In this GlobalAutoIndustry.com Audio Interview “Insights on Mexico Industrial Real Estate: Focus on the Bajio and Northeast Automotive Regions – June 2023” Ron Hesse Interviews Fernanda Martinez and Edgardo Hernandez, Regional Directors with NAI Mexico.

GlobalAutoIndustry.com’s latest Audio Interview “Insights on Mexico Industrial Real Estate: Focus on the Bajio and Northeast Automotive Regions – June 2023” features Fernanda Martinez and Edgardo Hernandez, both with NAI Mexico. Ms. Martinez is Regional Director serving the Bajio Region, and Edgardo Hernandez is Regional Director serving the Northeast Region. NAI Mexico, part of the NAI Global network, is a leading industrial and commercial real estate firm, and operates 25 offices across Mexico and works with global customers, including many in the automotive industry.

Audio Interview Guest
Ms. Fernanda Martinez, Regional Director – Bajio Region
Mr. Edgardo Hernandez, Regional Director – Northeast Region
NAI Mexico

To download transcript of this Interview, please click here.

In the 9-minute Audio Interview, Ms. Martinez and Mr. Hernandez discusses these questions:

• Fernanda, what is the latest news, or what are recent trends regarding industrial & commercial real estate in the Bajio Region, including Queretaro and Guanajuato?
• Fernanda, how do you see the automotive industry’s impact on the local industrial real estate market?
• Edgardo, what is the latest news, or what are recent trends regarding industrial & commercial real estate in the Northeast Region, including Monterrey and Saltillo?
• Edgardo, how do you see the automotive industry’s impact on the local industrial real estate market?

About Ms. Fernanda Martinez and Mr. Edgardo Hernandez:
Regional Directors, NAIMexico

Ms. Martinez is the Regional Manager for the Bajio Region offices; she oversees projects in Queretaro, San Luis Potosi and Guanajuato. She specializes in Industrial Real Estate planning, acquisition and sales. The planning includes comparing existing operations in Mexico vs. other global locations. She is experienced in all facets of tenant/buyer and owner representation. As a commercial real estate broker in Mexico, she has completed land sales, facility lease and build to suit transactions in North and Central Mexico.

Mr. Hernandez is based in Monterrey/Saltillo, North East Mexico region. Through his 11 years representing global firms in Mexico, Mr. Hernandez offers senior transaction, advisory, investment and project management experience to support every client requirement. Edgardo co-leads a senior 5 member team, with an average experience level of 12 years per person. The team delivers integrated planning and implementation for industrial, retail, and office services. Edgardo’s real estate practice includes fully integrated industrial real estate solutions, including: Tenant Representation, Agency Representation, Build-To- Suit transactions, Project Bid Management, Financial Analysis and Valuation Services. His experience includes aerospace, automotive, medical device, electronics and all industrial sectors, often with Fortune 100 firms.

As manufacturing in Mexico returns to pre-pandemic levels, several recent legal developments may affect those operations. Manufacturers, particularly those in the automotive industry, need to consider new Mexican labor regulations, the recent interpretation of the United States-Mexico-Canada Agreement´s (USMCA) Automotive Rules of Origin, and new requirements concerning transparency of ownership.

Recovery of Automotive Manufacturing in Mexico

North American manufacturers of sophisticated and highly-regulated products that are to be delivered Just-in-Time, such as automotive or aerospace products, benefit from reliable, close-to-home suppliers.

In the USMCA manufacturing region, Mexico has a number of competitive advantages to manufacture labor intensive and sophisticated products—namely several decades as part of North America’s complex supply chains, significant trade promotion programs, and a large number of Free Trade Agreements to name a few. Such advantages are reinforced through USMCA’s market access certainty to both the U.S. and Canada.

Although Mexico’s economy faced extreme difficulties due to the COVID-19 pandemic as there was no governmental program to boost its economy, the country’s resilient manufacturing sector already has surpassed pre-pandemic levels. This boost in manufacturing can be partially attributed to nearshoring of manufacturers into Mexico—many in the automotive industry—in order to be closer to the U.S. and Canada markets. This nearshoring trend has triggered the arrival of new foreign direct investment (FDI).

The Mexican Ministry of Economy recently reported that Mexico captured US$35.29 billion in FDI during 2022, up from $31.54 billion in 2021. Manufacturing reigns as the most influential sector in that increase, accounting for 36% of the country’s total FDI, with the U.S. and Canada standing out as Mexico’s two main trading partners. The Ministry of Economy also noted that automotive part manufacturers were among the largest recipients of foreign investment.1

According to 2022 data, the FDI in the automotive manufacturing sector has not yet recovered to pre-pandemic levels. However, there are reasons to be optimistic that this will change in the near future due to the USMCA’s market attractiveness and the natural advantages of manufacturing in Mexico, such as its highly specialized labor force and its geographic proximity to the U.S.

In anticipation of Mexico’s continued growth as a manufacturing hub for U.S. automotive companies, the following are recent updates and trends in Mexico that your company needs to consider when relocating or operating in the country.

Increase of Labor Benefits

The Lopez-Obrador administration has pushed for increasing labor benefits to employees in Mexico, which investors in Mexican manufacturing should take into account when making their budgets and economic projections. The following are the most recent and relevant changes to existing labor rules:

Vacations

Effective January 1, 2023, the Federal Labor Law increased vacation days in Mexico. Before this amendment, employees had a minimum of six (6) working days’ vacation period per year of service. The new rule increases the period to a minimum of twelve (12) working days per year of service, which will grow by two (2) days per year up until the employee is entitled to twenty (20) working days vacations. As from the sixth year of service, the period shall increase by two (2) working days per every five (5) years of service.

Minimum Wage

Beginning January 1, 2023, the minimum wage for Mexican employees increased 20%. Even though most employees receive more than minimum wage as a starting salary, this increase is expected to impact even Mexican companies that pay above minimum wage, as they commonly index salaries to a minimum wage reference. The effect of rising minimum wage on salaries will become clearer when the common yearly salary revision takes place.

Pension Funds

According to a 2020 amendment to the Mexican Social Security Law, companies’ mandatory contributions to one of the components of employees’ pension funds shall progressively increase from the current 3.15% of the employee salary to 11.87%. This increase shall occur progressively from 2023 up until 2030; during 2023, employers’ contribution will range from 3.15% to 4.24%, depending on the employee’s salary.

Mandatory Legitimization of Collective Labor Contracts

May 1, 2023 is the maturity date for all existing collective bargaining agreements across Mexico to be legitimized through the express support of a majority of the workers covered by the relevant agreement (following a carefully staged process).  Legitimization efforts have long been underway as per the relevant rules issued May 1, 2019. However, it is expected that 80% to 90% of current collective labor contracts will not meet the legitimization threshold and, consequently, will be automatically terminated.

When such agreements are terminated, individual labor contracts will be automatically created for every worker; said individual contracts will incorporate the terms contained in the then-terminated collective labor contracts that are superior to the minimum standards established by Mexican laws.This measure intended for individual workers to continue under the same labor conditions, though no longer under a collective labor contract.

The lack of a collective labor agreement—the long standing status quo in the country—likely will bring restlessness in the workforce. Though workers’ current rights will be preserved by the individual labor contracts, Mexican workers will need to decide whether to enter into a new collective labor agreement sooner rather than later.

 

Source: The National Law Review

El 31 de enero del presente año, el gobernador del estado de Nuevo León, Samuel García, hizo el lanzamiento del evento “Americas´ Mobility of the Future“.

Este evento, organizado por Hannover Fairs México, el Clúster Automotriz de Nuevo León A.C. (CLAUT) y Nuevo León 4.0, con el apoyo del Gobierno del Estado de Nuevo León, es el primer evento en Latinoamérica dedicado a temáticas de movilidad del futuro, transportación inteligente, infraestructura y logística sustentable, y ha sido creado con el objetivo de ser un catalizador para convertir a Nuevo León en un hub de tecnología para la industria automotriz del país.

Con la reciente noticia de la inversión de Tesla para construir su primera Gigafactory de Latinoamérica en Nuevo León, y la consecuente instalación de sus principales proveedores en la región, se presentó la necesidad de crear una cadena de suministro mucho más sólida en cuanto a capacidad y calidad se refiere.

Ante este contexto, el CLAUT ofrecerá a los proveedores y compradores de la industria, la oportunidad de reunirse y hablar de negocios en el evento Proveedor Automotriz 2023, el cual se realizará en paralelo a Americas´ Mobility of the Future, el 6 y 7 de junio en Cintermex. 

Proveedor Automotriz es organizado desde el 2011 por el organismo en sinergia con la Secretaría de Economía estatal y actualmente es reconocido como el evento de proveeduría automotriz más eficaz de México, siendo una excelente oportunidad para generar nuevos negocios para todas las empresas que desean sumarse a la cadena de suministro automotriz.

Este año, el evento de Proveedor Automotriz contará un área de exposición mayor que cualquier edición anterior y con la premisa de traer a más de 1500 tomadores de decisión de la industria automotriz con casi 500 empresas OEM, Tier 1, Tier 2 y Tier 3.

Miguel Bravo, director del evento y líder de Desarrollo de Proveedores en el Cluster Automotriz de Nuevo León, comentó que la prioridad es llevar a cabo citas de negocio de calidad y para eso han contratado a la empresa finesa Brella, que es uno de los mejores proveedores en el mercado mundial para citas B2B.

“Después de cada evento se realiza un seguimiento detallado de la efectividad de las reuniones B2B y se sabe que dos de cada tres citas avanzan a un RFQ y que una de cada 10 citas de negocio culminan en una orden de compra, lo cual significa que el porcentaje de efectividad es casi del 10%, siendo por mucho el evento de negocios más efectivo realizado en el país”.

Al igual que la edición anterior, este año se contará con el apoyo de la región de Quebec, Canadá, a través de su organismo Invest Quebec, quien estará presente con una delegación de más de 10 proveedores con procesos relacionados a la fabricación del vehículo eléctrico al ser ésta una región potencia en recursos naturales y de investigación para el aluminio y litio.

Source: Elenne Castro, Mexico Industry

In March 2023, Marcelo Ebrard, Minister of Foreign Affairs, went to New Delhi, India, to advance innovative binational projects in the fields of aerospace, lithium, biotechnology, water and vaccines, before opening a Mexican Consulate in Mumbai. An agreement was signed between the Ministry of Foreign Affairs, represented by Ebrard, and the Council of Scientific and Industrial Research (CSIR), represented by Dr.Jitendra Singh, India’s Minister of Science and Technology.

“Both countries will identify priority projects for development, including hydraulic management, electromobility and production of vaccines at low cost. Once the funding is determined, research institutes will be called upon to implement the project,” said Ebrard. The agreement also considers a fund of US$1 million, financed by both countries of US$500,000 each.

Both Mexico and India are part of the G20, which plays an important role in shaping and strengthening global architecture and governance on all major international economic issues. The collaboration between G20 countries on lithium research is a move in the right direction as lithium can help Mexico with its energy transition due to its role in rechargeable batteries for e-vehicles.

In February 2023, the Geological Survey of India (GSI) stated the discovery of 5.9Mt of Lithium deposits in the Salal-Haimana area of Jammu & Kashmir’s Reasi District. During his visit, Ebrard encouraged Sun Mobility, a company known for building energy infrastructure for electric vehicles, to expand into Mexico. The company tweeted, “We had the pleasure of demonstrating our battery swapping solution to @m_ebrard … during his visit to Delhi. It is highly motivating for us to receive such a positive response for our “Made in India” solutions for the world.”

Regarding vaccines, India has been named the “Pharmacy of the World” for not only successfully carrying out the largest vaccination campaign during the COVID-19 pandemic but also for providing vaccines to over 100 countries under its Vaccine Maitri initiative. Both India and Mexico will benefit from this collaboration, as manufacturing becomes more regionalized.

Source: Anmol Notwani, Mexico Business

CHIHUAHUA – Given the current global restructuring of value chains, nearshoring represents a growth opportunity for the coming years, and the state of Chihuahua is looking to diversify and lead in the industry.

Although Chihuahua is making progress to position itself as a pioneer in electromobility, challenges remain, such as the development of public policies, infrastructure, labor force, incentives and greater promotion.

Experts explained that given the current global restructuring of value chains, nearshoring represents an opportunity for growth in the coming years, which is why the state seeks to diversify and lead in the electromobility industry.

For Francisco González, president of the National Auto Parts Industry, the generation of talent and the development of infrastructure at a national and local level to detonate this type of projects are priorities that states must keep in mind, because with the arrival of new companies and future requirements (such as charging stations) they will be necessary.

“The concrete challenges are to have a clear idea of the development of people, the development of talent for electromobility. To have good universities, good preparation. What we require at the state level is the facilitation of charging stations, having the possibility of infrastructure and greater accessibility,” he said.

In an interview with El Economista, María Angélica Granados Trespalacios, head of Chihuahua’s Department of Innovation and Economic Development, explained that the local government is developing short, medium and long-term plans for infrastructure.

In energy matters, she recalled, the State Agency for Energy Development was recently created to work with the private sector to develop the infrastructure required by new companies; Chihuahua is the city with the highest demand.

 

Source: Mexico Now

NUEVO LEON – The Mexican government seeks to create an industrial park for electric batteries (Lithium), alongside Tesla’s gigafactory in Nuevo Leon.

According to Martha Delgado, Undersecretary for Multilateral Affairs and Human Rights of the Ministry of Foreign Affairs (SRE), the park will house different manufacturers, including Elon Musk’s firm.

“The government plan estimates that the battery industrial park will be built in the center of the country, since it is a strategic location,” she added.

This location was chosen to supply the automotive industry plants located in Puebla, Queretaro, State of Mexico and the Bajio region.

The undersecretary highlighted the state of Hidalgo as one of the entities that would benefit from the project. However, according to the Mexican Association of the Automotive Industry (AMIA), Hidalgo does not have any light vehicle manufacturing plants.

It is worth mentioning that recently President Andres Manuel Lopez Obrador noted the possibility of investments in Sonora or Hidalgo related to lithium.

Regarding this, Martha Delgado said that there is an incentive issue that is being discussed with Tesla and that Mexico is reviewing with the Treasury.

“The United States has high subsidies for electric battery factories. For this reason, the Foreign Ministry and the Treasury are working on putting together an “interesting” incentive package in order to allow Tesla to establish itself in the country,” added Martha Delgado.

For his part, Mexico’s Secretary of Finance, Rogelio Ramírez de la O, said that Tesla’s proposal consists of matching U.S. tax incentives under the Inflation Reduction Act (IRA), estimated at US$369 billion for the climate change and electromobility sector.

However, the Mexican government refused to match the tax incentives.

 

Source: Mexico Now

Tesla plant, high demand boost optimism on Mexican economy
Bank says high interest rates will drag down Brazilian economy

 

Latin America’s top two economies are moving in opposite directions, with export and investment growth propelling Mexico while Brazil is set to fall into recession, according to JPMorgan Chase & Co.

“Mexico is the silver lining in Latin America as it remains on a strong footing, on the back of resilient external demand, domestic consumption, and the catching up in fixed investment,” JPMorgan economists including Cassiana Fernandez and Gabriel Lozano wrote in a report published Monday.

In contrast, “Brazil, which was one of the first economies to tighten policy, will also be among the first to see a recession,” the economists wrote.

Mexico’s Dec. Fixed Investment Rises Up Most in 15 Months

Analysts became more optimistic about the Mexican economy after Tesla Inc. announced the construction of a new factory in Monterrey, an industrial city near the border with Texas, that’s likely to bring in billions of dollars of investment. Meanwhile, Brazil’s worse-than-expected end to 2022, when the economy shrank 0.2% during the final quarter, raised concerns that high interest rates will be a big drag on growth this year.

The economists don’t see Brazil’s central bank cutting rates “anytime soon,” unless there’s a deeper fall in economic activity.

“Looking ahead, we expect some economic recovery during the year – aided by a more solid external outlook particularly with China re-opening strength – but with growth remaining below potential up until the end of 2024,” they wrote.

On Monday, Mexico’s statistics institute reported that gross fixed investment grew 9.4% in December compared to the previous year, the fastest expansion since Sept. 2021. Shipments of vehicles, one of Mexico’s main exporting products, grew over 14% in February to 230,484 units, the institute said.

Source: Andrew Rosati, Bloomberg 

The need for world-class manufacturing and engineering talent in the automotive sector has reached a fever pitch as automakers, along with Tier 1 and 2 suppliers, gain velocity in delivering on the many promises of electrification. Success requires careful maneuvering around seemingly endless technology, supply chain and production speed bumps.

For that reason, among others, Molex recently opened a factory in Guadalajara, Mexico, to accelerate innovation on behalf of automotive, transportation and industrial customers in North America and globally. While the company’s manufacturing presence in Mexico has grown steadily for more than a half-century, this move is aimed at alleviating complex challenges in vehicle connectivity, electrification, battery management, functional safety and zonal architectures.

By doubling down on a new facility nearly twice as large as its existing Guadalajara footprint, Molex attains ready access to advanced manufacturing capabilities and a diversified pool of highly experienced engineers. This enables us to extend and complement our engineering resources throughout North America, Asia and Europe.

According to the International Trade Administration (ITA), Mexico produces approximately 3 million vehicles annually, with 76% destined for the United States. A long list of automakers has factories throughout the country, including Audi, BMW, Ford, General Motors, Honda, Hyundai, Kia, Mazda, Mercedes Benz, Nissan, Stellantis, Toyota and Volkswagen. Additionally, over 1,100 Tier 1 and several thousand Tier 2 and Tier 3 auto-parts manufacturers and suppliers have operations in Mexico.

Anyone prioritizing Mexico as a labor-arbitrage solution is missing the point. This country clearly has so much to offer. Mexico’s emphasis on STEM education is contributing to a rapid rise in engineering talent. In metro Guadalajara alone, more than 20 universities offer engineering programs focused on electronics, software, renewable-energy technologies and artificial intelligence.

Mexico also offers excellent opportunities for “nearshoring,” which relocates manufacturing closer to final delivery destinations. Trade agreements, such as the U.S.-Mexico-Canada Agreement (USMCA), provide incentives that can lower production costs while strengthening a company’s North American presence.

What stands out, however, is Mexico’s budding reputation as the “Silicon Valley of the South.” In particular, Guadalajara has become a hotbed for innovation, encouraging leading-edge product development and entrepreneurial thinking, along with increased foreign and venture-capital investments. According to Credit Suisse’s Mexico Nearshoring Tracker Second Edition released in October, Volkswagen, Flex Americas, Continental, Bosch and Molex contributed the most to the $2 billion invested during the quarter.

Molex’s decision to expand south of the U.S. border took place well before the pandemic and massive supply chain disruptions that caught many companies off guard. The company’s strategy to invest $130 million in a second factory in Guadalajara emerged from ongoing discussions about broadening supply chains, shortening lead times, localizing production and accessing specialized expertise to spur electrification.

These goals aligned with Molex’s plan to embrace factory-of-the-future capabilities, including production-line automation, advanced materials handling, robotics, cutting-edge molding and assembly, digital twins, artificial intelligence, predictive analytics, machine learning and other data-driven, digital technologies, tools and processes.

Expansion in Guadalajara also enabled the company to apply expertise from working with makers of sophisticated medical devices, high-speed networks and powerful data-center solutions — all critical to developing tomorrow’s electric vehicles, advanced driver-assistance systems (ADAS) and vehicle-to-everything (V2X) communications. We now can readily tap into a region rich with relevant customer experiences, proven engineering talent and overarching commitments to R&D.

Guadalajara has a strong foothold in electronics, medical devices and automotive manufacturing. The biggest EMS players — including Jabil, Flex and Sanmina, among others — have world-class factories here. Many tech titans in software, hardware and digital technologies also have a growing presence, which bodes well for the automotive industry because cars of the future will function more like data centers on wheels.

Equally important is the increase in on-site testing capabilities, such as the reliability and metrology lab Molex is implementing in Guadalajara. The goal is to empower local engineers to improve product designs and speed development cycles using testing, simulations and analyses that reduce rework costs and time. In collaboration with customers and colleagues, Molex is committed to Mexico for the long haul — and excited about discovering new and creative ways to continually add customer value.

 

SOURCE: EE | TIMES

El Paso, Las Cruces,and Juarez add a combined 35,000 year-over-year jobs in October, Hunt Institute says.

The jobs are coming back to the Paso del Norte region.

El Paso, Las Cruces, New Mexico, and particularly Juarez, Mexico, saw an uptick in employment in October. El Paso added 8,900 jobs in October, led by growth in services, trade and transportation, the University of Texas at El Paso’s Hunt Institute for Global Competitiveness reported on Tuesday.

The same three sectors fueled job growth in Las Cruces, which added 2,300 jobs. Juarez gained 23,900 jobs led by its signature manufacturing sector.

Juarez is home to more than 300 U.S.-run manufacturing plants and the Mexican government has designated many as essential businesses, which has spared them from COVID-19 shutdowns. Juarez has seen year-over-year employment gains for the past 15 months, according to the Hunt Institute’s December 2021 report.

But whereas El Paso’s manufacturing sector remains stagnant, it leads all major Texas cities when it comes to growth in sales tax collections, the report states.

El Paso collected $93.5 million in sales taxes during the first 10 months of the year, a 20.3 percent increase compared to pre-pandemic 2019 levels. It also collected $16 million more over the same period in 2020.

El Paso also was among the top four in the Southwest border in terms of international trade. El Paso’s ports of entry recorded an increase of 11.2 percent in trade during the first 10 months of 2021 compared to 2019, the Hunt Institute reported.

EL PASO, Texas VIA (Border Report) –