Condominium Unit Purchase Agreement Mexico (Contrato de Compraventa de Unidad en Condominio)

A Condominium Unit Purchase Agreement Mexico (Contrato de Compraventa de Unidad en Condominio) is a formal written contract between a seller (vendedor) and a buyer (comprador) for the transfer of ownership of a condominium unit (departamento, oficina, local comercial, o bodega) within a condominium development (régimen de propiedad en condominio) governed by the Ley de Propiedad en Condominio de Inmuebles para el Distrito Federal (2011, as amended) and its state equivalents, together with the Código Civil Federal (CCF) Articles 2248 through 2283 regulating compraventa contracts. Each Mexican state has its own Ley de Condominios or equivalent statute — the Federal District law serves as the primary model, but buyers and sellers must confirm which state ley applies to the specific development.

Under the condominium regime in Mexico, the buyer acquires two legally distinct but inseparable property interests: the unidad privativa (private unit) — the exclusive space with defined boundaries (departamento, oficina, cajón de estacionamiento, bodega) — and an alícuota parte (undivided proportional share) of the bienes de uso común (common areas and facilities), which include lobby areas, elevators, gardens, swimming pools, gym, roof terrace, parking circulation aisles, and structural elements. The Ley de Propiedad en Condominio prohibits the sale of the private unit separately from the undivided interest in common areas — they are legally inseparable (indivisibles) and must be transferred together.

The condominium development must be constituted through a Escritura Constitutiva del Régimen de Condominio (Declaration of Condominium) executed before a Notario Público and registered with the Registro Público de la Propiedad (RPP). This constitutive deed establishes the individual folio real for each condominium unit, specifies the alícuota percentage of each unit in common areas, and incorporates the Reglamento de Condominio governing the rights and obligations of unit owners (condóminos) and occupants (ocupantes). Before purchasing a condominium unit, the buyer must review and acknowledge the Reglamento de Condominio, which governs permitted uses, noise restrictions, pet policies, maintenance fees (cuotas de mantenimiento), and the authority of the Asamblea de Condóminos and the Administrador.

The Notario Público plays a mandatory and critical role in the transfer of condominium units in Mexico. Under Article 2317 CCF and Article 6 of the Ley de Propiedad en Condominio, the sale of a condominium unit must be formalised through an escritura pública executed before a licensed Notario Público. The notary verifies the seller's title, obtains a certificate of no encumbrances (certificado de libertad de gravamen) for the individual unit folio real, confirms the constitutive deed and Reglamento de Condominio are duly registered, calculates and withholds ISAI on behalf of the buyer and ISR capital gains on behalf of the seller, and files the transfer deed with the RPP.

Condominium unit transactions in Mexico involve specific tax and fee considerations. The buyer pays ISAI (Impuesto sobre Adquisición de Inmuebles) at the rate applicable in the relevant state — 2% to 4.5% of the higher of the transaction price or the cadastral value (valor catastral) assigned to the unit. Monthly maintenance fees (cuotas de mantenimiento ordinarias) and extraordinary assessments (cuotas extraordinarias) approved by the Asamblea de Condóminos are the ongoing obligation of the unit owner. Before closing, the seller must obtain a paz y salvo (certificate of no outstanding maintenance fee arrears) from the condominium administrator (administrador del condominio) — arrears run with the unit and bind successor owners under the Ley de Propiedad en Condominio.

Forms-legal.com provides this Condominium Unit Purchase Agreement Mexico as a reference instrument. Every transfer of a condominium unit requires execution of a final escritura pública before a Notario Público and registration with the Registro Público de la Propiedad — the preliminary agreement does not substitute for the notarial deed required by the Ley de Propiedad en Condominio and CCF art. 2317 for enforceable ownership transfer. Consult a Notario Público familiar with the state's condominium law before signing any purchase agreement.

A Condominium Unit Purchase Agreement Mexico is required whenever parties agree to transfer ownership of a condominium unit — whether a residential apartment (departamento habitacional), commercial office (oficina), retail unit (local comercial), industrial warehouse unit (bodega en condominio industrial), or mixed-use space — within a development constituted under the condominium regime (régimen de propiedad en condominio) of the applicable state Ley de Condominios.

The agreement is used as a preliminary contract (contrato privado de compraventa) when parties wish to document the agreed terms before the formal escritura pública is executed before the Notario Público — a critical instrument for transactions involving mortgage financing (crédito hipotecario), INFONAVIT or FOVISSSTE credits, or developer pre-sales of units under construction (preventa). Mortgage lenders require a signed purchase agreement before processing the crédito hipotecario and instructing the Notario Público to draft the combined compraventa-hipoteca deed.

The agreement is needed when buying directly from a developer (desarrolladora) in a new condominium project — developer pre-sale contracts must comply with the Ley Federal de Protección al Consumidor (LFPC) and PROFECO regulations on real estate sales, including mandatory disclosure of project specifications, delivery deadlines, and consequences of developer default. PROFECO maintains a Registro de Contratos de Adhesión for standardised developer sale contracts.

A Compraventa de Unidad en Condominio is required when the buyer intends to verify and formally receive the paz y salvo certificate from the condominium administration confirming zero outstanding maintenance fee arrears — essential to protect the buyer from inheriting the seller's cuotas de mantenimiento debt. Under the Ley de Propiedad en Condominio, unpaid maintenance fees are an obligation that follows the unit, not the previous owner.

The agreement is also necessary when the unit is being sold subject to a existing tenant (arrendatario) occupying the unit — Article 9 of the Ley Federal de Inquilinato and equivalent state leasing laws grant the tenant a preferential right to purchase (tanto o retracto) when the condominium unit is offered for sale, which must be formally notified to the tenant before the compraventa proceeds. Failure to notify the tenant may allow them to annul the sale under Article 7 of the applicable ley inquilinaria.

A valid Condominium Unit Purchase Agreement Mexico under the Ley de Propiedad en Condominio and CCF Articles 2248–2283 must contain the following essential elements:

Party Identification: Full legal names, RFC, CURP, official identity document, and domicile of both the vendedor and comprador. For condominium developer sales, the empresa desarrolladora's RFC, Registro Público de Comercio number, and representative's power of attorney must be included. Foreign buyers in the zona restringida (50 km coastal / 100 km border) must confirm fideicomiso bancario structure under Article 27 Constitución and Ley de Inversión Extranjera.

Unit Identification and Legal Description: The unit's individual folio real number from the Registro Público de la Propiedad, unit number and tower/building designation, floor, surface area (superficie privativa en m²), undivided alícuota percentage in common areas, and clave catastral from the Catastro Municipal. Reference to the Escritura Constitutiva del Régimen de Condominio (constitutive deed number, notary, and RPP inscription) establishes the legal framework of the condominium development.

Condominium Amenities and Appurtenances: Identification of appurtenant exclusive-use elements (cajón de estacionamiento, bodega, terraza) with their individual numbers and locations within the development, plus acknowledgment of the buyer's proportional interest in all bienes de uso común (elevators, lobby, gardens, pool, gym, and structural systems) per the alícuota established in the constitutive deed.

Reglamento de Condominio Acknowledgment: Express statement that the buyer has received, read, and agrees to comply with the Reglamento de Condominio — binding rules established under the Ley de Propiedad en Condominio governing permitted uses, renovation restrictions, noise hours, visitor policies, pet regulations, and penalty provisions for non-compliance enforced by the Asamblea de Condóminos.

Purchase Price, Payment Structure, and Taxes: The total purchase price in MXN expressed in numerals and words; earnest money (anticipo or arras) paid at signing; balance payment method (contado, crédito hipotecario, INFONAVIT, developer financing); and allocation of ISAI (buyer's obligation), ISR capital gains (seller's obligation, withheld by Notario Público under LISR arts. 119–128), notarial fees, and RPP registration fees.

Maintenance Fees and Paz y Salvo: Seller's obligation to deliver a paz y salvo certificate from the condominium administrador confirming zero arrears of cuotas ordinarias and extraordinarias as of closing date — and confirmation that the current monthly maintenance fee amount will be disclosed to the buyer at least five business days before escrituración.

Physical Condition and Inventory: Statement of the unit's physical condition at delivery — whether sold as-is (en las condiciones en que se encuentra) or with agreed repairs/upgrades. For furnished or partially fitted-out units, a detailed inventory of included finishes, fixtures, and appliances must be attached. For pre-construction sales (preventa), the agreed technical specifications (memorial de calidades) and delivery deadline must be incorporated.

Default Remedies and Closing Deadline: The agreed deadline for executing the escritura pública before the Notario Público; pena convencional (liquidated damages) for buyer default (forfeiture of earnest money) and seller default (return of earnest money doubled) under CCF Article 2117; and the right of the non-defaulting party to pursue specific performance (cumplimiento forzoso) via acción de otorgamiento de escritura before the Juzgado Civil competente.

Forms-legal.com provides this Condominium Unit Purchase Agreement Mexico as a starting reference. Every condominium unit sale requires execution of the final escritura pública before a Notario Público and registration with the Registro Público de la Propiedad — only after RPP inscription does the buyer's title become enforceable against third parties under CCF Articles 3005–3046.