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In reality, most future home–owners first choose the lot then begin seeking architects after the fact. Sometimes, this is the result of an emotional response to finding a fantastic property when you didn’t even know you were looking for one. Other times, it is a matter of economics: While you might not be able to afford a home right now, it is often prudent to lock in a great lot at a good price and wait to build on it until circumstances allow you to complete your home. No matter where your lot is––or its topography and challenges––in Los Cabos we have the gifted architects who can build on it. The choice of a development, and then the lot, is something many people can handle on their own. Sometimes a piece of property just calls out to you; other times the development just feels right. Don’t try to impress your will on the process: If you’re into modern architecture, you should limit yourself to developments whose building regulations permit cutting–edge design no matter how prestigious the others’ names may be. For example, Palmilla is unquestionably a prestige address. But the building regulations there call for colonial style architecture and red tile roofs. If that’s not your style, don’t expect to fit a square peg into the proverbial round hole. In Los Cabos, we are blessed with a wide variety of building styles and places hospitable to all of them. Your realtor can help you choose the development that will suit your personality and style.
However, if there is a particular architect whose work you admire or if you have quite specific needs or desires, it might be best to choose an architect first and then let him or her participate in the selection of the ideal site to accomplish your goals. For instance, if you require a home that is wheelchair accessible, you will probably need a relatively flat lot (although elevators are an option). In such a case, it might be wise to find your architect first, and let them determine if the lot you’re considering will accommodate the type of home you require.
Finding your architect is one of the most important tasks ahead of you, but in general it’s a very pleasant process. Start by getting recommendations. Your realtor should be able to provide a list for starters. Also ask neighbors. I had great fun (and met a lot of interesting people) just by knocking on doors of houses I admired. Sundays are a great day to architect–shop, because the workers are gone and most work sites are open and accessible. Work sites are also a great way to gauge the quality of work as wiring and plumbing are usually visible. When you begin talking to architects, it is more than helpful to have a list of specifications in hand. Architect Carlos Montero, who was recently named one of the top architects in México by Architectural Digest, suggests that in the initial meeting you should concentrate on whether or not your personalities complement one another. “Talk first with the architect about his or her philosophy, the human philosophy, and always ask about their experience building in your area. Also, always ask for references,” he advises, “And absolutely contact their other clients to find out if they deliver what they promise.”
Antonio Carreras, president of the well–known architectural and building firm Grupo MCA, heartily agrees. “Get references, and always ask why this person is referring you to that particular architect”, he suggests, “Always ask to visit homes they’ve built, and ask them if they are a DRO.” The DRO, or Director Responsible for the Project, is an architect who signs off on and certifies the house plans. They have ultimate responsibility for the quality of both the design and the construction and can be held criminally liable if anything should go wrong in the future. Not only do you want to be sure your architect is a DRO but that they will be signing on your plans, as sometimes builders have been known to avoid liability by passing that job on to a third party.
Plan to be working with your architect for an extended period of time. Depending upon the size of your project, construction time will last between one and two years. “There is a labor shortage in Los Cabos,” explains Carreras, “This is definitely a problem for us and has extended the time needed to complete a home.” This has also created a problem for both owners and architects as construction bids are now a best guess about the cost of materials and labor spanning periods of up to 24 months or more. Inflation is a factor you should build into your budget, knowing that the actual inflation rate is uncertain. The actual price of construction is very variable in such a diverse market as Los Cabos; currently the average cost per square foot ranges from $100 for a nice but modest home on an easy lot to $500 per square foot or even higher for a home of palatial quality on a challenging site.
"Coming up with a truthful and accurate quote that will hold valid throughout the construction period is an art and a science," explains Jacinto Avalos, president of Arquitectos Avalos, "Unexpected events might alter prices beyond a foreseeable range." Some builders try to tie the quote to US currency, but Avalos adds that in recent years Mexican Government has been able to regulate a stable currency.
Plan, Plan and Then Plan Again
Once you’ve found your architect/builder, it’s time to hit the books. Both of you should obtain and study the building requirements for your new community: you so that you won’t ask for something that can’t be delivered. Order a good topographical study of your lot from a registered surveyor; that is the basis for the design you will finalize. One caveat our panel of architects mentioned is to get a new survey even if the developer has provided you with one as part of the sale. This is because slight changes may have occurred over time that will impact your design.
Make a list of what you want in your home and re–think that list frequently. Although it’s difficult to think about eventually selling your new home, it’s prudent to take resale value into consideration at this stage. For resale purposes, at least four bedrooms and four baths are advantageous. Here in Los Cabos, it is almost mandatory that each bedroom have an en suite bath; shared bathrooms lower the resale price. Walk–in closets with built–ins are relatively inexpensive and also increase resale value. That said, guest bedrooms can be relatively modest as your guests will be spending little time in them. If trade–offs need to be made, put the majority of your funds into the public areas of the home. “The pool deck is the spinal cord of the house,” explains Carreras, “It must be spectacular.” If possible, design your home with two master suites, a spectacular pool area, and spacious kitchen and living room.
It is very easy to overlook some administrative details. This is especially true for American or Canadian clients who are not used to Mexican building practices that will adversely impact them on resale. Insist that your architect and/or builder take the construction license out in your name so that the project can be properly manifested at completion. When you apply for that permit, declare the final value of construction as close to reality as possible. Yes, you may pay a bit more in initial fees, but you’ll potentially save tens of thousands of dollars down the road. As a realtor, I frequently explain to homeowners thinking of selling their homes that their construction was manifested incorrectly and that they may owe a substantial amount in capital gains tax as a result.
Architect Montero points out that design will impact maintenance costs and suggests paying particular attention to air flow and cross–ventilation, an area that is often overlooked in the planning process. “If you do not create cross ventilation or use the wrong materials, you will spend a large amount on air conditioning and/or maintenance over the life of the home,” he adds, “Air flow can be a very expensive item to overlook.”
Picnicking can be one of the more pleasurable parts of your planning process––plan to spend as much time as possible on your lot to learn the best views, the direction of favorable breezes, and all of the special qualities of your site. As long as you’ve got to be there to check the location of the moonrise or sunset, you might as well take a bottle of wine and a little nosh along, right?
Our panel of experts unanimously stressed that changes are more easily made on paper before construction is underway, so don’t skimp on the planning process. Once you think your design is finalized, consider having a three–dimensional, color rendering done just to do a final check. From personal experience, don’t assume you’ll never be here at certain times of year. Plan for year–round occupancy despite your intentions to make this a vacation or winter home only. Life is full of surprises, or you may eventually sell to someone who intends to make it a year–round residence.
Once your plan is finalized, you’ll want to select a builder. Here in Los Cabos, the builder is almost always the architect, but in some cases you may want to put the job out for bids. If you will be doing so, make sure your architect knows this right up front. Be sure to ask not only for the cost of construction but what warranties will be included. A one–year warranty is standard in Los Cabos, but in many cases the architects will stand behind their work for a lifetime. Honestly. It is not uncommon here for architects or builders to assume property management responsibility after the warranty period (at a modest cost) to ensure their creations are well cared for.
Your builder may be required to submit your plans to the homeowner’s association for approval. Depending on the development and how well you and your architect studied the regulations, this could take from one week to several months. Once you have the approval of the homeowner’s association, your plans will be submitted to the city for a building permit. The amazing growth Los Cabos is experiencing is taking a toll at City Hall. Plan for at least one month for the building permit to be issued before construction can begin.
Details and More Details
Once construction begins, you’ll want to keep track of the progress. Many clients are hesitant to build in a foreign country, because they can’t be here personally to monitor progress. The internet has helped to solve this problem: Ask for weekly photos via email. Realistically, you should plan to make a few quick trips to the area to check progress and to choose materials, colors and finishes. Once your walls are up, your builder will prepare demonstration walls showing various finishes for the walls and suggested colors. You’ll be amazed by the effects of light and shadow here. And frankly, not being here all the time can be better for your peace of mind, because you’ll see more progress every few months rather than day to day.
On a personal note: my husband Bob and I were extremely lucky. Without the slightest clue about what we were doing, we purchased a terrific lot in an outstanding community (Pedregal), found a top–notch builder and architect and ended up with what is, for us, the perfect dream home. Had we known then what we know now, we’d have done a lot more homework. Here are two things we overlooked: We forgot to include outside electrical outlets in our design and are reminded of this every year at Christmas; also plan to shade your west–facing windows, or, like me, you may end up fixing dinner wearing sunglasses––inside.
Article by Carol S. Billups
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