How to Start a Maquiladora in Mexico: Requirements, IMMEX Registration, and What to Expect

Manufacturing FDI in Mexico reached approximately $15 billion through the first three quarters of 2025, according to preliminary data from the Secretaría de Economía. That figure accounted for roughly 37% of the country’s total foreign direct investment — placing manufacturing ahead of financial services, mining, and every other sector. For companies evaluating their next production location, the data points toward Mexico with unusual clarity.

Yet the gap between announcing an investment and producing your first unit is filled with regulatory steps, entity decisions, and compliance requirements that can stall unprepared companies for months. This guide covers the critical path — from IMMEX registration to operational launch — with the specific data and timelines that inform sound decisions.

Manufacturing has consistently represented the largest share of Mexico’s FDI, holding at approximately 36–37% in the most recently reported period according to Secretaría de Economía preliminary reports. BBVA Research reported that first-half 2025 FDI grew 10.2% year-over-year, with machinery, transportation equipment, and electronics leading sectoral inflows. The U.S. remains the dominant source country at 39.5% of total FDI, followed by Spain, Japan, the Netherlands, and Canada — which together account for 72.6% of all investment.

Nearshoring momentum continues to drive new capacity. Approximately 200 foreign companies announced investments during 2024, with that momentum continuing into the following year, concentrated in northern hubs like Monterrey, Ciudad Juárez, and Tijuana. Industrial real estate data from CBRE and JLL shows vacancy rates in these cities tightening to levels that have prompted developers to launch speculative construction — a signal of sustained demand expectations.

The economic multiplier is substantial. Research from the Inter-American Development Bank and other multilateral institutions estimates that sustained nearshoring could add approximately 3% to Mexico’s GDP over five years — roughly 2.4 percentage points from manufacturing output, 0.5 from FDI inflows, and the creation of an estimated 1.1 million new jobs. For foreign manufacturers, this translates into a growing supplier ecosystem, expanding infrastructure, and a deepening talent pool.

Mexico’s total FDI of approximately $40.9 billion through Q3 2025 already exceeded the full-year 2024 figure, with manufacturing leading all sectors.

The IMMEX program (Industria Manufacturera, Maquiladora y de Servicio de Exportación) is the legal framework that allows foreign manufacturers to import raw materials and components duty-free, provided finished goods are exported within government-mandated timeframes. According to the most recent INEGI data, approximately 5,220 active IMMEX establishments, employing around 2.94 million workers directly. Separate government registry data suggests the total number of active IMMEX programs may be higher when including service and holding-company registrations.

Qualification thresholds are straightforward but non-negotiable. Under the IMMEX decree published by the Secretaría de Economía, companies must export at least $500,000 annually or 10% of total sales to qualify and maintain program benefits. IMMEX registration exempts companies from import duties on temporarily imported goods, but it does not cover Mexico’s 16% value-added tax (IVA). To address the IVA burden, companies must obtain a separate Certificación IVA/IEPS (commonly called CIVA), which provides a tax credit on IVA for temporary imports rather than requiring upfront payment. Most operating manufacturers hold both IMMEX and CIVA.

Temporarily imported goods carry strict management requirements. All materials must remain under temporary importation for prescribed periods and must be returned abroad, transferred to other IMMEX holders, or transitioned to definitive customs regimes — permanent importation, destruction, or donation — within specified timeframes. Failure to track and document these movements is among the most common reasons for program suspension.

The regulatory environment tightened considerably entering 2026. Updates to the IMMEX decree and related trade regulations now require companies to be listed under specific annexes and legal decrees to maintain eligibility, according to guidance published by the Secretaría de Economía. These changes reflect a broader shift toward stricter compliance standards that shows no signs of reversing.

The IMMEX program operates under five distinct modalities, each with different compliance structures, timelines, and operational implications. Choosing the right modality at the outset can save months of delays and significant unnecessary costs.

Timelines are estimates based on current processing conditions. Actual durations vary by application complexity and regulatory backlog.

The Industrial modality suits established manufacturers ready to commit. Under this structure, a single company obtains its own IMMEX registration tied to one facility. The company controls all aspects of the operation but assumes full responsibility for compliance, customs management, and regulatory reporting. The 6–12 month timeline reflects both the registration process and the parallel work of establishing the Mexican entity, securing facilities, and building compliance infrastructure.

The Holding Company modality serves multi-plant operators. A parent entity obtains a single IMMEX registration that covers multiple subsidiaries or production facilities. This consolidates compliance reporting and customs management under one umbrella, reducing administrative duplication. The structure works well for manufacturers planning phased expansions across multiple Mexican locations.

The Shelter modality is a common entry point for first-time manufacturers. Under this structure, a Mexican shelter operator holds the IMMEX registration and assumes all legal and fiscal responsibility for the foreign manufacturer’s operation. The foreign company retains full control over production processes, quality standards, and intellectual property while the shelter operator handles payroll, tax compliance, customs, environmental permits, and regulatory reporting. Launch timelines of approximately 30 days are achievable because the shelter operator’s IMMEX and CIVA certifications are already in place, and existing facilities are often available.

The Secretaría de Economía officially has 15 business days from the application filing date to issue a resolution on IMMEX applications. Under the IMMEX decree, if no resolution is issued within this period, the application may be deemed approved through afirmativa ficta — though in practice, companies should confirm approval status directly with the Secretaría before proceeding. That is the legal standard. The curretn operational reality is more complex.

Application backlogs and regulatory overhauls have created delays. The government has been updating IMMEX application rules to expedite certification, but applications already in process have experienced delays due to the transition. In practice, approval can take weeks or even months beyond the statutory 15-day window. Companies that file incomplete applications or fail to align with updated annex and decree requirements face additional rounds of review.

The practical timeline depends on your chosen modality. For companies pursuing their own Industrial or Holding Company IMMEX registration, the realistic end-to-end process — from initial entity formation through IMMEX approval, CIVA certification, facility setup, and compliance infrastructure — spans 6–12 months. This includes parallel workstreams: legal entity incorporation, tax registration with the Servicio de Administración Tributaria (SAT), employer registration with the Instituto Mexicano del Seguro Social (IMSS), environmental permits, and the IMMEX application itself.

For companies entering through the Shelter modality, the timeline compresses dramatically. Because the shelter operator’s registrations are already active, the foreign manufacturer can begin importing equipment and materials within approximately 30 days of signing the shelter agreement. The trade-off is that the foreign company operates under the shelter operator’s legal umbrella rather than its own independent registration.

The Secretaría de Economía has intensified enforcement of IMMEX compliance requirements, with hundreds of program suspensions reported during 2024–2025 — underscoring that maintaining registration requires ongoing investment in customs tracking, reporting, and regulatory alignment.

The choice between operating under a shelter arrangement and establishing your own Mexican entity is the most consequential early decision a foreign manufacturer faces. Both paths lead to production in Mexico, but they differ substantially in cost structure, speed, risk exposure, and long-term flexibility.

Own-entity operations demand significant upfront capital. Industry estimates from industrial real estate consultancies and shelter operators place one-time startup costs at $250,000–$500,000 for a typical 50,000 sq ft facility with 200 workers. This figure covers facility leasing, renovations, equipment, IT infrastructure, safety gear, legal setup, and compliance infrastructure — but excludes production equipment. Budget overruns of 20–40% are common when companies underestimate items like specialized signage, worker lockers, cafeteria facilities, and environmental compliance upgrades.

Differentials are approximate and should be validated with city-level data and specific operational requirements. Shelter fees vary by provider and scope of services.

Labor represents the majority of total operating costs under either model. According to INEGI wage survey data, average manufacturing wages in Mexico currently stand at approximately $4.30–$4.80 per hour. Wage growth has been running at 8–12% annually in nominal terms, driven by minimum wage increases and labor market competition in manufacturing hubs. Under an own-entity structure, the manufacturer bears full responsibility for recruitment, training, payroll taxes, benefits administration, severance obligations, and turnover management — costs that typically add a 35–40% burden on top of base wages. Under a shelter arrangement, the operator manages these functions, absorbing the administrative complexity and compliance risk.

Additional cost factors affect both models. Raw material premiums above international benchmarks, quality costs during ramp-up, and currency variance are common across manufacturing operations in Mexico. Shelter operators can often mitigate some of these through scale and established supplier relationships, but they cannot eliminate them. Companies should build contingency of 10–15% into their first-year operating budgets regardless of entry model.

The choice depends on company profile and strategic horizon. Shelter services tend to suit first-time manufacturers testing the Mexican market, companies with fewer than 500 employees, and operations where speed-to-production is critical. Own-entity structures tend to make sense for manufacturers with existing Mexico experience, larger operations, and companies planning multi-facility expansions where long-term cost control outweighs initial speed advantages. Many companies start under a shelter arrangement and transition to their own entity after 2–4 years, once they have built internal knowledge of Mexican regulatory and labor requirements.

IMMEX registration is the foundation, but it is not the only regulatory requirement. Manufacturing operations in Mexico must satisfy a parallel set of environmental, labor, safety, and industry-specific obligations that vary by sector and location.

Compliance infrastructure must be operational from day one. The Secretaría de Economía’s increased enforcement activity — with hundreds of IMMEX program suspensions reported during 2024–2025 — demonstrates that regulatory oversight has real consequences. Companies operating under their own IMMEX registration need dedicated customs brokers, compliance officers, and tracking systems. Companies operating under shelter arrangements benefit from the operator’s existing compliance infrastructure, but they must still ensure their own production processes meet applicable NOMs and industry standards.

Site selection determines access to talent, suppliers, logistics corridors, and cost structures. Mexico’s manufacturing geography clusters into distinct regions, each with specific advantages.

Northern border states dominate IMMEX employment. Cities like Ciudad Juárez, Tijuana, Reynosa, and Monterrey offer proximity to U.S. markets, established customs infrastructure, deep labor pools, and mature supplier ecosystems. Nuevo León recently attracted an estimated $4.15 billion in FDI according to Secretaría de Economía state-level data — a sharp increase year-over-year that reflects the state’s strength in advanced manufacturing and logistics. The trade-off is higher labor competition and tighter industrial real estate availability, with vacancy rates in top northern markets reaching historic lows according to JLL and CBRE market reports.

The Bajío region offers a compelling alternative. States like Querétaro, Aguascalientes, Guanajuato, and San Luis Potosí have emerged as major manufacturing hubs, particularly for automotive and aerospace. Labor costs tend to run 10–20% below border cities according to INEGI regional wage data, and the region benefits from strong technical universities and growing supplier networks. Logistics to the U.S. border require an additional day of transit compared to border locations — a factor that matters for just-in-time supply chains.

American Industries Group provides a practical reference point for regional evaluation. With more than five decades of operational experience supporting over 300 foreign manufacturers across 17 industrial parks and 10 operating regions since 1976, AIG’s geographic footprint spans from the northern border to central Mexico. This presence across multiple regions allows manufacturers to compare site options using ground-level data on labor availability, utility costs, and supplier proximity — operational intelligence that complements macro-level statistics from government and consultancy sources.

For manufacturers weighing regional options, the decision should be driven by four factors: proximity to your primary customer base, availability of skilled labor in your specific discipline, existing supplier ecosystem density, and total logistics cost to your end market. The right choice depends on your operational profile, not on generic rankings.

Realistic timeline expectations prevent the most common source of frustration in Mexico manufacturing startups. The path from board-level decision to stable production varies based on the entry model chosen and the industry-specific certifications required.

Under a shelter arrangement, the critical path compresses to 3–6 months from decision to initial production, assuming no industry-specific certifications are required. Under an own-entity structure, the realistic timeline extends to 8–14 months, with industry certifications potentially adding another 3–12 months.

Mexico’s manufacturing activity showed a 0.5% month-over-month increase in November 2025, with signs of recovery emerging in automotive and electronics after a challenging year.

Mexico’s IMMEX-registered manufacturers employed approximately 2.94 million workers across roughly 5,220 establishments as of late 2025, according to INEGI. That workforce represents one of the largest concentrations of manufacturing talent in the Western Hemisphere — and it comes with both opportunities and constraints.

The recent employment picture has been mixed IMMEX firms reduced employment by 3.3% between November 2024 and November 2025, reflecting demand weakness in certain sectors despite recovery signals in automotive and electronics. Total formal job creation across Mexico’s economy reached 278,697 new positions in the most recent annual period according to IMSS data, down sharply from pre-2020 averages exceeding 600,000 annually.

For foreign manufacturers, this data carries a practical implication: labor availability has improved in 2025 compared to the extremely tight markets of 2022–2023. Turnover rates, while still elevated by global standards, have moderated in most border cities. TThe employment rate has held above 97% according to INEGI labor force surveys.

Wage trends require careful monitoring. The most recent INEGI wage survey data places nominal hourly manufacturing wages at approximately $4.30–$4.80, with annual increases running at 8–12% in nominal terms. Mexico’s minimum wage has increased substantially in recent years, and while manufacturing wages sit well above the minimum, the upward pressure on entry-level compensation is real. Companies should model wage escalation of 8–12% annually into their multi-year cost projections.

Starting a manufacturing operation in Mexico today requires managing a well-defined but demanding regulatory process. The IMMEX program remains the foundational framework, with its five modalities offering flexibility for different company profiles and risk appetites. Record recent FDI confirms that hundreds of companies are making this journey successfully — but the Secretaría de Economía’s increased enforcement activity during 2024–2025 demonstrates that compliance shortcuts carry real consequences.

The essential decisions are sequential. First, determine whether a shelter arrangement or own-entity structure matches your timeline, budget, and risk tolerance. Second, select a region based on your specific labor, logistics, and supply chain requirements rather than generic rankings. Third, build compliance infrastructure before you need it — not after your first customs audit.

Mexico’s manufacturing workforce of nearly three million IMMEX employees, its proximity to the world’s largest consumer market, and its network of trade agreements create a strong operational foundation. The manufacturers who succeed are those who treat the setup process with the same rigor they apply to production engineering: detailed planning, realistic timelines, and zero tolerance for compliance gaps.