Home renovation in Xpu-Há
Survey, permits and renovation with one contractor, for owners who live outside Mexico.
Xpu-Há’s beach houses sit on open sand with the full force of the Caribbean in front of them, and many are let to guests for most of the year. Renovation here means rebuilding what the salt has taken and refreshing rentals without losing the season.
Open beach, severe salt
With no reef close in, wind and salt hit every façade. Corroded rebar in balconies and slab edges, failing aluminium windows and rusting railings are typical. We repair the structure first, then replace windows and fittings with coastal-grade and 316 stainless products.
Very high water table
The water just below the sand finds its way into ground floors, pools and cisterns. We test for moisture, repair or redo waterproofing from the negative side, check pool and cistern tightness and improve drainage around the house.
Refreshing rentals
Many beach houses here are rented by the week. We plan works in the quieter months, phase by area where possible and finish with a tested punch list so the house returns to rental quickly, with fixtures that survive guests and salt.
Realistic budget and programme in Xpu-Há
A full renovation in Xpu-Há runs at MXN 9,000 to 18,000 per m² renovated (roughly USD 490 – 980/m²). Structural repair, waterproofing against the water table and coastal glazing push towards the top.
A typical beach house takes three to six months. Structural and façade changes need the Solidaridad municipal licence; works near the beach respect the federal maritime zone.
What we renovate: from a survey to a finished house
Every renovation starts with a survey of what is there: structure, rebar corrosion, slabs, waterproofing, installations and windows. We report what must be fixed, what should be upgraded and what can stay, with a line-item budget for each, before anything is demolished.
We then handle the whole job: permits or condominium approvals, demolition, structural repairs, waterproofing, electrical, plumbing and air conditioning, kitchens, bathrooms, joinery, pools and finishes. One contract, one site manager, and a programme that tells you when each room is back in use.
Renovating while you are abroad
Most of our renovation clients are not in Mexico during the works. You receive a weekly report with dated photographs, a video call from site when decisions are needed, and a live budget where every change is priced and signed before it is executed.
If the house is rented, we phase the work to protect bookings where possible, and we hand over with photographs of hidden work, warranties and manuals, so the next guest or tenant finds a house that works.
The ground in Xpu-Há: what it imposes on the project
- Municipality: Solidaridad
- Environmental regime: SEMARNAT + ZOFEMAT (federal shoreline concession)
- Ground: sand over limestone
- Water table: very high
- Salt exposure: severe
- Access: off the federal highway, internal tracks
- Development regime: low density
Open beach with dune: setback and demountable structures on the front strip.
See the 47 mapped zones of the corridor in the zone checker.
Frequently asked questions
Why do beach houses in Xpu-Há deteriorate so quickly?
Because the beach is open, with no reef close in, so wind-driven salt reaches every surface, and the water table is just below the sand. Both must be addressed structurally, not just cosmetically.
Can you renovate my rental beach house in Xpu-Há between bookings?
Yes, if we plan the works for quieter months and phase them by area. We hand over with a tested punch list so the house can be rented immediately.
Do I need a permit to renovate?
Repairs and finishes usually need only a notice or a minor-works permit; structural changes, extensions and façade changes need a municipal licence, and condominiums need the administration’s approval. We confirm which applies before quoting.
What warranty do you give on a renovation?
One year on finishes and installations and five years on structural repairs and waterproofing we execute, with photographs of hidden work and manuals for new equipment.
House Construction in Xpu-Há · Luxury villas in Xpu-Há · Villa and Hotel Construction in Xpu-Há · Commercial construction in Xpu-Há · Home Renovation in Playa del Carmen · zone checker