Rainy season in Tulum: a checklist for owners who are away
Tulum’s rainy season runs roughly from June to October, and the Atlantic hurricane season officially runs from 1 June to 30 November. For an owner who lives abroad, the risk is not usually one dramatic storm. It is water finding its way in over weeks while nobody is there to see it.
Before the rains
Roof and terrace drains: clear leaves and debris so water runs off instead of pooling.
Window and door seals: check the silicone and weather-stripping; replace anything cracked.
AC condensate lines: make sure they drain freely; a blocked line leaks indoors.
Garden: trim branches that overhang the roof, windows or power lines.
Outdoor furniture and loose items: know where they will be stored if a storm is forecast.
Pool: check the level and that the pump and equipment are protected.
Access: make sure someone local has a key and knows the property.
During the season
Check for damp in closed rooms, wardrobes and bathrooms, and air them regularly.
Look at ceilings and walls for new stains, which are often the first sign of a leak.
Keep drains clear after each heavy rain.
Run-test appliances and check the breaker panel after storms or power cuts.
Photograph the property’s condition, so any change is easy to spot and document.
When a storm is forecast
Bring in or tie down outdoor furniture, umbrellas, planters and anything the wind can lift.
Close shutters if the property has them, and lock every window and door.
Unplug sensitive electronics, and close the gas at the tank.
Switch off pool equipment, and don't empty the pool: the water keeps it from shifting.
Fill the water tank (tinaco); the water supply can be cut for a day or two after a storm.
Keep the phone numbers of your administrator, your insurer and your maintenance team in one place.
After a heavy storm
Walk the property as soon as it is safe to do so. Check the roof, terraces and drains, look for water under doors and windows, and inspect the breaker panel before switching everything back on. Take dated photos of any damage straight away: insurers and condo administrations usually ask for them, and the sooner a leak is found, the less it costs to fix.
If you are not in Tulum
The hardest part of the rainy season for an owner abroad is not knowing. Arrange for someone to walk the property on a regular schedule and send you photos, and make sure they can act quickly and in Spanish with trades and the condo administration if something needs fixing.
That is what Tulum Pro Maintenance does: scheduled visits, a written report with photos after each one, and a 24/7 emergency line for subscribers. See Property Maintenance for how it works.