Closing on a property in Playa del Carmen is an exciting milestone. After researching neighborhoods, comparing developments, and navigating legal steps, you’ve made it to the finish line—or so it seems. In reality, one final stage remains before you can truly call the property yours: the handover of your property.

The handover process is the moment when you take physical possession of the property. But especially for foreign buyers, the logistics and expectations around this phase aren’t always clear. Below, we break down what happens during a typical handover in Playa del Carmen, what red flags to watch for, and how to make sure your property is delivered as promised.

When Does the Handover Happen?

The handover typically occurs after the closing process is finalized and the notary has signed off on all legal paperwork. If you're buying a resale property, this often happens within a few days of closing. For pre-construction or new developments, however, it depends on the construction timeline and any delays.

The handover walkthrough is typically arranged by the developer or their team and represents your first opportunity to evaluate the finished property. Whether you’re attending personally or sending someone on your behalf, this visit is a critical moment in the closing process.

By the time of the walkthrough, the unit should be 100% complete. That means all finishes, fixtures, and appliances included in your purchase agreement should be installed and in working order. Utilities such as water and electricity should already be connected and functioning. This is also the time when you’re expected to point out any issues—whether it’s a cosmetic imperfection or a functional defect—before signing off on delivery.

Who Should Be Present?

At a proper handover, the following people should ideally be present:

You (or your legal representative)
A representative from the developer or seller
Your real estate agent

If you won’t be in Playa del Carmen to attend yourself, having someone you trust on-site is essential. A qualified inspector or experienced agent can catch problems that may be difficult or costly to address later. At Paradise Listings, we regularly represent our clients during handovers, ensuring every detail is reviewed thoroughly and that any discrepancies are documented and resolved. This way, you’re protected—even from a distance.

What Should You Inspect?

This list can vary based on whether it’s a new or resale property, but generally, you should review:

Walls, ceilings, and floors for cracks or damage
Plumbing: Check all faucets, drains, showers, toilets
Electrical: Confirm outlets, switches, lights, A/C units all work
Appliances: Make sure all included appliances are installed and functional
Windows and doors: Ensure smooth operation and secure locks
Paint, finishes, and cabinetry quality
Internet and water pressure, if already connected

Take photos and video as documentation, and don’t sign any handover documents until all agreed-upon elements are in place.

➡️ Important: Bring a copy of your signed sales contract with the list of included features, so you can compare on-site.

What Documents Should You Receive?

You should be given a handover or delivery act (acta de entrega-recepción), which includes:

A checklist of items inspected and accepted
Any noted deficiencies or items pending completion
Signatures from all parties involved

For new properties, you should also receive:

Appliance manuals and receipts
Keys, access cards, or remote controls

If your property is within a building or gated community, also request:

HOA contact info and payment procedures
Building regulations and amenity usage rules

What Happens If There Are Issues?

If defects, incomplete work, or missing items are discovered during the handover, they must be clearly documented in the handover act (acta de entrega-recepción). This document should list every issue and be signed by both you (or your representative) and the developer. You’ll also want to agree on a realistic deadline for resolution (typically within 15 to 30 days).

Avoid relying on verbal promises, even if they sound convincing. Once you sign the handover act, any unresolved items typically shift into a formal warranty claim process, which can be slower and more difficult to manage, especially if you're not living in the unit full-time.

This is why being thorough during the initial handover walkthrough is essential. Every imperfection, delay, or missing element should be noted before you sign.

At Paradise Listings, we work hand in hand with Lighthouse, a trusted local legal firm, to protect your interests from start to finish. Whether you're here in person or abroad, you'll never be left guessing what to do or without recourse if something goes wrong. Our team coordinates with you to ensure your handover is handled correctly and that you're fully supported if any issues arise.

Tips for a Smooth Handover

Don’t rush. Take your time to go through the property thoroughly.
Bring your signed contract, floorplans, and finish lists to compare.
If you can't be there, appoint a legal representative.
Schedule utilities setup (electricity, internet, water) in advance if possible.

Now You Know What to Expect During the Handover of Your Property

The handover of your Playa del Carmen property should be a moment of celebration—not stress. By understanding the process, knowing your rights, and having the right team by your side, you can ensure your new home or investment is delivered exactly as expected.

Looking for a real estate agent in Playa del Carmen? Paradise Listings offers end-to-end support to ensure you find a property that meets all your criteria and that your property is delivered in perfect condition. Contact us to get started.

What to Expect During the Handover of Your Property in Playa del Carmen