](https://settlemexico.com/poliza-juridica/), a larger deposit, or several months paid in advance. ## The lease Each state has its own civil code, but they work in similar ways. In Mexico City, for example, Article 2448 F of the [Civil Code](https://leyes-mx.com/codigo%5Fcivil%5Fciudad%5Fde%5Fmexico/2448%20F.htm?ref=settlemexico.com) requires residential leases to be in writing and to include, among other things, the names of both parties, the address and condition of the property, the rent and where it's paid, the guarantee or deposit, that the property is for living in, and the length of the lease. Make sure yours also covers: - who pays which bills and maintenance fees; - when and how the deposit is returned, and what can be deducted; - how and when the rent can go up; - what happens if you leave early; - an inventory of furniture and appliances, if it's furnished. Leases are usually in Spanish and usually for one year. If your Spanish isn't strong, get it translated before you sign. ## Furnished rentals and IVA Under Article 20, section II of the [IVA law](https://www.diputados.gob.mx/LeyesBiblio/pdf/LIVA.pdf?ref=settlemexico.com), rent for a property used only as a home is exempt from IVA, Mexico's 16% value-added tax. The exemption **doesn't apply to furnished properties**. So if you need an official invoice (*factura*) for a furnished rental, expect 16% IVA on top, and ask whether the quoted price includes it. ## The bills - **Electricity (CFE):** usually billed every two months. Heavy air-conditioning use can move a household to CFE's much more expensive high-consumption tariff (DAC), so ask the landlord for recent bills before you sign. More in [how the CFE bill works](https://settlemexico.com/cfe-bill-mexico/). - **Water:** billed by the municipality, sometimes included in the rent. - **Gas:** either piped natural gas or LP gas, delivered as cylinders or filling a stationary tank on the roof. - **Internet:** check which providers serve the building before you sign, and how long installation takes. - **Maintenance fee** (*cuota de mantenimiento*) in condo buildings and gated communities: agree in the lease whether you or the landlord pays it. Keep copies of utility bills: banks and other offices often ask for a recent one as proof of address (*comprobante de domicilio*). ## Scams and how to avoid them - **Never send a deposit for a place you haven't seen,** in person or by live video call with someone standing in it. The classic scam is a beautiful, cheap listing whose "owner" is abroad and wants the deposit first. - **Check that the landlord owns the property:** ask to see the deed (*escritura*) or a recent property-tax receipt ([*predial*](https://settlemexico.com/predial-mexico/)) in their name, and their ID. - **Pay by bank transfer** and keep the receipts. Avoid paying large amounts in cash. - **Photograph everything at move-in,** with dates, and attach the photos to the inventory. It's your best protection for getting the deposit back. ## Sources - Código Civil para la Ciudad de México, [Article 2448 F](https://leyes-mx.com/codigo%5Fcivil%5Fciudad%5Fde%5Fmexico/2448%20F.htm?ref=settlemexico.com) (what a residential lease must include). - [Ley del Impuesto al Valor Agregado](https://www.diputados.gob.mx/LeyesBiblio/pdf/LIVA.pdf?ref=settlemexico.com), Article 20, section II (residential rent exempt from IVA; not for furnished property). Last checked October 2, 2026\. Rental law is set by each state, so details vary. This is general information, not legal or tax advice. If something here doesn't match your experience, please [tell me](mailto:hello@settlemexico.com). ![Roger Scott](https://settlemexico.com/content/images/2026/10/roger-scott.jpeg) Written by Roger Scott I went through Mexican residency myself, and I write these guides from primary sources: the law, the government agency, the official page. I also run [ResidencyMexico](https://residencymexico.com/?utm%5Fsource=settlemexico&utm%5Fmedium=web&utm%5Fcampaign=author-box), which helps people through the residency paperwork. [More about me, and how facts are checked](https://settlemexico.com/about/).