If you are new to the Southern East Cape, you quickly learn that water planning is part of life. Remote East Cape living rewards you with space and surf, but it also asks you to be thoughtful about water storage, deliveries, and treatment. In this blog, I provide a clear, practical guide for cistern sizing, "pipa" logistics, water treatment, and maintenance so you can enjoy your home with confidence. Let’s dive in (not literally!).

Water reality on the East Cape

Water scarcity is a structural reality in Baja California Sur. Many homes in the region use a mix of cisterns, trucked water, rain capture, and rarely a well. Atmospheric Water Generation (AWG) is a cutting edge technology that can produce 8–30 liters of water per day depending on unit size and ambient humidity.

If you plan to build a home on the East Cape, it is essential to plan for storage and delivery as part of your home’s core utilities.

Mexico’s water framework matters too. CONAGUA regulates wells and groundwater permits, and the Secretaría de Salud sets potable water standards under NOM-127. Municipal agencies in Los Cabos handle local permits for cisterns and septic systems. As a buyer or new owner, verify permits and get familiar with local vendors early.

Right-size your cistern

Your cistern is your buffer against delivery gaps, high-season demand, and storms. A right-sized tank balances reliability, delivery cost, and your lifestyle.

Key inputs to gather

• Number of people and occupancy pattern.
• Daily use target per person based on lifestyle.
• Weeks of autonomy you want your storage to cover.
• Peak demand events like guests or irrigation cycles.

A good starting point for remote homes is 50 to 100 liters per person per day. That range supports limited to comfortable domestic use. If you plan significant irrigation or a pool, include that demand in your total.

Simple sizing method

Use a direct formula to size your tank:

• Cistern volume in liters = daily use per person × number of people × days of autonomy + 10 to 20 percent buffer.

Example: If you plan for 75 L per person per day, four people, and 30 days of autonomy, you get 75 × 4 × 30 = 9,000 L. Add a 10 percent buffer for 9,900 L. Round up to the next standard size, which is 10,000 L or 2642 gallons.

Practical size guidelines

• Small weekend home for one to two people with minimal use: 2,000 to 5,000 L.
• Full-time household of three to five people: 10,000 to 20,000 L depending on your autonomy target and delivery frequency.
• Larger estates or homes with irrigation: consider multiple tanks or 20 m3 and up, and review supplemental well options where legally permitted.

Materials and placement

Common cistern materials include concrete, polyethylene, fiberglass, and lined steel. Concrete is typical for permanent in-ground cisterns. Polyethylene modular tanks work well above grade. If you can use gravity feed, you reduce pump reliance (remember that pumps are a significant draw on your solar system). Include secure lids, screened vents, clear inspection access, and an overflow that routes to a safe percolation area.

How pipas work in BCS

“Pipa” is the local term for tanker trucks that deliver water to your cistern or on-site tanks. For most East Cape owners, pipas are the primary source of water.

Truck sizes and access

Typical capacities range from about 1 to 3 m3 for small trucks, 3 to 6 m3 for medium trucks, and 6 to 12 m3 or more for larger loads. Smaller trucks help with narrow or rough access roads. Most drivers assist with hose placement and can pump into elevated tanks if needed.

Delivery timing and scheduling

Delivery frequency depends on your tank size and household use. A small cistern with full-time occupancy may need deliveries every few days to weekly. A larger cistern with occasional use can stretch to monthly. The best approach is to set a regular cadence with one or two preferred providers and keep a backup contact. Expect 24 to 72 hours notice in normal conditions. Build in extra lead time during busy seasons or drought.

Costs and communication

It will probably surprise you to learn that rates have little to do with volume delivered, but instead vary by distance from the supply source. Get baseline quotes from several drivers, but beware that not all water is equal. Some wells are "sweeter" than others. Confirm delivery details by text and keep a simple log of volumes, dates, and costs. If you rent or share your property, store driver contact details somewhere visible on property.

Water quality verification

Always assume your water is non-potable. Get it tested in San Jose, but plan to disinfect at point of entry or at point of use.

Treatment and filtration that work

You can choose to treat water for the whole house or just at the tap. Point-of-entry systems treat incoming water for showers, laundry, and appliances. Point-of-use systems focus on drinking and cooking water. Many owners use a mix of both to control cost and maintenance.

A practical multi-stage setup

• Physical prefiltration: Use a first-flush diverter for rain capture and a coarse screen at the cistern inlet to limit sediment.
• Sediment filtration: Install a 5 to 20 micron filter before finer treatment so downstream equipment works well.
• Activated carbon: Improve taste and reduce some organics.
• Disinfection: UV disinfection is effective when water is clear. Chlorination is common and cost-effective if you maintain a residual and contact time, but does present some health concerns. You can combine sediment filtration with UV, then use carbon for taste. If you use carbon after chlorination, it can reduce the chlorine residual.
• Point-of-use polishing: Consider a reverse osmosis unit or specialty filters at the kitchen tap if you want extra taste and safety assurance.

Choose treatment by source

• Uncertified pipa water or wells: Assume microbiological risk. Use sediment plus disinfection, then add point-of-use treatment for drinking.
• Rainwater cisterns: Always use first-flush and mosquito screens. Disinfect before potable use.

Testing and monitoring

Test for bacteria such as total coliform and E. coli, check chlorine residual if you dose, and keep an eye on turbidity. Run a baseline test when you take possession, then quarterly in the first year. Adjust frequency based on results. East Cape water has a high mineral content including, naturally, salt so test for salinity and consider installing a water softener.

Maintenance realities

Plan for filter cartridge changes every 3 to 12 months depending on water clarity and pressure drop. Replace UV lamps annually and clean sleeves. For chlorination setups, check your dosing and stock. Schedule cistern cleaning annually or every 1 to 3 years based on sediment history.

Septic and wastewater basics

Most East Cape homes use septic systems with a leach field. Ask about tank size, material, age, and the last pumping date. Check for odors, soggy ground, or slow drains that may signal issues. Confirm whether the system is permitted or engineered, since older or DIY systems can be undersized.

If a property uses graywater for irrigation, confirm whether basic treatment exists and whether local rules allow reuse. Municipal rules set setbacks from wells and cisterns. A local contractor, licensed home inspector, or civil engineer should inspect the system before you make a non-refundable earnest deposit.

Read listings and verify claims

Active listings use specific language for water and septic. Watch for terms like “pipa,” “cisterna,” “tinaco,” “pozo,” and “fosa séptica.” If the listing shows a cistern size, confirm units and whether it refers to one tank or the total capacity.

Ask for documentation right away. Request cistern capacity proof, pipa supplier contacts, typical delivery volumes and frequency, recent invoices, and any water test results. If there is a well, ask for CONAGUA registration details. For septic, ask for the age, last desludging date, and repair history. When you tour, look for screened vents, secure lids, overflow routing, and tank labels you can photograph.

New owner checklist for the East Cape

Use this step-by-step list as you take over a property and settle in.

Immediate actions

• Collect recent pipa invoices (if available), cistern fill receipts, and septic pumping records.
• Meet the regular pipa driver and note backup suppliers.
• Book a baseline lab test for bacteria, turbidity, and chlorine residual. Add Total Dissolved Solids (TDS) or salts if taste or scaling is a concern.
• Visually inspect the cistern for damage, access security, and screens.

Ongoing schedule

• Monthly: Check cistern levels, confirm delivery schedule, and inspect roof and first-flush diverter after any rain.
• Quarterly: Replace or inspect sediment cartridges, check chlorine residual if you dose, and confirm UV system function.
• Annually: Clean and sanitize the cistern, service pumps and float switches, run a full lab analysis, and plan septic inspection. Desludge the septic every 2 to 5 years depending on use.

Vendor selection tips

• Pipa suppliers: Confirm name of primary contact, phone, capacity options, and potable certification if advertised. Ask seller and neighbors for references.
• Water treatment pros: Ask about certifications, warranties, parts availability, and similar installations.
• Septic contractors: Confirm licensing, insurance, written inspection reports, and desludging recommendations.

Keep great records

Create a folder with delivery receipts, lab results, maintenance invoices, equipment manuals, and any permits or certifications. Good records make future service, resale, and insurance claims easier.

Put it together

When you plan your cistern size, establish reliable pipa relationships, choose a sensible treatment setup, and stick to a simple maintenance rhythm, living on the East Cape feels effortless. You get the privacy and nature you came for, with water reliability that supports real life. If you want a second set of eyes on a property’s water plan or need referrals to local vendors, reach out. Let’s connect and I'll do what I can to make your East Cape experience smooth from day one.

FAQs

How much water should I plan for on the East Cape?

• Start with 50 to 100 liters per person per day, then adjust for guests, irrigation, and your comfort level.

What cistern size fits a 3 to 5 person household?

• A range of 10,000 to 20,000L works well for many homes, depending on your autonomy target, delivery frequency, and whether you have a pool. Water needs increase significant in summer, especially due to evaporation from pools.

How often do pipa deliveries happen for remote homes?

• Ensure you have sufficient capacity to require delivery at most monthly. There are limited trucks and more homes popping up all the time.

Do I need to disinfect cistern water in BCS?

• Yes if the source is uncertified or from a well, and even with potable pipa water many owners add disinfection for peace of mind.

How often should I clean a cistern?

• Inspect yearly and clean every 1 to 3 years based on sediment and any contamination events (like the time I dropped a mug of cocoa into my cistern when I was checking levels).

What should I ask a seller about water systems before buying?

• Ask for cistern capacity proof (usually by visual inspection), pipa supplier contacts and invoices, any recent lab results, and well or septic permits and service records.

And finally, remember that we are in the desert. The southern East Cape aquifers have the lowest volume of water available of any of the aquifers in BCS. Use water mindfully and consider rain water capture and Atmospheric Water Generation (AWG) as cutting edge ways to reduce your reliance on trucked well water.