Renting an Apartment in Mexico City: Leases, Deposits, Guarantors
The aval, the póliza jurídica, the inventory and who pays which bill: how long-term rentals work in Mexico City and what the law now says about increases.
Renting an apartment in Mexico City usually means a written lease (contrato de arrendamiento), a security deposit and either a local guarantor (aval or fiador) or a paid legal policy (póliza jurídica). Since August 2024, the city’s Civil Code caps yearly rent increases on homes at the previous year’s inflation, and landlords must register leases with the city.
How do leases work in Mexico City?
Long-term rentals are governed by the Civil Code for Mexico City, which sets rules for housing leases. Most landlords and agents use a written contract for a year, renewable by agreement. The contract states the monthly rent, the payment date and method, the deposit, who pays which services, the rules for repairs and pets, and how either side can end the lease.
Real estate agents are common in neighborhoods such as Roma, Condesa, Del Valle and Polanco. Ask at the start whether the agent is paid by the landlord or expects a fee from you, and get any fee in writing.
Read the clauses on early termination and renewal before signing. Penalties for leaving early, often expressed in months of rent, are a matter of contract. Ask for a Spanish copy and a translation if you need one, and remember that the Spanish version is the one a court reads.
What is an aval, and what is a póliza jurídica?
Many landlords want extra security beyond the deposit. The traditional option is an aval: a person who signs the lease as guarantor and, in many contracts, pledges a property in Mexico City that can answer for unpaid rent. Newcomers rarely know someone willing to do that.
The common alternative is a póliza jurídica, a service sold by legal and investigation firms. The firm checks the tenant’s identity, income and references, drafts or reviews the contract, and offers the landlord legal help if the tenant stops paying. The tenant usually pays for it, and the price depends on the rent.
| Option | Who provides it | What newcomers should know |
|---|---|---|
| Aval or fiador | A relative or friend, often a property owner in CDMX | Hard to arrange without local ties |
| Póliza jurídica | A legal or investigation firm | Requires income documents; paid once per lease |
| Extra deposit or prepaid rent | The tenant | Negotiated case by case; put it in writing |
What documents do landlords ask for?
Expect a request for most of these:
- Passport and resident card, or passport and FMM if you are not yet a resident.
- Proof of income: recent bank statements, pay slips or an employer letter.
- Your RFC and constancia de situación fiscal, mainly if the landlord issues invoices.
- References from previous landlords or employers.
- Information for the póliza jurídica or the aval’s documents.
Do not pay a deposit before seeing the apartment and the landlord’s or agent’s ID, and ask for proof that the person renting it out owns it or is authorized to rent it. Pay by bank transfer so you have a record.
Who pays utilities and property tax?
Tenants normally pay electricity, gas, internet and phone; the contract should say who pays water and building maintenance fees (cuota de mantenimiento). The property tax, predial, is the owner’s obligation; see our guide to predial in Mexico City.
Electricity comes from CFE, billed every two months, and the account usually stays in the owner’s name. Check the last bill for unpaid amounts before moving in, and read our explainer on the CFE electricity bill.
What should you check before signing?
- Check the building and the address on the city’s risk atlas for seismic and flooding risk.
- Ask about water supply: whether the building has a cistern and a rooftop tank, and how often water arrives.
- Make an inventory (inventario) of furniture and appliances with photos and attach it to the lease, signed by both sides.
- Agree in writing how and when the deposit is returned and what can be deducted.
- Confirm the rent increase clause respects the legal cap explained in our guide to the Mexico City rent increase limit.
What does the 2024 reform change for tenants?
The August 2024 reform to the Civil Code, published in the Gaceta Oficial de la Ciudad de México, says the yearly increase in rent for a home can never exceed the inflation reported by Banco de México for the previous year. It also requires landlords to register leases in a digital registry run by the city government within 30 days of signing. The registry is not public.
This article explains how renting works and is not legal advice. For disputes, a lawyer or the Mexico City courts decide individual cases.
How do you get your deposit back?
The deposit (depósito) is returned at the end of the lease after the landlord checks the apartment against the inventory and confirms that the last bills are paid. Leave time for the final electricity and water bills to arrive, since landlords often hold the deposit until they do.
Take dated photos when you move out, return keys against a signed receipt and ask for the refund by bank transfer. If the landlord keeps money for damage, ask for a written list with costs.
Bottom line
Prepare digital copies of your passport, residency document and six months of statements before you start viewing apartments, and ask early whether the landlord wants an aval or accepts a póliza jurídica. Read the lease in full, attach a photo inventory and keep every payment on record.
FAQ
Can a foreigner rent without a Mexican guarantor?
Yes. Most foreigners use a póliza jurídica, a larger deposit or prepaid rent instead of an aval. Each landlord decides what it accepts.
Is a verbal agreement enough?
A written lease protects both sides and is needed for the city’s lease registry. Ask for a signed contract and an inventory.
Can the landlord raise the rent by 10%?
Not for a home under the current Civil Code, unless inflation for the previous year reached that level. The cap is the prior year’s inflation.
