Home Inspections in Cabo

A lot of people come to Cabo from the U.S. and Canada, and one of the biggest things they underestimate is how different construction is here. Up north, you’re used to wood framing, insulation, crawl spaces, attics, furnaces—none of that is really standard here. In Cabo, most construction is cinder block and concrete. There are no crawl spaces, very few attics, and heating systems are basically nonexistent. Everything is built for cooling, not for cold weather.

Another big difference is building code—or really, the lack of enforced building code compared to what people are used to in the U.S. and Canada. For example, something as basic as GFCI outlets in kitchens, bathrooms, and exterior areas—those are standard up north for safety reasons. Here, sometimes you see them, sometimes you don’t. And the crazy part is, we’re talking about a few dollars difference on a property worth hundreds of thousands. But that small savings can remove an important safety feature.

Roofing is another area where things are very different. In the U.S. and Canada, you see a lot of pitched roofs. Here, flat roofs are extremely common because they double as usable space—terraces, rooftops, etc. But “flat” doesn’t actually mean flat. There has to be slope so water drains properly. If water sits, it will deteriorate materials and eventually cause leaks. And leaks are one of the biggest issues you see here.

That leads into one of the most important things I can say: never skip a home inspection. I don’t care if you have construction experience, or if the property “looks good.” An inspector is going to check everything—electrical, plumbing, roof, AC systems, outlets, water heaters—things you’re just not going to catch on a casual walkthrough. Most sellers don’t even know what’s wrong with their own property because they’re not looking at it that way.

I’ve seen situations where buyers were excited about a property, and then we uncover major issues—not just inside the unit, but with the building itself. One of the biggest overlooked areas here is the HOA. People focus on the unit, but the building and common areas matter just as much, especially if you plan to rent. If the pool is falling apart, the roof is a mess, and the building isn’t being maintained, your rental reviews are going to suffer, and that directly impacts your investment.

Rooftops are another big one, especially in penthouses. People love the idea of rooftop space, but if the slope isn’t done correctly, water will sit. That leads to leaks, deterioration, and expensive repairs. A simple test—like rolling a golf ball or pouring water—can show you if the drainage is working properly. If it’s not, that’s a major issue.

Warranties are also something people misunderstand. Most new builds come with at least a one-year warranty, sometimes more depending on the issue. But that clock usually starts when you take possession—not when you get title. So if you take possession and don’t even use the property, you’re burning through your warranty period. That’s something people need to think about.

Another big thing people overlook here is maintenance. Cabo is a harsh environment—heat, humidity, salt air. Roof sealants break down faster. Water heaters need to be flushed. Anode rods need to be replaced. If you don’t maintain these things, you’re going to run into problems.

And this is especially important for vacation homes. If you leave a property closed up for months, you’re going to get humidity buildup, musty smells, and even mold. You need airflow. Either have someone check on the property regularly or use systems that allow you to control AC remotely to keep air moving.

Termites are another surprise for a lot of buyers. You don’t think about termites in a place like Cabo, but they’re here—especially in homes with vegetation or wood elements. They can do serious damage, and often you don’t see it until it’s too late. If you see signs, you need to deal with it immediately.

And then there’s electrical work. This is one of the biggest risks I see. A lot of electrical here is done based on experience rather than strict code. Wrong wire gauges, bad connections, improper grounding—these things can create heat, and heat leads to fire risk. I’ve opened panels that were absolute hazards. Fixing electrical after the fact is also much harder here because you’re dealing with concrete and block, not drywall.

At the end of the day, buying in Cabo is incredible—but it’s different. And because it’s different, you need a third-party inspector. Someone with no skin in the game, who’s going to give you an honest assessment. Their job isn’t to make the deal happen—it’s to protect you.

The worst-case scenario is buying a property, being excited, moving in, and then realizing something major doesn’t work and costs thousands to fix. That’s exactly what a home inspection is there to prevent.

I’ve seen thousands of properties, and the reality is, the number of “perfect” homes is extremely small. Most inspections uncover enough issues to justify the cost many times over.

So if you’re buying in Cabo, don’t skip this step. It’s one of the most important decisions you’ll make in the entire process.

Fletcher Wheaton - fletcher@remexico.com