Renewing a Fideicomiso: What Happens When the 50-Year Term Ends

A fideicomiso (Mexican bank trust) for property in the restricted zone lasts up to 50 years and can be renewed. Ask for the extension before the term runs out: in 2026 the SRE charges MXN 9,740.31 for an on-time request to extend a trust's term and MXN 10,613.78 for a late one (Ley Federal de Derechos, Art. 25). If your trust dates from the 1970s, 1980s or 1990s, check its dates now.

Written by Galarza Legal · Updated October 2026

Estimates only. Every fee, tax, cost and total on this page is an estimate for general information, based on the 2026 published government tables and typical quotes from banks, notaries and appraisers. What you actually pay is set by each office, bank, notary or provider when you pay it, and changes with the exchange rate, the appraisal and the details of your property. Mexico Trust Services confirms figures only in a written quote.

Why does a fideicomiso have an end date?

Article 27 of the Mexican Constitution bars foreigners from holding direct title (dominio directo) to land within 100 km of the borders or 50 km of the coasts. All of Baja California is inside that restricted zone. Foreign owners hold their homes through a fideicomiso: a Mexican bank acts as trustee (fiduciario) and the owner is the beneficiary (fideicomisario). The Ley de Inversión Extranjera (foreign investment law) requires a permit from the Secretaría de Relaciones Exteriores (SRE) for each trust.

That permit, and the trust itself, run for a fixed term of up to 50 years. The term is renewable, but it is not open-ended. The trust is not the bank's asset. During the term you, as beneficiary, can use, rent, sell and improve the property and name substitute beneficiaries. The end date is the one point where you have to act to keep that arrangement in place.

Your term is written in the trust deed, the notarial escritura that created the trust. Read it for two things: the length of the term and the date it counts from. If the deed is unclear, the bank's trust department can confirm the date in writing. Trusts set up under earlier rules may have been granted a shorter term than 50 years, so do not assume yours runs a full 50 years.

Does a fideicomiso renew automatically?

No. An extension has to be requested; the bank does not roll the trust over on its own.

Many owners assume the bank will remind them. Some banks send notices; many old trusts have outdated mailing addresses, so the notice never arrives. Treat the end date like a passport expiry: your job, on your calendar.

The extension does not change who owns the beneficiary rights. It is also a good moment to fix anything else in the trust, such as outdated substitute beneficiaries or misspelled names, because the bank and the notario are already reviewing the file.

How do you extend the term, step by step?

The order below avoids the most common delays. Begin gathering documents a year or more before the end date. The bank files the extension request with the SRE in the 90 business days before the end date, and the SRE must answer within 5 business days (30 if filed at a state office).

Find your documents. The trust deed, the SRE permit, your bank contract number and your latest bank statement of account (estado de cuenta).
Confirm the end date with the bank. Ask for it in writing, along with any balance owed. Pay unpaid annual fees first; the bank quotes its own fees.
Check the beneficiaries. Make sure each beneficiary and substitute beneficiary is alive and named exactly as on their passport. Update them in the same process if needed.
File the extension request. The trustee bank files it with the SRE for you, with a copy of the trust deed (and any cesiones) and proof that the government fee was paid.
Formalize the extension. Depending on the bank and the deed, the extension may need to be put in writing before a notario and recorded at the Registro Público de la Propiedad (RPPC).
Keep the proof. Store the SRE resolution and the bank's confirmation of the new end date with your deed, and give copies to your substitute beneficiaries.

What does an extension cost in 2026?

The government fees are fixed by law. The bank and notary figures are quotes you get for your own case. The late fee is the one cost you control: file on time and you pay the on-time fee instead.

You pay the SRE, the trustee bank, the notario and the registry directly. The firm coordinates the steps; it never receives or holds money for any of them.

Item	2026 amount (estimate)	Source / note
SRE fee for a late request to extend the term	MXN 10,613.78	Ley Federal de Derechos Art. 25 (DOF 07-11-2025); applies only to late requests
SRE examination of each application	MXN 596.29	Ley Federal de Derechos Art. 25
SRE fee for an on-time request to extend the term	MXN 9,740.31	Ley Federal de Derechos Art. 25, fr. V-b; the late fee replaces it, it is not added on top
Trustee bank's fee to process the extension	Quoted by the bank	Each bank sets its own fee
Annual administration fee (must be current)	About USD 550–650 a year	Market reference range used by the firm; the bank quotes its own fee
Notario, if a deed is needed	Quoted by the notario	State notary fee schedule (arancel), plus IVA 8% if the notary applies the northern border incentive (16% otherwise)
Registry lien certificate (to check status)	MXN 503.41	Ley de Ingresos del Estado de B.C. 2026, Art. 12

Estimates only. Final amounts are set by each office, bank, notary or provider at the time of payment, and change with the exchange rate, the appraisal and the details of the property.

Own a trust from the 1970s to the 1990s? Check these now

Older trusts were often set up quickly, by people who have since moved, sold or passed away. Go through this list with your deed in hand.

Start date and term. Work out the exact end date. Write it down where your family can find it.
Beneficiaries. Are the named beneficiaries and substitutes still living? Are names, dates of birth and nationalities correct?
The bank. Does your trustee bank still exist under the same name, or did it merge? Find out which institution holds your trust today.
Fees. Are annual fees paid up? Get a current statement of account.
Registry. Is the trust recorded at the RPPC, and does the registry show the bank as titleholder for your trust? A lien certificate (MXN 503.41 in 2026) shows this.
Property description. Do the lot number, measurements and address in the deed match the catastral records and your predial (property tax) bill?
Predial. Is the property tax current? Playas de Rosarito approved increases of up to 200% for 2026 (reported by Zeta Tijuana, December 2025), so check this year's bill.

What if your bank merged or left the trust business?

Mexico's banking sector has gone through many mergers and renamings since the 1970s. When a trustee bank merges into another, the trust generally continues with the surviving institution.

Your old statements, the deed and the registry certificate help trace the current trustee. Once you know who holds the trust, you can ask that bank for the end date and the fee balance. If you are unhappy with the successor bank, an extension is a natural moment to compare options; see changing your trustee bank.

What if the trust has already expired?

Do not panic, and do not sign anything or pay anyone until the documents have been read. If the end date has passed, there may still be a path, such as a late extension request (MXN 10,613.78 in 2026), a new trust, or a sale; which one fits depends on the deed, the bank and the SRE.

The SRE late-extension fee of MXN 10,613.78 (2026) exists precisely because late requests happen. What you need first is a clear picture: the deed, a current registry certificate, the bank's written position and the status of the beneficiaries. Bring those to an attorney before you choose a route.

If you were about to sell, tell your buyer early. A buyer's notario will check the trust's term, and an expired or nearly expired trust has to be dealt with before closing. Selling by transfer of trust rights or through a new trust are both options to compare.

How Galarza Legal can help

Mexico Trust Services is the fideicomiso service of Galarza Legal, a Mexican law practice in Baja California led by Lic. Pati Claudia Galarza (Cédula Profesional 15176510). We read your deed, confirm the end date and the bank's position, update beneficiaries if needed, and coordinate the extension request with the bank, the SRE and the notario, in English or Spanish. You pay the SRE, the trustee bank, the notario and the registry directly. The firm coordinates the steps; it never receives or holds money for any of them.

We work from our offices in Playas de Rosarito (Blvd. Popotla 3009, Playa Encantada) and San Felipe. Call or WhatsApp +1 619-568-2424, write to [email protected], or book a consultation.

Frequently Asked Questions

How long does a fideicomiso last?

Up to 50 years, and it can be renewed. Your trust deed states its term and the date it counts from. Older trusts may have different terms, so read yours.

Does my fideicomiso renew automatically?

No. An extension has to be requested; the bank does not roll the trust over on its own. Start a year or more before the end date.

What does it cost to extend a trust late?

In 2026 the SRE charges MXN 10,613.78 for a late request to extend the term (Ley Federal de Derechos, Art. 25), plus MXN 596.29 to examine the application. The bank and, if needed, the notario quote their own fees. These figures are estimates; the final amounts are set by each office, bank, notary or provider when you pay them.

Can I change beneficiaries at the same time as the extension?

Yes, it is a good time to do it, because the bank and the notario are already reviewing your file. Bring the full names and passport details of the new substitute beneficiaries. See beneficiaries.

My original bank no longer exists. Is my trust still valid?

The trust generally continues with the bank that took over your original bank. Trace the current trustee with your deed, old statements and a registry certificate, then ask that bank for the end date.

Do I need to travel to Mexico to extend my trust?

Not necessarily. Much of the work is document review and bank paperwork. If a signature before a notario is needed, you can give a power of attorney; see power of attorney.

Can my heirs extend the trust after I die?

The substitute beneficiaries named in the trust normally deal with the bank first. If none are named, a Mexican succession may be needed. See inheritance.