Terms

Last updated: 31 August 2026 · Operated from Tulum, Quintana Roo, Mexico.

01Who you are dealing with

This website is operated by Move My Property, the commercial name under which José Bryan Luévano Jácquez, an individual under the laws of Mexico, trades.

Registered address

Calle Itzamná Mz 28, Lt 109, Int. UP 103, Aldea Zama, C.P. 77760, Tulum, Quintana Roo, México

Email

info@movemyproperty.com

WhatsApp and telephone

+52 614 462 7061

Move My Property is not an incorporated company. Where these terms say "we" or "us", they mean that individual trading under that name.

02What this website is

This site describes properties we operate, services we provide and how to reach us. It is informational.

• There is no booking engine here. Nothing on this site confirms a reservation, holds dates or takes payment.
• A booking exists only when we confirm it in writing — by WhatsApp or email — and you have paid the deposit.
• Availability shown or implied anywhere on this site is indicative. Ask us and we will check.
• Photographs are of the actual properties. Furnishings, plants and finishes change over time.
• Prices are quoted per request, in Mexican pesos, and are valid for the period stated in the quote.

03Booking directly with us

These terms apply to a stay you book directly with Move My Property. If you book through Airbnb, Booking, Vrbo or another platform, that platform's terms, payment rules and cancellation policy govern your stay instead of this section.

Confirming

• We quote your dates. The quote states the total in Mexican pesos and what it includes.
• 50% is due to confirm the dates. Until it is received, the dates are not held.
• The remaining 50% is due 14 days before arrival. For a booking made less than 14 days out, the full amount is due to confirm.
• The 15% direct-booking discount applies to the accommodation, compared with the same dates on the platform. It does not apply to concierge services, transport or third-party charges.

Cancelling

• 14 days or more before arrival — full refund of what you have paid for the accommodation.
• 7 to 14 days before arrival — 50% of the accommodation is refunded.
• Less than 7 days before arrival — no refund of the accommodation.
• Concierge services already contracted on your behalf follow each supplier's own cancellation terms, which we will tell you before booking them.
• If we cancel for a reason within our control, you receive a full refund. We will also try to place you somewhere comparable, which we cannot guarantee.

Security deposit

A refundable security deposit is held before arrival and returned after check-out, once the property has been checked. The amount depends on the property and is stated in your quote. Current deposits: Villa Aniana $10,000 MXN · Zil-Kaab $1,500 MXN per cabin or $5,000 MXN for the whole village · Riviera Towers 111 $3,000 MXN.

Arriving and leaving

• Check-in from 3:00 PM, check-out by 11:00 AM. Earlier or later is sometimes possible — ask, don't assume.
• Every guest staying must be named on the booking, with the details the property requires. We may refuse access to anyone not registered on the confirmed reservation.
• The stated maximum occupancy is the real limit. We do not add beds.

04While you are staying

• No parties or events unless we have agreed to them in writing in advance. A group having dinner is not an event; a hundred people is.
• Guests, and anyone you bring, must comply with the property's house rules and, where the property sits in a condominium, the condominium's regulations. We will give you both.
• Any fine imposed by a condominium or authority because of something a guest did is charged to the guest responsible, and collected before check-out or through the platform's payment mechanism.
• Report any defect, shortage or damage as soon as you notice it. Anything not reported at check-in or in the first hours of the stay is presumed to have happened during that stay.
• Damage beyond ordinary wear and tear is charged to the guest responsible, against the security deposit and, where the deposit does not cover it, directly.
• Some properties have real constraints — an unpaved access road, solar power, no air conditioning, no washing machine. These are stated on each property's page. Please read them before booking; they are the reason our reviews are what they are.

05Concierge services

Concierge is coordination. We arrange transport, chefs, tours, tables, wellness and celebrations with independent local suppliers.

• The supplier performs the service, not us. We select them, brief them, schedule them and follow up, and we choose people we use ourselves — but the service is theirs.
• Every quote tells you what is paid to us, what is paid directly to the venue or supplier, and what is still an estimate.
• Some services require a deposit or have a minimum spend. We will tell you before you commit.
• Each supplier's own cancellation and refund terms apply, and we will show them to you.
• If a supplier fails to perform, we will work to replace or resolve it and to recover what you paid. Our responsibility is the coordination.

06If you are a property owner

Nothing on this website is an offer, a quote or a contract. Our relationship with an owner is governed entirely by the Property Management Agreement both parties sign, together with its schedules: Inventory and Condition Report (A), Rules of Use (B), Privacy Notice (C), Operating and Tax Scheme (D) and, where it applies, the Acknowledgment of Recommendation Not Followed (E).

Where anything on this site — including the pages describing management, maintenance or the owner platform — differs from that signed agreement, the signed agreement prevails. Figures, percentages and service descriptions shown here are indicative and are agreed property by property.

The owner platform described on this site is in development. Nothing about it is a commitment to a launch date, a feature or a price.

Compliance is yours; the work of getting there is ours

Under Mexican law the obligations attached to a property — its permits, its registrations, its tax position, its insurance — belong to whoever owns it. That does not change because you hire a manager. What we do is carry the work: we identify which registrations apply to your property, assemble the files, coordinate the filings with the municipal, state and federal authorities, track renewals, and keep the resulting documents where you can see them. That support is included in our fee and we do not charge a coordination fee on it.

What we cannot do is take the obligation off your name. If an authority opens a proceeding about your property's permit status, it is addressed to you, and the outcome and any fine are yours.

What we tell you, and what happens if you decide otherwise

Part of our job is telling owners things they may not want to hear: that a policy has lapsed, that a licence is missing, that an installation is unsafe, that a residential insurance policy may not cover commercial letting. We put those in writing, and we keep the record.

Once we have told you, the decision is yours. You may decide not to insure the property, to insure it for less than we recommend, not to declare short-term rental use to your insurer, or not to pursue a permit. That is your right as the owner — and we will keep working with you. But the consequences of that decision sit with you, not with us.

Where an owner declines a recommendation of this kind, we ask them to sign a short acknowledgment recording what we recommended, what they decided, and the date. It is one page, it is not a trap, and it protects both sides: it stops a disagreement two years later about who said what and when. Declining to sign that acknowledgment, while also declining the recommendation, is a reason for us to end the agreement.

What we are not

We are not lawyers, accountants, tax advisers or insurance brokers, and nothing we say is legal, tax or insurance advice. We read documents, prepare files, explain what an authority is asking for and tell you where we think the risk is. For an opinion you can rely on, take advice from a licensed professional — and if you do not have one, we will happily point you to people we work with. Decisions about your tax structure, your insurance and your legal position remain yours.

Your capacity to let the property

Before we operate a property we ask the owner to confirm that they are actually permitted to let it. That means more than owning it. If the property sits in the restricted zone and is held through a fideicomiso, the purpose stated in the trust has to allow letting, and the Ministry of Foreign Affairs permit and the annual trustee fee have to be current. If the property is in a condominium, the regulations have to allow short-term rental. These are questions worth answering before the first booking, not after a complaint.

07What we are responsible for

We take our work seriously and we would rather over-communicate than disappoint. That said, and to be clear about the limits:

• We are responsible for our own wilful misconduct and gross negligence.
• We are not responsible for the acts or omissions of independent third-party suppliers, booking platforms or venues, beyond our duty to select and coordinate them with reasonable care.
• We are not responsible for ordinary wear and tear, hidden defects in a property, or damage caused by guests, the owner or third parties.
• We are not responsible for interruptions to electricity, water, internet or other services that are outside our control.
• Where an owner has been advised in writing to insure a property, or to correct an unsafe installation, and has decided not to, we are not responsible for the consequences of that decision — and the owner indemnifies us for them under the signed agreement.
• Nothing in these terms limits any liability that cannot be limited under Mexican law, including for wilful misconduct and for personal injury caused by negligence. Under article 2106 of the Federal Civil Code, liability arising from wilful misconduct is enforceable in all obligations and cannot be waived — and we do not ask anyone to waive it.

One thing worth being straight about, because it is often assumed the other way: an agreement between us and an owner allocates cost between us and that owner. It does not, and cannot, take away a right that belongs to somebody who did not sign it. A guest keeps whatever claim Mexican law gives them, against whoever they choose to bring it against. That is why we carry our own civil liability insurance rather than relying on paperwork, and why we ask owners to carry theirs.

08Events beyond anyone's control

Neither party is liable for delay or failure to perform caused by an event outside its reasonable control, including hurricanes, tropical storms, floods, earthquakes, sargassum landings and other natural phenomena affecting Quintana Roo or the Riviera Maya; pandemics, health emergencies, travel restrictions or border closures; civil unrest or government travel advisories materially affecting travel to the region; interruptions of electricity, internet or water lasting more than seventy-two consecutive hours and not attributable to us; regulatory changes affecting short-term rental; and restrictions or suspensions imposed by booking platforms for reasons not attributable to us.

Where such an event prevents a stay, we will offer to move the dates or refund what has not already been paid to third parties on your behalf.

09This site's content

The text, photography, design and code of this website belong to Move My Property or are used with permission. You may read, share and link to the pages. You may not copy the photography or the content for commercial use without our written permission.

Property names, venue names and platform names mentioned on this site belong to their respective owners and are used to describe real places and services.

10How we communicate

We use email and WhatsApp, and treat both as valid written notice — a message is considered received when there is evidence it was sent or read. Quotes, confirmations and changes to a booking are valid in either channel.

11Privacy

How we handle personal data is set out in our privacy notice, issued under Mexico's Federal Law on Protection of Personal Data Held by Private Parties.

12Changes to these terms

We may update this page. The terms that apply to your booking are the ones in force when we confirmed it, and we will not change those without your agreement.

13Law and jurisdiction

These terms are governed by and construed in accordance with the laws of the State of Quintana Roo, Mexico. The parties submit to the competent federal courts sitting in the State of Quintana Roo, waiving any other jurisdiction that might apply by reason of domicile or otherwise.

These terms are published in English for the convenience of our guests. Our signed agreements are made in Spanish, and in case of any conflict between versions the Spanish text prevails.

14Questions

Write to info@movemyproperty.com or message +52 614 462 7061. If something on this page is unclear, that is our problem to fix — tell us.