Post-Hurricane Property Inspection: Your Los Cabos Damage Checklist

After a hurricane passes Los Cabos, the first 72 hours of inspection determine whether minor damage stays minor or turns into a major renovation. Here is the systematic checklist I walk property owners through — and the specific Cabo construction considerations most guides miss.

Before You Step Inside: Safety First

I know the impulse. The storm passes, the sky clears, and you want to see what happened to your property immediately. But rushing in can be dangerous.

• Wait for the all-clear from Civil Protection (Protección Civil). They will announce when it is safe to return to specific zones. Los Cabos has 44 temporary shelters in its emergency plan — if evacuated, use them until cleared.
• Check for downed power lines before approaching the building. CFE (the electric utility) disconnects transformers during major storms but reconnection timing is unpredictable.
• Do not enter if the structure looks compromised. Cracked foundation walls, shifted doorframes, or visible leaning mean the building needs a structural engineer before anyone goes inside.
• Wear closed-toe shoes, long pants, and gloves. Post-storm debris includes broken glass, nails, and potentially contaminated water.

Step 1: Document Before You Touch Anything

This step is non-negotiable. Every insurance adjuster I have worked with says the same thing: homeowners who document before cleanup get faster, larger settlements.

• Walk the entire exterior first, recording video on your phone. Narrate what you see — "north wall, east corner, visible water line at approximately one meter."
• Photograph every area of damage from multiple angles: wide shot for context, close-up for detail.
• Photograph areas with NO damage too — this establishes baseline condition and prevents disputes about pre-existing issues.
• Save everything to cloud storage immediately in case your phone is damaged later.
• Record the date and time on every photo. Most phone cameras do this automatically, but verify.

Step 2: Exterior Inspection

Roof

Most Cabo San Lucas properties have flat concrete roofs with a waterproof membrane. These are durable in wind but vulnerable at seams, penetrations (AC units, vents, satellite dishes), and parapets.

• Check for standing water. Flat roofs should drain within 24 hours. If water is pooling after 48 hours, drains are blocked or the roof has settled.
• Inspect the membrane around every penetration — AC unit bases, plumbing vents, and electrical conduit entries. Wind-driven rain pushes water under flashings.
• Look for lifted or peeled membrane sections. Even a small separation allows water intrusion that damages the concrete substrate over time.
• Tile roofs (more common in Palmilla and the Corridor): check for cracked, shifted, or missing tiles. A single missing tile can channel water into the wall cavity.

Walls and Windows

• Walk every exterior wall looking for new cracks. Hairline cracks in stucco are cosmetic. Cracks wider than 1/4 inch, especially diagonal cracks near corners, may indicate structural movement.
• Check window seals and frames. Hurricane-force wind drives rain horizontally into seals that handle normal vertical rain without issue.
• Inspect sliding door tracks. Sand and debris accumulation can damage the track and compromise the seal.
• Look for water staining below windows — this shows where water entered during the storm.

Drainage and Grounds

Los Cabos sits in a desert where flash flooding is a serious risk. The municipality has identified 12 flood-prone points, with three critical points along the El Zacatal arroyo alone. The main drainage channels — the San José stream in San Jose del Cabo and Salto Seco in Cabo San Lucas — can overflow during major storms.

• Check that all drainage channels on your property are clear. Arroyos and channels clogged with debris can redirect water toward your foundation.
• Inspect retaining walls for bulging, cracking, or foundation erosion.
• Look for erosion around the foundation perimeter. Desert soil does not absorb water quickly — runoff concentrates at low points.
• Check pool equipment enclosures and pump rooms for flooding.

Step 3: Interior Inspection

Water Intrusion

Water is your enemy, and in Cabo's post-storm humidity, the clock is ticking. Mold can begin colonizing within 24-48 hours of water intrusion.

• Check ceilings in every room for staining, bubbling paint, or sagging drywall.
• Run your hand along walls below windows and at floor level. Dampness you cannot see is often detectable by touch.
• Open all closets and cabinets — these enclosed spaces trap moisture and are where mold establishes first.
• Pull furniture away from exterior walls and check behind it.
• Check under sinks and around toilet bases for water that may have backed up through the plumbing system.

Electrical Systems

Do not turn the main breaker back on until you complete this check.

• Inspect the breaker panel for water intrusion. If the panel is wet, do not touch it — call a licensed electrician.
• Check all outlets on exterior walls for moisture. Water behind an outlet is a fire hazard.
• Test GFCI outlets in bathrooms, kitchen, and exterior locations — these should trip and reset properly.
• If the property has a backup generator, inspect fuel lines and connections before starting it.

Mechanical Systems

• Air conditioning: Check the outdoor condenser unit for debris impact, bent fins, and standing water in the base. Do not run the AC until the unit is inspected.
• Water heater: Inspect gas lines (if applicable) for damage. Check the flue and connections.
• Cistern and pumps: Most Cabo properties use a cistern system. Check that the cistern lid is intact and that floodwater did not contaminate the supply. If in doubt, drain and refill.
• Septic system: If your property has a septic tank, check for saturation and backup. Flooding can overwhelm the drain field.

Step 4: Pool and Outdoor Living Areas

Cabo's outdoor living spaces are major investments. Check them systematically.

• Pool: Remove large debris by hand (not with the pool cleaner). Check the pump and filter for flood damage. If the pool overflowed, the chemical balance is compromised — test before adding chemicals.
• Palapa and shade structures: Check the structural posts for shifting at the base. Natural palm thatch can be replaced; the structure it sits on is the expensive part.
• Outdoor kitchen and grill: Check gas line connections and inspect for debris in burners.
• Landscape lighting: Low-voltage landscape lights often shift or flood. Inspect transformer boxes for water.

Step 5: Insurance Claim Timeline

Mexican property insurance policies typically require that you report a claim within 5 business days of the event. Do not wait for a contractor estimate — file the initial claim with your documentation and update it later.

1. Day 1: Document everything (Step 1 above). Call your insurance company to report the claim. Get a claim number.
2. Days 1-3: Make emergency repairs to prevent further damage (tarping a roof leak, boarding a broken window). Keep all receipts — these are reimbursable as "mitigation" costs.
3. Days 3-5: Get contractor estimates for permanent repairs. Submit them with your photo documentation.
4. Days 5-15: The insurance adjuster will schedule an inspection. Be present or have your property manager present with all documentation.
5. Days 15-60: Typical payout timeline for approved claims. Complex claims take longer.

For a deeper dive on insurance coverage and claims, see our hurricane insurance claims guide and our property insurance overview.

When to Hire a Professional Inspector

You can handle the visual inspection yourself. Hire a professional when:

• You see structural cracks wider than 1/4 inch
• There is evidence of foundation movement (doors that no longer close, cracked tile floors)
• Mold is visible or you smell a musty odor despite no visible water
• The electrical panel was exposed to water
• The property was in a flood zone and water entered the structure

A professional inspection in Los Cabos typically costs $3,000-$8,000 MXN ($150-$400 USD) depending on property size. It is money well spent when your insurance claim depends on an accurate damage assessment.