Journal · Market insights
The season ends November 30: what to check on a house before you buy
The eastern Pacific hurricane season runs May 15 to November 30. The end of it is the best moment to see how a house really behaves: roofs, drains, steel and the arroyo next door.
Market insights
General information, not legal or tax advice. Figures as of October 2026; confirm them with a Mexican notary before you sign.
All articles —The eastern Pacific hurricane season runs from May 15 to November 30, and it is most active from late August into September, which is also the wettest month here. A house that has just been through a season shows you everything you need to know.
On the roof
- Flat roofs need a real slope and clean scuppers. Look for water stains on the ceiling under the drains and at the corners.
- Check the waterproofing membrane: cracks, bubbles or patches tell you when it was last redone.
- Ask when the roof was last sealed and by whom.
Around the lot
- Arroyos are dry most of the year and run hard after a storm. See where the water crossed the land, and whether the access road was cut.
- Look at retaining walls and the base of exterior walls for erosion or new cracks.
- On a lot, ask the neighbours what the last storm did. They remember.
Metal, glass and salt
- Rust stains on exposed concrete, especially on the ocean side, mean the steel inside is working. Have an engineer look at them.
- Railings, hinges and window frames: marine-grade stainless or galvanised steel survive; plain steel shows rust after one season.
- Large sliding doors: check the tracks and their drainage — sand and salt jam them first.
Water and power
Ask how the house managed water and electricity during the season: cistern size, pump, a generator or batteries. In a storm, these are what make a house liveable.
More on building for this climate in Building in a salt-air climate, and everything to check before signing in the Buyer's Guide.
La temporada de huracanes del Pacífico oriental va del 15 de mayo al 30 de noviembre, con más actividad de finales de agosto a septiembre, que además es el mes más lluvioso aquí. Una casa que acaba de pasar una temporada te enseña todo lo que necesitas saber.
En el techo
- Las losas planas necesitan pendiente real y gárgolas limpias. Busca manchas de agua en el plafón bajo los desagües y en las esquinas.
- Revisa el impermeabilizante: grietas, burbujas o parches te dicen cuándo se rehízo por última vez.
- Pregunta cuándo se impermeabilizó y quién lo hizo.
Alrededor del terreno
- Los arroyos están secos casi todo el año y corren con fuerza después de una tormenta. Mira por dónde cruzó el agua y si se cortó el camino de acceso.
- Revisa los muros de contención y la base de los muros exteriores: erosión o grietas nuevas.
- En un lote, pregunta a los vecinos qué hizo la última tormenta. Se acuerdan.
Metal, vidrio y sal
- Las manchas de óxido en el concreto aparente, sobre todo del lado del mar, indican que el acero de adentro está trabajando. Que las vea un ingeniero.
- Barandales, bisagras y marcos: el acero inoxidable de grado marino o el galvanizado aguantan; el acero común muestra óxido en una temporada.
- Ventanales corredizos: revisa los rieles y su desagüe — la arena y la sal los traban primero.
Agua y luz
Pregunta cómo resolvió la casa el agua y la electricidad durante la temporada: tamaño de la cisterna, bomba, planta de luz o baterías. En una tormenta, eso es lo que hace habitable una casa.
Más sobre construir para este clima en Construir en clima de aire salino, y todo lo que hay que revisar antes de firmar en la Guía del comprador.
Todos Santos, Baja · Questions
Questions about this article
When is hurricane season in Todos Santos?
The eastern Pacific season runs from May 15 to November 30, most active from late August into September, the wettest month in Todos Santos.
What should I check on a house after the season?
Roof slope, scuppers and waterproofing; where the arroyo crossed the lot; rust on exposed concrete; railings and window frames; and how the house managed water and power.
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