How to Get Your Puerto Aventuras Vacation Rental Fully Compliant
Buying or renting out a home in Puerto Aventuras now means playing by a clearer set of rules. Recent updates to Airbnb rules in Quintana Roo give municipalities like Playa del Carmen (which governs Puerto Aventuras) more say over short-term rentals, while the state tightens registration and tax compliance.
The laws for Riviera Maya vacation rentals are definitely changing. For owners, the goal is simple: make sure your villa or condo is fully legal so you can host confidently and avoid fines or last-minute headaches.
This guide walks you through the process, start to finish: confirming your HOA permissions and land use, setting up your federal tax profile, enrolling for the state lodging tax, securing your municipal operating license, completing Protección Civil requirements, registering in the state tourism registry (RETUR-Q), and aligning your platform settings.
Follow the steps below and you’ll be audit-ready under the 2025 framework.
1) Confirm building/HOA permissions and zoning.
Before anything else, make sure your building bylaws and condo/HOA rules permit short-term rentals. You’ll also need the Constancia de Uso de Suelo – Giro Comercial (CUSGC) from the Municipal Development office; this is the land-use clearance that matches your activity (“servicios de hospedaje”). The municipality’s own licensing format lists the CUSGC as a prerequisite and routes your file to Desarrollo Urbano.
2) Get your federal tax house in order (SAT).
Register or update your RFC and tax activity with Mexico’s tax authority (SAT) to reflect that you provide lodging through digital platforms. Individuals who earn through platforms fall under the specific “plataformas tecnológicas” rules (ISR/IVA), and can opt for platform withholdings as definitive if they meet income thresholds. You’ll use your e.firma and keep monthly filings current even when withholdings apply.
3) Register for the State Lodging Tax (ISH) with SATQ and get the State Operating License.
Quintana Roo’s Impuesto al Hospedaje applies to all lodging; the law requires hosts to enroll in the Registro Estatal de Contribuyentes and obtain a Licencia de Funcionamiento for each rental property. ISH is 5% generally, but when the guest pays through a digital platform, the applicable rate is 6%, and platforms are obligated to withhold and remit the tax, issuing the host a retention certificate. Monthly ISH filings/enters are due by the 10th of the following month.
4) Obtain your Municipal Licencia de Funcionamiento (business operating license).
In the Municipality of Playa del Carmen (which includes Puerto Aventuras), every commercial/service activity must be on the municipal license roll. For lodging via platforms, use the municipality’s “Hospedaje” licensing format; it calls for your RFC, proof of property tax payment, lease/title, CUSGC, prior state license data, and—importantly—proof you’re current on the Derecho de Saneamiento Ambiental (DSA). The form explicitly names “Servicios de hospedaje a través de plataformas tecnológicas digitales” and requires you to declare max capacity.
5) Complete Protección Civil (civil protection) compliance and get the municipal “anuencia.”
Before the municipal license is issued, you must obtain Civil Protection’s authorization. The licensing format shows the workflow and cites the local Protection Civil regulation; at a minimum, expect basic safety equipment, signage, and documentation scaled to your unit’s risk level. The state’s Civil Protection commission also publishes PIPC (internal program) templates and checklists that local areas use as reference. Keep inspection documents with your license file.
6) Register your lodging activity in Quintana Roo’s tourism registry (RETUR-Q).
Quintana Roo requires every establishment that provides tourist services—including “empresas de hospedaje” and “anfitriones de plataformas digitales”—to appear in the Registro Estatal de Turismo (RETUR-Q). The official FAQ explains the process is online and free, that the registration is per establishment, and that you’ll need your RFC and state operating license details to validate and download your Constancia de Inscripción—which must be kept visible.
7) Align your platforms and paperwork.
Inside Airbnb (and similar), add your tax info so the platform can withhold and display taxes correctly. In Quintana Roo, Airbnb currently collects ISH at 6% on bookings and remits it to the state; you should still keep your SATQ/ISH account active for filings, reconciliations, and any direct sales you make off-platform. Save the platform’s ISH retention certificates and match them to your monthly statements.
8) Keep documents current and on hand.
Maintain up-to-date copies of your RFC constancia, ISH/SATQ filings, RETUR-Q constancia, Municipal Licencia de Funcionamiento, Protección Civil anuencia, CUSGC, and DSA proof with the property record. The municipal guidance stresses that licenses renew annually and that no pending debts or missing documents should remain at renewal time.
9) Track the new municipal discretion window.
The updated Tourism Law regulation gives municipalities explicit power to permit or prohibit platform operations locally and set administrative requirements. There’s a 90-day window from publication for full application, so monitor Playa del Carmen’s notices and deadlines and keep your file complete to avoid fines. Recent coverage also notes fines can reach MXN 100,000 for non-compliance with the new rules.
A Quick Sanity Check for Hosts
I know. It’s a lot. Maybe a lot more than you were expecting when you purchased an investment property.
But, if you can show: RFC + SAT platforms setup → SATQ/ISH enrollment (and filings) → CUSGC → Protección Civil anuencia → Municipal Licencia de Funcionamiento → RETUR-Q constancia → Platform tax settings reflecting ISH, you’re essentially audit-ready in Puerto Aventuras under the 2025 framework.
The Smart Way Through (So You Don’t Have to Do It Alone)
If the paperwork feels impossible—especially in Spanish—build a small, bilingual team and let the pros carry the load.
- Start with a local property manager who offers compliance as a service, not just cleaning and check-ins. They can quarterback timelines, renewals, and inspections.
- Pair them with a contador público (CPA) who knows short-term rentals in Solidaridad: they’ll handle your RFC setup with SAT, monthly ISR/IVA filings, ISH (state lodging tax) with SATQ, CFDI invoicing, and platform withholding reconciliations.
- For permits and registrations, hire a reputable gestoría de trámites to secure your CUSGC, Municipal Licencia de Funcionamiento, and RETUR-Q. They understand the municipal jargon and know the processes, which saves weeks.
- For safety sign-off, bring in a Protección Civil consultant (often an engineer) to kit the unit with required equipment, signage, and the internal program/inspection report.
- When bylaws or contracts get tricky, consult a real-estate attorney or your notario público. They’ll align condo rules, guest agreements, and liability language.
- Finally, talk to an insurance broker about a policy that explicitly covers short-term rental liability.
If you’d rather keep it ultra-simple, look for a property manager + accountant duo that offers a fixed “compliance bundle” (licenses, RETUR-Q, ISH setup, annual renewals). That way, you host confidently, stay legal, and spend your time on guests…not in line at SAT.
