Guide · Playa del Carmen
How to rent in Playa del Carmen
What to know before you pay: the process, the deposit, guarantors, the lease and the most common scams.
Reviewed on October 13, 2026 · General information with sources, not legal advice.
The process, step by step
Pick an area and a budget
Federal Highway 307 splits the city: on the sea side, Centro and the beach neighborhoods; on the other side, the colonias and developments where most people live year-round, cheaper and often car-dependent.[1][2]
Search several channels
There is no central channel: Facebook groups and Marketplace, WhatsApp, "Se renta" signs, agencies and portals. Many places are never advertised online.[1][3]
Visit before paying
Don't pay a single peso for a place you haven't seen, or to someone who can't show it to you. Good places go fast, but not that fast.[1][4]
Check who is renting
Ask for ID. If it's an agent, ask for their SEDETUS matrícula: in Quintana Roo it is required to broker rentals and it is listed in a public register.[5]
Sign in writing
In Quintana Roo a lease must be in writing. If the lease is bilingual, the Spanish version is the one that counts in court.[1][6]
Do an inventory on move-in
Record the condition of everything with dated photos, plus the electricity and water meter readings. Without a description, the law presumes you received everything in good condition.[6][7]
What you pay upfront
First month plus one month's deposit
That's the norm in Playa del Carmen. For stays of a few months, deposits of two to four weeks are common; some landlords take the deposit as the last month.[2][3][4]
The law doesn't set the deposit
Quintana Roo's Civil Code sets no cap and no return deadline; it only says any balance owed to you at the end is returned immediately. Write the amount, what it may cover and the return deadline into the lease.[2][6]
Lease fees
Some agencies charge for drafting the lease or signing before a notary; a local guide put it at MXN 1,500 to 2,000 in 2023.[3]
Agent's commission
In Playa del Carmen it is normally paid by the landlord, not the tenant.[4]
Aval and póliza jurídica
The aval (guarantor)
Someone who co-signs and pays if you don't. They are usually expected to own unencumbered property in the same state, which is hard for newcomers.[8]
A valid guarantor can't be refused
The landlord can't refuse a guarantor who meets the legal requirements (art. 2710). If the lease is extended or renews automatically, the guarantee ends unless agreed otherwise (art. 2740).[6]
The póliza jurídica
The alternative to an aval: a law firm screens you and backs the landlord if there's a dispute. It costs between 35% and a full month's rent, depending on the source; no law says who pays, it's negotiated.[8][9]
Often, neither
In Playa del Carmen, especially for foreigners, ID, first month, deposit and a signed lease are usually enough. Avales and pólizas show up mostly when an agency rents the place.[4]
The lease
Length
Six to twelve months; one year is the most common and it's negotiable.[3][4]
Renewing
If you're up to date, you can request an extension of up to one year within 15 days of the end date. The landlord may raise the rent by at most 10%, and only by showing that local rents went up (art. 2738).[6]
Staying without re-signing
If you stay on without objection, the lease renews indefinitely at the same rent (art. 2739); either side can then end it with two months' notice (art. 2714).[6]
Rent in dollars
You can pay it in pesos, at the exchange rate of the place and day of payment.[10]
Condos and utilities
In a condo building, the lease must include a copy of the building rules. And the landlord can't cut off basic services (art. 2687).[6][11]
Common scams
Stolen photos and a "holding deposit"
Someone copies the photos of a real listing and asks for a deposit to "hold" a place they say is still occupied. Fake profiles come back with the name reversed.[4][12]
The owner is "traveling"
You're asked to send the deposit to someone else because the owner can't meet you.[1]
"That one's gone, but I have another"
The listing was bait to sell you something else.[1]
Pressure
Pushing you to decide today, or refusing to show the place. Asking for a credit check before a viewing is a red flag too.[1]
For landlords
Check every payment in your bank: in Tulum, tenants stopped paying, sent a fake transfer receipt and emptied the apartment.[13]
Utilities and seasons
What the rent includes
Water and internet are usually included in monthly rentals; electricity (CFE) often isn't, because of air conditioning. Guides disagree, so confirm before signing.[2][4]
Watch the DAC tariff
Ask for recent electricity bills. If the meter has moved to the high-consumption tariff (DAC, unsubsidized), bills soar and it is very hard to get back down.[3]
High season
From December to mid-April rents can be up to 40% higher and the best places are booked two or three months ahead.[2]
Frequently asked questions
- How much is the deposit in Playa del Carmen?
- Usually one month's rent, plus the first month upfront. Quintana Roo law sets no cap: the amount and the return deadline are agreed in the lease.
- Do I need a guarantor (aval) to rent in Playa del Carmen?
- Not always. Foreigners commonly rent with ID, first month, deposit and a signed lease. Some agencies ask for an aval or, instead, a póliza jurídica.
- What is a póliza jurídica?
- A service from a law firm that screens the tenant and backs the landlord in a dispute. It replaces the aval and costs between 35% and a full month's rent, depending on the source.
- Does a rental lease have to be in writing?
- Yes. Quintana Roo's Civil Code (art. 2682) requires leases to be in writing.
- Can my rent go up when I renew?
- If you request the extension while up to date, the increase is capped at 10% and the landlord must show that local rents rose (art. 2738). In a new lease, the rent is freely set.
- How do I avoid a rental scam?
- Don't pay anything before a viewing or to someone who can't show you the place. Pay the person who signs the lease, get a receipt and, for agents, check their SEDETUS matrícula.
Sources
- 1.Everything Playa del Carmen. Everything about apartment renting in Playa del Carmen (4 jun. 2026)
- 2.Two Tickets Anywhere. Long-term rentals in Playa del Carmen (26 jun. 2026)
- 3.Viva La Travelista. How to find a Playa del Carmen long-term rental (2023)
- 4.Everything Playa del Carmen. How to find long-term rentals in Playa del Carmen (11 jul. 2026)
- 5.Congreso del Estado de Quintana Roo. Ley de Prestación de Servicios Inmobiliarios del Estado de Quintana Roo (reforma 16 dic. 2025)
- 6.Congreso del Estado de Quintana Roo. Código Civil para el Estado de Quintana Roo (texto vigente, 7 sep. 2026)
- 7.A Broken Backpack. Long-term rentals in Playa del Carmen (2023)
- 8.Mexperience. Finding and managing a long-term property rental in Mexico
- 9.Expansión. Póliza jurídica: cobro anual (14 dic. 2023)
- 10.Cámara de Diputados. Ley Monetaria de los Estados Unidos Mexicanos
- 11.Gobierno de Quintana Roo. Ley de Propiedad en Condominio de Inmuebles del Estado de Quintana Roo
- 12.Por Esto. Alertan por estafas de alojamiento en el Caribe mexicano (20 ene. 2025)
- 13.Tulum Times. Tulum rental scam: Canadian tenants fraud (15 jul. 2025, act. 4 sep. 2026)