Question 1

How do I know what I can legally build on my land?

Accepted Answer

That is the first thing we check, before any design, because it is the most expensive thing to get wrong. The feasibility and site study reviews land use and zoning, the buildable area under COS and CUS, setbacks, slope, access and services, and whether the title is clean. If you have not bought yet, we can run this before you commit to a lot.

Question 2

How long do building permits really take in Puerto Vallarta?

Accepted Answer

Plan on eight to fourteen weeks from the moment the construction documents are complete, running in parallel with engineering rather than after it. Timelines differ between the municipality of Puerto Vallarta and Bahia de Banderas in Nayarit, and inside Punta Mita you also clear the resort design review first. Coastal sites in the federal zone add a ZOFEMAT step. We file everything and appoint the DRO.

Question 3

Do you charge for handling permits and engineering?

Accepted Answer

Yes, separately and transparently. The hard costs, the municipality, the structural and MEP engineers and the soil lab, are billed at cost with receipts, so you pay exactly what we pay with no markup. On top of that we charge a coordination fee for the work of running them: appointing the DRO, filing the licence, briefing and checking the engineers, and walking the paperwork through the municipality so nothing stalls. You see that fee before we start.

Question 4

What if I want to change something once construction has started?

Accepted Answer

Changes you choose are always yours to make. What we work to eliminate is the other kind, changes forced by a drawing that missed something, which is what quietly inflates most builds. We resolve those on paper first, where a change costs an eraser instead of a demolition. Nothing is bought and nothing is changed without your written approval in the portal.

Question 5

Can foreigners own property in Puerto Vallarta, and does it affect the build?

Accepted Answer

Yes. Inside the restricted coastal zone, foreign buyers hold title through a bank trust called a fideicomiso. It is set up with a notary and a bank rather than with us, but it has to be in place before permits are filed in your name, so we plan around it and connect you with the notaries and lawyers we work with.

Question 6

Do you work in Spanish and English?

Accepted Answer

Both, throughout. Drawings, contracts, reports and site meetings are handled in whichever language you need, and your project manager is bilingual.

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