The Real Questions to Ask and What to Look for When Renting a Property in Oaxaca, Mexico

Understanding the Rental Market in Oaxaca

Renting a property in Oaxaca is quite different from renting in other parts of Mexico and can be significantly different from your home countries. While renters in other parts of the world may expect to find a property that meets 80% of their wish list, in Oaxaca, it is more realistic to aim for around 60%. If you have a list of six must-haves, securing four of them is considered a success. This is because functionality and safety are the top priorities when choosing a home.

Functionality: What You Need to Check

1. Hot Water System

Hot water is not a given in all rental properties. It is crucial to determine whether the water heating system is gas or solar-powered. If the property relies on solar heating, you may experience cold water during the rainy season due to insufficient sunlight. Gas-powered heaters provide a more consistent hot water supply.  If the property relies on gas power, you will want to verify who is responsible for the cost of refilling the gas, how much gas is in the tank when you take possession of your property and who is responsible in the event of any malfunction.

2. Water Supply: Cisterns and Tinacos

Water supply is another key factor in Oaxaca rentals. Many homes store water in a cistern (a ground-level storage tank) or a tinaco (a rooftop water tank). Cisterns typically hold between 5,000 to 10,000 liters of water, whereas tinacos hold around 1,100 liters. You will want to ask:

• How much water does the property’s system hold?
• Is the water supply shared with other units?
• Who is responsible for refilling the tinaco or cistern when it runs out? Water shortages can occur, so knowing these details can prevent unexpected inconveniences.

3. Flooding Risks

If you are renting a ground-floor space, check whether the area is prone to flooding, especially during the rainy season. Some parts of the city have drainage issues, which can lead to water accumulation inside the home.

4. Internet Reliability

Reliable internet is a major concern, especially for remote workers. The most common providers in Oaxaca are Izzi, Telmex, and Mega. However, the effectiveness of each provider varies by neighborhood. Some areas have strong Izzi connections, while others may be better served by Telmex. If internet stability is crucial for your work, consider renting a property that allows multiple connections from different providers.

5. Noise Levels

Oaxaca’s streets can be lively, and noise levels vary significantly depending on location. Before renting, ask:

• Is the street heavily trafficked by cars or motorcycles?
• Are there frequent loud events or music in the area?
• How close is the property to bars, restaurants, or markets? A peaceful neighborhood may be preferable if you need a quiet working or living environment.

6. Walkability

Oaxaca is a very walkable city, but this varies by neighborhood. Consider how close you are to essential services such as:

• Grocery stores and markets
• Cafes and restaurants
• Public transportation
• Medical facilities
  
  Being able to walk to most of your daily needs can be very important particular during high traffic seasons and protests.

Safety Considerations

Safety in Oaxaca is neighborhood-dependent and not always obvious at first glance. Many locals rely heavily on community communication networks, such as neighborhood WhatsApp groups. These groups alert residents to unusual activity and provide real-time security updates.

1. Security Features

Some landlords invest in security systems, but it is not the norm. If safety is a priority, ask:

• Is there a neighborhood WhatsApp group for security updates?
• Does the property have an alarm system or security cameras?
• Are you allowed to install additional security features such as Ring cameras? Surprisingly, security systems in Oaxaca are quite affordable, and adding one to your rental can be a worthwhile investment.

Housing Structure and Cultural Expectations

1. Number of Bathrooms

In Oaxaca, most traditional homes come with only one bathroom, regardless of the size of the home or the number of occupants. This is a cultural norm rather than a design flaw. While newer constructions sometimes include multiple bathrooms, they are more common in newer neighborhoods.

If having more than one bathroom is a non-negotiable requirement, be prepared for limited availability and higher rental costs.

2. Best Starter Neighborhoods for Foreigners

Certain neighborhoods in Oaxaca are more suited for foreigners who are new to Oaxaca due to their accessibility to the City Center and established foreigner presence. The most recommended areas include:

• La Noria
• Jalatlaco
• Reforma
• Xochimilco
  
  This is a starting point for those new to Oaxaca City. As you get to know the city better, you'll find many neighborhoods that fit different lifestyles, offering great options for housing, accessibility, and local mercados.

3.  Garbage Collection and Fees

Garbage collection in Oaxaca varies by neighborhood, so it's important to ask how and when trash is collected. In many areas, there is no centralized trash pickup like in other countries. Instead, trucks pass by on certain days, often with a bell or loudspeaker announcing their arrival. Some neighborhoods may require you to take trash to a designated drop-off point.

You should also ask if there are additional fees for garbage collection. In many cases, residents tip the collectors directly, as they are not always paid by the city.

YOUR RENTAL CHECKLIST

Questions to Ask Before Signing a Lease

1. Water Supply
   • How is water stored and distributed?
   • Who is responsible for refilling it?
2. Internet and Utilities
   • What internet provider services this area?
   • Can I install an additional internet line if needed?
3. Safety Measures
   • Is there a neighborhood communication group?
   • Can I add security features like cameras or alarms?
4. Noise and Walkability
   • How noisy is the street during the day and night?
   • Can I walk to most of my essential needs?
5. Flooding and Structural Issues
   • Has the home ever had flooding issues?
   • Are there any major repairs needed?
6. Garbage Collection
   • What days and times is garbage collected? (Keep in mind that organic and inorganic waste may have different pickup days.)
   • Should you pay the collectors directly?

MANAGING YOUR EXPECTATIONS

Renting in Oaxaca requires a shift in expectations compared to many parts of the world or even other parts of Mexico. Prioritizing functionality and safety over luxury and aesthetics is key. By asking the right questions and understanding the unique housing norms in Oaxaca, you can find a home that meets your essential needs and allows you to enjoy the beauty and culture of this incredible city.

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Find Your Perfect Home While Staying at La Soley 

As you explore Oaxaca and search for the perfect home, let La Soley  be your comfortable home base. We offer more than just a place to stay—we’re happy to provide neighborhood tours and connect you with local residents to help you get a true feel for different areas. Whether you're looking for a vibrant expat-friendly zone or a quiet local community, we can help you navigate your options.

Contact us at info@lasoley.com for more information and to book your stay. We look forward to helping you find the perfect neighborhood in Oaxaca!