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BajaNuts
Super Nomad
Posts: 1085
Registered: 5-11-2008
Location: eastern WA, the DRY side
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Mood: no worry, no hurry....it's all good!
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thanks for the important info about SEMERNAT, it is important to know.
I did not see the references to local land marks for the calle as was asked for.
gracias.
[Edited on 3-16-2009 by BajaNuts]
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shari
Select Nomad
Posts: 13048
Registered: 3-10-2006
Location: bahia asuncion, baja sur
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Mood: there is no reality except the one contained within us "Herman Hesse"
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this issue is important and would be great to clear up all the misconceptions and find out exactly what the rules are....and for where. I have asked
different people in different positions and they all say something different...dont need the study if it is on municiple property is one thing I
wonder if it's true...only on undeveloped ejido land???
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Diver
Ultra Nomad
Posts: 4729
Registered: 11-15-2004
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http://www.mexicanlaws.com/SEMARNAT/SEMARNAT_GUIDES.htm
Here is the link to the SEMARNAT guides and info; in spanish.
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luisv_2
Newbie
Posts: 17
Registered: 2-24-2009
Location: la paz b.c.sur
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there you go....you"r the man!!!
you know what...i been trying just to help my sister to sell that property...are mom is sick...no that bad...but...cases like that, could scare a
probably buyer...and i do undersstand..there are people who scruw some how other people...but...i tell you some thing...mexican wont scruw to other
mexican...specialy if knows friends, and laws more or less de mexico.
i have alot of support on friends of all type!!!
i dont like people whos been scruwing people...!!!
p.d. la caca flota sin importar tenga peso o no...it minds no matter how many people this bad guys scruw up, some day they will scruw their self!!!
gracias por el consejo amigo!!!
all my respect for every body...and thanks for the advises on this case!!!gracias!!!
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LOSARIPES
Nomad
Posts: 283
Registered: 8-14-2008
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You are right Larry. At. 28 Section VII covers anything you do on undeveloped land. "Change of use of soil" covers everything.
Art. 7 also defines under who's competence law enforcement falls and establishes the state/municipality involvement on its enforcement.
Technically, SEMARNAT should be out of the picture for us all building in town as long as we are not ON the beach. Unfortunately, SEMARNAT likes to
stick their nose wherever they smell dinero, (dollars).
As of late, SEMARNAT as corrupt as they can be, has been involved in way too many projects that fall directly under municipio jurisdiction even after
construction permission has been issued. They will look and find an excuse to get in. (like the removal of a cactus, septic tanks, etc)..... o what
is even worse, your own contractor or builder will invite them in... why? Mexicans don't do that and it is not that the law is being avoided here. It
is just that they are not in the picture. Not in the Casa on a Lote Urbano picture.... unless of course, as I said above, you are building a casa on
a river/creek; beach; estuary; etc.
Generally, immigrants (dollars) have been targeted and abused by semarnat and because it is a federal agency, "no one"can stop them once they've come.
Would I get semarnat involved on a project on a lot as LUIS describes? Nope. No way. That would be an invitation to come and rob me. Not if I have all
my papers done correctly with "Obras Publicas" and "Catastro"
by the way... Obras publicas requires a "Change of soil use" when and if the construction is for commercial use. About $400.00 pesos.
If your builder indicates he will involve semarnat, I'd be suspicious. Ask him why.
I have been looking for a "Builder's Manual" if it exists where it woud define construction in Baja step by step... that would be of value for many
people.... maybe we should try and put one together.... but, heck.... I am not a builder
[Edited on 3-21-2009 by LOSARIPES]
[Edited on 3-21-2009 by LOSARIPES]
[Edited on 3-21-2009 by LOSARIPES]
Aripes
God bless America
and Baja tambien
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DENNIS
Platinum Nomad
Posts: 29510
Registered: 9-2-2006
Location: Punta Banda
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| Quote: | Originally posted by luisv_2
you know what...i been trying just to help my sister to sell that property...are mom is sick...no that bad...but...cases like that, could scare a
probably buyer...and i do undersstand..there are people who scruw some how other people...but...i tell you some thing...mexican wont scruw to other
mexican...specialy if knows friends, and laws more or less de mexico.
i have alot of support on friends of all type!!!
i dont like people whos been scruwing people...!!!
p.d. la caca flota sin importar tenga peso o no...it minds no matter how many people this bad guys scruw up, some day they will scruw their self!!!
gracias por el consejo amigo!!!
all my respect for every body...and thanks for the advises on this case!!!gracias!!!
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Luis.....Hi. It's me, Dennis. Excuse me for interupting your nonsense but, I still think you're a big fat fraud.
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longlegsinlapaz
Super Nomad
Posts: 1685
Registered: 11-18-2005
Location: La Paz
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| Quote: | Originally posted by lencho
| Quote: | Originally posted by LOSARIPES
Technically, SEMARNAT should be out of the picture for us all building in town as long as we are not ON the beach. |
Interesting. Longlegs, in the cases you mention where SEMARNAT was involved, was that within La Paz city limits away from the federal zone? BTW, are
you in city limits in your current place?
For that matter, if one is outside city limits, who issues building permits?
--Larry |
Lencho, interesting question....one would think that the city limits of La Paz would end somewhere before you get to what is knowned &
signed as Chametula. I know that Chametula & El Centenario are under the jurisdiction of La Paz, but I personally don't consider my property to
be within the La Paz city limits.
The only people I know who've done construction within what would; by my definition; fall inside La Paz city limits have been renovations on older
construction on previously developed land where no EIS is required.
PROFEPA, who is the violations enforcement arm to SEMERNAT has stopped work & issued fines on people I personally know here in the Lomas
Centenario area. There are posts here on Nomad from people as far north as Mulege & Punta Chivato who have had visits from PROFEPA & issued
citations & imposed fines; these posts were 2-3 years ago, so it's not like it's a recent change in the EIS laws.
Building permits are issued by Catastro on Colosio near Soriana/City Club. SEMERNAT & PROFEPA are both in downtown La Paz as well (I can drive to
each, but can't tell you street names).
I never noticed it in the other areas I've built (outside of Lomas, but within a 1-mile radius), but I know that PROFEPA cruises this area several
times a week looking for violations...newly cleaned lots & fresh construction starts. A copy of my EIS approval letter to clear my land was
posted during clearing & initial construction, so they never stopped here to "chat". They have however stopped to ask me if I know the name of
the owner of freshly cleared properties in the immediate area.
IMHO, the fees charged...even more so, the fines imposed...are geared towards non-Mexicans. There is no way that the majority of Mexican population
could afford the cost to get the EIS performed, let alone come up with a $100,000 peso fine!
Edit: corrected to PROFEPA instead of accidental PROFECO usage
[Edited on 3-23-2009 by longlegsinlapaz]
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rogerj1
Nomad
Posts: 265
Registered: 4-29-2004
Location: Gig Harbor, WA
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If I EVER do a real estate deal in Mexico, I'm posting all the details here. Lot's of expertise on this board.
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LOSARIPES
Nomad
Posts: 283
Registered: 8-14-2008
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Building permits are issued by the municipio.
I think it is important to select an engineer/architect who is:
1.- Registered locally with Obras Publicas and authorized to sign as a DRO (Responsible work director).
- If he/she can't sign as a DRO, he must then find someone who can, and
pay money and then of course, charge you for that plus his cut.
2.- Connected with the local group. Lack of connections as with everything,
can make things more difficult, take more time and cost more money
3.- By all means, look for and find your own material supplier. Compare and
haggle. Do not let the builder get involved on that. There is too much
money to be made for him/her there. (to be lost for you)
- Easy...... 30% savings on material if you do your own buying. That
includes plumbing, electrical, even furniture.
4.- Obtain your building permit from Obras Publicas and proceed. Do not
"invite" federal agencies in as CONAGUA; SEMART; PROFECO; etc. unless
you are sure you have to.
If your lot pays "Impuesto predial" to the municipio, you ARE under municipal jurisdiction whether you like it or not. Ejidos do not pay predial.
Now... if you really want to save lots of pesos and don't mind getting involved up to your neck in the construction process, go out and get quotes
from the "Albaniles" (Construction workers) for specific jobs and select the best deal. Supervise the jobs as you go along. You will save a bundle and
learn Spanish in the process. Could be fun, could be difficult but very rewarding in the end.
In this business as in any other I would, say, If you place yourself in a position where someone can abuse you, someone will.
Aripes
God bless America
and Baja tambien
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comitan
Ultra Nomad
Posts: 4177
Registered: 3-27-2004
Location: La Paz
Member Is Offline
Mood: mellow
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LOSARIPES
I would say you hit the nail on the head, this man knows what he is talking about I say this with 15 years of experience dealing with contractors,
Architects and albaniles., Also reminds me of getting my first building permit, and the Mexicans getting theirs, with a sheet of paper with a drawing
on it.
[Edited on 3-22-2009 by comitan]
Strive For The Ideal, But Deal With What\'s Real.
Every day is a new day, better than the day before.(from some song)
Lord, Keep your arm around my shoulder and your hand over my mouth.
“The sincere pursuit of truth requires you to entertain the possibility that everything you believe to be true may in fact be false”
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shari
Select Nomad
Posts: 13048
Registered: 3-10-2006
Location: bahia asuncion, baja sur
Member Is Offline
Mood: there is no reality except the one contained within us "Herman Hesse"
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losaripes is soooo right on all these matters....another little tip is that if you have some albaniles that you like but you find a lower quote...just
tell them about the lower quote and more times than not...they will agree to do the job for the lower price in order to get the job.
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