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Bob and Susan
Elite Nomad
Posts: 8813
Registered: 8-20-2003
Location: Mulege BCS on the BAY
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Mood: Full Time Residents
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beach concession FINALLY!!!
We finally received our concession
The concession is the federal zone 20 meters or about 60 feet
There are 3 kinds of concessions in mexico…
Fishing…this allows you to launch and retrieve boats with fish for sale
Protective…leave natural with no permanent buildings…plants ok
General…build permanent structures
Since we have no current plans for building on the concession we chose the protective concession.
We can, later, reapply for construction on a portion or all of the concession if necessary.
With a protective concession no one else can build in front of our property.
Without the concession we were “at risk” that an outsider could take possession
and build palapas or conduct a business in front of our casitas.
Not good for us.
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Bob and Susan
Elite Nomad
Posts: 8813
Registered: 8-20-2003
Location: Mulege BCS on the BAY
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We used Hilario Toba
Tel. 612-124-1277
Cel. 044-612-156-9495
E-mail hilariotoba@hotmail.com
He answers email
From start to finish it took about a year.
The process included a survey of the beach.
Installation of “monuments” marking the federal zone.
Environmental plant study
And lots of paperwork
We were approved in April this year and
It took 2 months to receive the final concession papers in La Paz.
A drive to La Paz was required
The seranap office is located in downtown La Paz and kind of hard to find
1045 ocampo about 6-7 blocks from the malacon.
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Bob and Susan
Elite Nomad
Posts: 8813
Registered: 8-20-2003
Location: Mulege BCS on the BAY
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It took 2 hours waiting in the office to complete the paperwork and receive the concession but now it’s done.
it was worth the wait
this is what we looked at for 2 hours 
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Russ
Elite Nomad
Posts: 6742
Registered: 7-4-2004
Location: Punta Chivato
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Congratulations!
Bahia Concepcion where life starts...given a chance!
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Bajaboy
Ultra Nomad
Posts: 4375
Registered: 10-9-2003
Location: Bahia Asuncion, BCS, Mexico
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Sounds like a process....congrats!
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Cypress
Elite Nomad
Posts: 7641
Registered: 3-12-2006
Location: on the bayou
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Mood: undecided
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Congratulations!!! Peace of mind.
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longlegsinlapaz
Super Nomad
Posts: 1685
Registered: 11-18-2005
Location: La Paz
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Bob, just out of curiosity, would you be willing to share a ballpark cost for the process you just completed, and have you been advised yet what your
annual renewal fees will be? If not, no problem....just curious.
I'd done low-level research to get the concession in front of my waterfront property in El Comitan & decided against it pursuing it since SEMERNAT
wasn't forthcoming with ANY information of the total costs involved....but that was 8-9 years ago, hopefully, they've changed their blind approach to
the process!
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pacside
Nomad
Posts: 316
Registered: 1-16-2006
Location: N. Cal
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That's GREAT...congratulations!
I'm sure it took much patience and diligence on your part to deal with this process. I'm sure this gives you guys peace of mind.
pacside
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Woooosh
Banned
Posts: 5240
Registered: 1-28-2007
Location: Rosarito Beach
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Mood: Luminescent Waves at Rosarito Beach
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Nice job on the concession! We applied for ours (also for protection), and had honestly given up on it, when it came through- almost two years (baja
norte).
I'll share my costs- no big deal. We paid the architect who prepared the surverys, 6 binders, photos, etc- $2800. Our annual fee is about $90, which
we quickluy paid at the Rosarito palacio to seal the deal and have the reciept. (There is a lady who does this for $6000 in Rosarito but has Mexico
City in her pocket)
We know we are not ever going to be safe though. The biggest scams in Baja Norte involve manipulating the land behind the concessions (betweenyour
house and the high tide line). I know it sounds strange, but they pull it off. If you only applied for the concession at the waters edge, and didn't
survey and pay for all the way to your property line- someone can still buld in between. We noticed on our final papers that the survey coordinates
did not exactly match the ones we requested although they noted no changes the map when granting it.
[Edited on 6-18-2009 by Woooosh]
\"The only thing necessary for the triumph of evil is for good men to do nothing\"
1961- JFK to Canadian parliament (Edmund Burke)
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Bob and Susan
Elite Nomad
Posts: 8813
Registered: 8-20-2003
Location: Mulege BCS on the BAY
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i wouldn't do it without assistance...
hilario had to go to the seranap office many times BEFORE he submitted the paperwork
he pretty seasoned now...
the survey guy came 3 times
there is a negotation about where the federal zone actually is...
i'd email hilario for an estimate if you are interested
the fileing fees are small and the annual rent is too
the yearly rent is different in different parts of baja
renewal is due in 15 years
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capt. mike
Elite Nomad
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Registered: 11-26-2002
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i find all this interesting and fascinating too from the perspective of a person involved occasionally in development and property transactions
stateside.
my Qs Bob:
ok - you bought a 10 AC narrow deep lot with clear title owned by your mex corp. all easy to follow. and the property rights extend to some imaginary
line called the tide fed zona or some such over which you have no easements except to look at it, transverse it etc. - all beaches are public for all
mexico yadda yadda.
now you got a concession entitling you to a higher use for the part beyond your PL.
if you have a PL and there is this zona which you have access to - where , how can any entity ever build something between you and the water? is it
because they obtained another consession to construct in the same zona vertically?? seems to me that would be highly unlikely as you'd get to provide
public comment in protest - or do they not have that stage as part of the hearings?
formerly Ordained in Rev. Ewing\'s Church by Mail - busted on tax fraud.......
Now joined L. Ron Hoover\'s church of Appliantology
\"Remember there is a big difference between kneeling down and bending over....\"
www.facebook.com/michael.l.goering |
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rpleger
Super Nomad
Posts: 1087
Registered: 3-12-2005
Location: H. Mulegé, BCS
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Mood: Was good.
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Bob and Susan...congratulations.. you guys do everything right and don´t seem to have any trouble (future trouble)..it pays not to take the shortcuts.
Richard on the Hill
*ABROAD*, adj. At war with savages and idiots. To be a Frenchman abroad is to
be miserable; to be an American abroad is to make others miserable.
-- Ambrose Bierce, _The Enlarged Devil\'s Dictionary_
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Bob and Susan
Elite Nomad
Posts: 8813
Registered: 8-20-2003
Location: Mulege BCS on the BAY
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yea mike
you can own to the federal zone
but
someone can get the concession to that federal zone and build on the concession
trick is to tie it up if only by applying for the concession even if you dont get it
some beachfront land owners DO NOT have the concession in front of their property and someone COULD operate a business or build palapas in front of
them
a general concession is much more expensive than a protective concession but you get to build permanate places then
a boat ramp would require a general concession
we could later apply for a change to a portion of the protective concession
and make that section general....and build a ramp
but i dont think we will...
its too easy to beach launch in the right location
actually there is another federal zone behind the first federal zone if the land falls below thehigh tide height.
that opens another whole can of worms
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BajaGringo
Ultra Nomad
Posts: 3922
Registered: 8-24-2006
Location: La Chorera
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Mood: Let's have a BBQ!
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Congratulations Bob. You guys should be fine now as long as nobody opens up some restaurant nearby serving turtle soup...
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Bob and Susan
Elite Nomad
Posts: 8813
Registered: 8-20-2003
Location: Mulege BCS on the BAY
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oh i know...for sure
we had a "stand-up" with the staff on that issue RIGHT AWAY!!!
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flyfishinPam
Super Nomad
Posts: 1727
Registered: 8-20-2003
Location: Loreto, BCS
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Mood: gone fishin'
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its semarnat not seranap
http://www.semarnat.gob.mx/Pages/inicio.aspx
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Udo
Elite Nomad
Posts: 6346
Registered: 4-26-2008
Location: Black Hills, SD/Ensenada/San Felipe
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Mood: TEQUILA!
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I feel that a "CONGRATULATIONS and FELICITACIONES[/B] are in order from my wife and I.
Udo
Youth is wasted on the young!
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Osprey
Ultra Nomad
Posts: 3694
Registered: 5-23-2004
Location: Baja Ca. Sur
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Through the whole process did you learn that concessions can not be sold or transfered to others? All the stuff I've read leads me to believe that's
the case but I never talked to any attorneys/notarios or regulators -- just read the law. (not easy to read) (for me anyway).
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Vince
Nomad
Posts: 446
Registered: 10-17-2006
Location: Coronado
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Bob and Susan- We have been paying the Federal Zone Taxes for awhile. My understanding is that does not give us any priviledges or rights to that
zone. What would happen if we stopped paying those taxes?
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oladulce
Super Nomad
Posts: 1625
Registered: 5-30-2005
Location: bcs
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Yipee B&S. Another loose thread you can tie off. Susan was so worried about it she's had to go sailing or fishing or kayaking or waterskiing
everyday to take her mind off it.
The annual concession fee for our area (Comondú, BCS) is $4.39 pesos /sq meter of federal zone so our payment is about $400 dollars/yr for a
"Proteccion y Ornato". We finally got ours a couple of months ago too. It took 4 years because they lost the property survey photos in Mexico City but
neglected to inform us and nobody could track down the paperwork.
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