Home Purchase Raquet Club - Mud Slides? Insurance? Safety?

I've been reading your posts and lurking for a few days and I've gleaned a lot of great information; thank you.  I'm hoping to purchase a home (or at least make an offer) next week located in the Raquet Club.  My husband and dad have a lot of health issues.  In-home help is a must have if they hope to remain at home.  Does anyone here reside in this gated community?  I understand there were mud slides a few years back, not only in the Raquet Club but in and around the Chapala/Ajijic as well.  It's a given, if you try to hold back a mountain, the mountain will sometimes win. I know I need home insurance.  A few of the people here mention Bellon Insurance, and Parker Insurance.  Any thoughts, comments, or information would be much appreciated.

Regarding safety: I realize safety is relative, but how safe would you say the Raquet Club is?  It isn't fenced on the mountain side of the community, so...  My dad lives in a gated community in CA with 24/7 security, and security personnel patrol.  By CA standards it is safe (let's face it, CA isn't all that safe).  The Raquet Club does have a gate with a guard, but that doesn't tell me anything.  Any first-hand experience or comments on this community?  BTW, one home I'm considering in this community is completely walled, they have barbed wire across the wrought iron fence on the street side, so that gives me some idea...  I understand my home will need its own security.

I sent an email to Spencer yesterday and I'm sure he will get back with me, but is there anyone else you can recommend?  I need legal help with many things, not just the purchase of my home.  Obviously I need an attorney that doesn't work for the realtor, Access Lake Chapala.  Thanks in advance for any comments and advice.

There is a history of 17 mud...rock etc slides over the years. Would not buy there on a bet

Wherever you buy I would recommend both earthquake and flood insurance... These are items normally excluded from homeowner policies.

doc holiday wrote:There is a history of 17 mud...rock etc slides over the years.  Would not buy there on a bet

It's my understand there is a history of mud/rock slides throughout the area including Chapala/Ajijic.  It is mountainous and I assumed there would be. It's important to view the mountain in its totality; be it Raquet Club or any area on or below a mountain. It's the same in CA; if you build on a mountain you accept the risks.  Talking to a geologist about probabilities and possibilities is always a good idea when building next to a mountain, on a mountain, or below -- or at least that's my take on the mud/rock slide, "I want a view from my patio" scenario.  All I had to do was look at Google Earth to see they built many homes in the natural path of water.  Plus, they continue to develop the mountain leaving areas without vegetation.  Water, mud, and rocks will always follow the path of least resistance.  It's a given; gravity works  .

rvanparys wrote:Wherever you buy I would recommend both earthquake and flood insurance... These are items normally excluded from homeowner policies.

I'm wondering about the costs of both. In the US both are purchased from the Govt; insurers will not give you coverage.

I generally suggest that you avoid Fraccionamientos, gated or not, as guards and walls are mostly for show. Walls are easily scaled and guards are easily bought or otherwise distracted. A normal home, on a normal street, in a normal town setting, will provide walking opportunities. Being car-dependent on the north shore of Lake Chapala is not fun at all. The isolation of developments, like the one you suggest, is more than just inconvenient, and your choice has its own downsides; no pun intended.
Your post indicates that you feel you have done your homework and have found a house that attracts you. We were even attracted there some many years ago, but did not choose that location, if spite of really liking two particular homes there. I could be wrong, but I feel that you need to do a lot more househunting with boots on the ground; literally. Those of us of a certain age will want walkability, with sociability and shopping convenience all in one package. Think “centrico“ in a town of your choosing. We chose Chapala centro for all of those attributes, plus easy access to medical care, and the ability to leave the car in the garage most of the time. Previously, 2001-2004, we had a home in Ajijic, but sold it in favor of Chapala‘s more comfortable ambiance and convenience. Eventually, in late 2014, geriatric deteriation drove us to lower elevations and to the affordability of Medicare and VA Hospital services in the USA. Yes, we wish we could still be in Chapala, and afford to enjoy the excellent and convenient medical care available at Quality Care/Mecicos Especialistas and the Guadalajara hospitals. Sadly, we cannot, but we sure miss it.

FYI, Notarios handle sale of property (who are also attorneys) so they are independent of the real estate offices. It's not that the buyer has one and seller has another lawyer like NOB, everything is done thru one notario.

And.....The buyer has the right to choose the notario.

The mud slides that did damaged were due to a specific phenomenon , some downpour that slammed into the mountains and not everyone was affected so I would not generalize..about the mud slides.. It is not difficult to get flood or earthquake insurrance as there has been little damage from either one over the years in the area. I cancelled the earthquake insurrance in Jalisco but I have it in Chiapas and I have flood ins because the lake was rising and you never know.. I live near the lake but I probably would not have it if I were higher in the village.. Do not think you can clain every little things.. I had some 15000 pesos worth of damage on the last quake in Chiapas and the agent told me the ins was for major damage so here you go.

The Raquet Club is one of the largest fraccs in the area with appro 400 lotes , about 325 homes built.
Its sports facilities are extensive and as the name suggests has the best hard and clay courts in the area. Also the largest heated swim pool, but if you have visited then you know this already.
Like ALL the locations at Lakeside it has had its share of B&E , statistics are hard to come by.
Frankly my opinion for whats its worth, as a general statement....in this area, B&E are higher than for a similar, like location NOB. The high walls electric fence, bars and razar wires are not for decoration!!
In the RC ,If your potential purchase is on a East to West street there is less chances of being affected by the freak weather that the RC experienced in 2007? but there are lotes that do "Move".
I would suggest you buy as much or as little insurance as makes you comfortable.
Interestingly insurance at Lakeside is "relatively new". As is for example the fire department!!!! I am not sure what folks did in days past, but every one seemed to get by OK.
If you want a better insight into how the Fraccs work, maybe pay a visit to their AGM which is being held this Sunday at 11.30am.
Have you checked the various Fracc fees and how many people are not paying. Go into the respective offices and see what reception you get, warm and friendly or hostile...try it with the City Hall in Chapala!!!!
Most Board meetings are chaotic and develop into shouting matches. Do not be dismayed by the Pro board members and Anti board members exchange barbs. This experience may decide you to live "outside" a development, and be totally dependant on the City Fathers for your services etc. There again we seem to go from one crisis to another. The most recent, no garbage pick up for weeks
Regardless on you decision, in or out of a Fracc or Coto, is internet speed etc important to you, is there a telephone available.
Lastly what ever your choice, beware your life can be hell when some crazy, inconsiderate Gringo decides she/he what to save all the stray dogs regardless of what the effects are to the neighbours.
Welcome to Lakeside

There is a lot to be said for living in a more convenient location than the R.C. Lakeside 7 gave a lot of good advice.

I have lived in the Raquet Club for almost 20 years and love it. I was here for the only big mudslide we've had and the only homes that had damage were ones located on the arroyos. I was a block away from two different arroyos.. one on each side.. and my house was untouched. During the rainy season, water does run down the deep ditches and sometimes down the streets, but that has never been a problem any other year. If you live with your back to the mountain or undeveloped land, security can be a problem as it is easier for people to enter your property undetected. Security is good in the Raquet Club, however, with 24 hour security vehicles patrolling. Two different times when I've left my garage door open, they have come and alerted me to this fact and once when a visiting friend left their car window open with their car parked on the street, a security guard in a patrol car parked behind it until I could be awakened to roll up the window. I also recommend good home security , however, wherever you live. Mexicans, too, put bars on windows and doors as have I. Security is a problem anywhere where there are very poor people living in proximity to richer ones and by comparison, all Anglos appear rich. I don't feel that living in a gated community isolates me from Mexicans. There are more Mexican people with homes in the Raquet Club than Anglos, although many use the houses as weekend or vacation homes. And Anglos here are very involved with Operation Feed and other programs of aid to the Mexican community. There is an active social life here as well as aquafit classes. I love living here.

Lakeside you forgot to mention the salitre.

You have received some REALLY good advice from some very smart people with a lot of years experience living in this country. 

My advice to you is - RENT the first year.

Explore with your Dad and husbands physicians the effect of the extremely high altitude change they will experience here. Over the years we have seen a lot of people come and turn around 6-12 months later and leave because their health worsens due to the altitude, the cool and wet winters without central heat and the spring allergens. The again some people come and find out that they have a health issue because of those factors which were not present where they previously lived.

Wide Sky wrote:FYI, Notarios handle sale of property (who are also attorneys) so they are independent of the real estate offices. It's not that the buyer has one and seller has another lawyer like NOB, everything is done thru one notario.

I believe there is a conflict of interest using only the notario/attorney the real estate office uses, don't you? It's like using a home inspector that is referred to you by the agent... The inspector must choose; his livelihood or honest report that may cause the agent to lose a sale. I believe that's a lot to ask of someone. Moreover, they may believe they can remain unbiased, but it would be difficult at best. I'm aware I tend to be a bit more cynical and cautious than most, but I like to refer to myself as a critical thinker hahaha. It works for me ;)

I would say the local Notarios Publicos are not influenced by realty firms.  They have a significant, and hard earned position, that they will not jeopardize to facilitate some real estate transaction that doesn't past muster.

That/they......... should be the least of your concerns.

I would trust most, or all notaries, over most attorneys......for both competency and honesty.

solajijic wrote:Explore with your Dad and husbands physicians the effect of the extremely high altitude change they will experience here.  Over the years we have seen a lot of people come and turn around 6-12 months later and leave because their health worsens due to the altitude, the cool and wet winters without central heat and the spring allergens.  The again some people come and find out that they have a health issue because of those factors which were not present where they previously lived.

I'm very cognizant that temperature extremes and altitude can impact his health, but thank you for pointing that out. Many people are not aware of that and give it very little consideration. Fortunately temperature extremes are not an issue (like they would be by the ocean in Yucatan). 5,000 ft above sea level is high, but I wouldn't describe it as "very" high by any stretch of the imagination. This is end of life care, and if I don't get full-time help it will mean the end of my life -- I'm burnt -- I haven't had a full nights rest in 2 years and I can't leave the house for very long. It already killed my mom; sad but true. The family (the other "f" word) bailed out. It's not a big deal because they wouldn't last a month caring for my dad. Heck of a choice... Rat infested nursing home or move to a different country... Like everything in life there are pros and cons, positives and negatives, and best case scenarios. Nothing is perfect... I do know if I don't take care of myself the choice will be made for him and he won't like the end result.

Trailrunner wrote:You have received some REALLY good advice from some very smart people with a lot of years experience living in this country. 

My advice to you is - RENT the first year.

I want to thank everyone for the advice, I do appreciate it. Just wondering if anyone can speak to the original post?

tbeck3579 wrote:

Trailrunner wrote:You have received some REALLY good advice from some very smart people with a lot of years experience living in this country. 

My advice to you is - RENT the first year.

I want to thank everyone for the advice, I do appreciate it.  Just wondering if anyone can speak to the original post?  

Sorry, I missed the RENT advice. I have no desire to pay a strangers mortgage, tyvm :) I understand there are people who cannot afford a home. I also understand there are people living on the profit from the sale of their home out of necessity -- although I can't imagine paying the initial taxes if you don't buy another home... OUCH! I feel for them because I may be in their shoes some day. Everyone seems to think I'm very old because my husband and dad are dying; I'm not that old. I have my retirement and end of life care to consider and paying rent, OUCH, too painful to think about. I'm back where I started when I left my parents home??? Thanks but I'll let someone else make the land owners payment. To all the renters, imagine not having to pay rent... all that cash in your pocket... not feeling the pain of that monthly bill.... I worked and sacrificed my entire life for this freedom :) RENT, argh... My stomach just did a flip flop.

slainte39 wrote:I would say the local Notarios Publicos are not influenced by realty firms.  They have a significant, and hard earned position, that they will not jeopardize to facilitate some real estate transaction that doesn't past muster.

That/they......... should be the least of your concerns.

I would trust most, or all notaries, over most attorneys......for both competency and honesty.

You are good and trusting soul and I envy you. Life would be much easier for me if I wore a pair of those rose colored glasses every now and then :) I have concerns and I believe it is important to get a second; an unbiased and educated second opinion in this situation. The notario may be as honest as the day is long (honest attorney, someone once told me that is an oxymoron, hehehe, j/k), but everyone makes mistakes. So, an ounce of prevention...

tbeck3579 wrote:

slainte39 wrote:I would say the local Notarios Publicos are not influenced by realty firms.  They have a significant, and hard earned position, that they will not jeopardize to facilitate some real estate transaction that doesn't past muster.

That/they......... should be the least of your concerns.

I would trust most, or all notaries, over most attorneys......for both competency and honesty.

You are good and trusting soul and I envy you.  Life would be much easier for me if I wore a pair of those rose colored glasses every now and then :)  

You don't know me and anybody that does.......well, those would be the last words they would use to describe me.
I'm a Mexican, lived in this area nearly 40 years (when the Raquet Club was hillside pasture and not even a dream/fantasy in Lou Werthheimer's (the developer) imagination, and meaner than junkyard dog when it comes to business, especially real estate.

How long have you been in Mexico, tbeck?

slainte39, I'm so glad you replied. I was writing something and thought...

tbeck3579: Hire secondary counsel if it gives you assurance and peace of mind. The Raquet Club is fine if you're happy with the location. Good luck!