GEMA Properties is a private administration office. This page describes one part of the work: the standing accounts of a house in Mexico — power, water, internet, the condominium maintenance quota, the property tax and the policies on the building — presented before they fall due, each returned to you with the receipt of whoever charged it, each a dated line in the statement you receive every month.
A bill pay service for homeowners sounds like a small thing until the house is in another country. The notice arrives in Spanish, on a local calendar, from a body that is not the same body one town over — and the expensive part is almost never the surcharge. It is the paperwork that stops moving behind it.
This page is written for the owner. Nothing here is a promise about what a property will earn.
Utility management for a rental property is not a separate product here, and neither is an HOA dues payment service: there is no charge per payment. This is the standing list, carried every month the house exists:
None of that is billed on its own. Our fee is a single percentage of income, net of expenses, with no fixed fee and no setup fee, and this work sits inside full-service management of the house. What each payment produces — a dated line, an amount and a document your accountant can read — is described on owner reporting.
The first thing an owner abroad usually notices is not a bill. In Los Cabos water arrives in turns: the municipal operator published a new rationing schedule for San José del Cabo with the stated aim of strengthening the balance of water distribution between San José del Cabo and Cabo San Lucas. What is actually managed there is the house's own reserve and the day it has to be filled, and no invoice tells you when that day falls.
Where the supply is steady, the difficulty moves to the counter — and the counter changes with the town. In Cancún and in Playa del Carmen water and sewerage are run by a concession company, and the Aguakan concession is the subject of unresolved litigation. In Tulum the operator is CAPA, the state body — the same CAPA that announced the potable water and drainage network for the whole southern coastal strip. For an owner abroad that difference is not academic: it decides which file is opened, and who is entitled to open it.
And on the Tulum beach road there is no counter at all. Unresolved land tenure in the Ejido Pino Suárez leaves the strip without sewerage or grid power, so hotels, restaurants and businesses run on their own generating plants. A house there has no electricity bill to pay; it has fuel, a logbook and service hours, and those are administered on a calendar rather than on a due date.
The six towns, and what changes in each, are set out under where we work.
An American owner arrives with a working model of an HOA: a board, a budget, dues, and rules that can be read in one document. Two of those travel. Dues exist and are paid; rules exist and bind the house. What does not travel is the assumption that the association is somebody you deal with in your own language, on your own calendar, from wherever you happen to be.
So the division of labour here is narrow and worth stating plainly. We pay the quota that falls on your unit and keep it documented. We read the internal regulation before anything is agreed — it is the document that decides whether the house may be let at all, which is where vacation rental management begins rather than ends. Both of those we carry in front of the condominium administration on your behalf: notices, arrears, certificates, and the formal notification to the assembly that some filings require — in Mexico City, the host register asks for the acknowledgement of notice to the General Assembly of Co-owners where the property sits inside a condominium.
What we do not do is administer the condominium itself. Calling assemblies, collecting everyone's dues and answering for the common areas is a different profession with a different client — the board — and an office that takes both ends up answering to the building about you. Your building keeps its administrator. We are the party that answers to you, and the party that talks to that administrator when there is something to say.
This is the part owners abroad discover late, because a surcharge is visible and a blocked file is not. In Mexico City, to enter a property in the host register the ministry requires the certificates of no debt on property tax and water, for each registered property. An outstanding predial there does not make the year dearer. It stops the registration, and everything the registration was holding up behind it.
The other kind of interruption is not yours and arrives anyway. In October 2025 the CFE announced scheduled power cuts for Playa del Carmen and Tulum; and when the whole peninsula went without power in September 2025, a house on a roof tank and an electric pump was without water a few hours later. A closed house reports neither event. Somebody has to be watching the account calendar and the building at the same time, which is the argument for holding HOA and utilities inside property management rather than in two places.
These accounts run whether the house earns or stands empty, which is why the work does not pause in the closed months — and if the open question is which of the services a house actually needs, the services overview puts them side by side. What does not change from month to month is how you see the result: every payment reaches you with its date, its amount and its document, nothing netted by estimate, the total calculated from the lines so that it cannot differ from them, on the fifth of the month, with the previous month closed.
The owner does; the question worth asking is who presents the payment on time while the owner is elsewhere. Here that is this office, before the due date, and every payment comes back as a dated line with the receipt of whoever charged it.
Owners try, and what defeats them is rarely the transfer: it is the local calendar, a notice written in Spanish, and the office that has to be dealt with when a charge is disputed — an office that is not the same one from town to town. We hold all three and you keep the documents.
No. We pay the quota that falls on your unit, read and apply the internal regulation, and deal with the condominium administration on your behalf; administering the condominium itself — assemblies, everyone's dues, the common areas — is a different profession with a different client.
It depends on the town rather than on the country: Cancún and Playa del Carmen are served by a concession company whose concession is under litigation, Tulum by CAPA, the state body, and Los Cabos by a municipal operator that distributes water in scheduled turns. On the Tulum beach road there is no network at all.
Beyond the surcharge, arrears block documents: in Mexico City the certificates of no debt on property tax and water are a requirement for entering a property in the host register. That is why the accounts are settled before they fall due rather than on the day a filing needs them.
No. There is no fixed fee and no setup fee, only a percentage of income, net of expenses, and paying the accounts of the house is part of that administration. What appears in your statement is the household expense with its document, not an extra fee.
Tell us where the house is, whether it sits inside a condominium, and which accounts are open on it today. We will answer in writing within 48 hours: what is paid where the house stands, to whom it is presented, and which documents should be brought current before anything else.