Terms and Conditions


A deposit is required within 1 to 7 days of making a reservation, depending on your arrival date. Final payment is due 60 days prior to your arrival date. Final payment for all HOLIDAY bookings (Christmas and New Years) is due 90 days before arrival date. For last minute bookings (arrivals within 60 days of reservation date) FULL PAYMENT is due within 3 days. Failure to pay on time will result in automatic cancellation of the reservation and automatic forfeit of all monies paid to date. 



Plan to arrive at your villa no earlier than 3:00PM. Do not use the villa or premises before this time. We make every effort to ensure your villa is ready at 3:00PM but we cannot guarantee. Check-out time is 11:00AM. In order to prepare the villa for the next arrival, we ask that you depart no later than 11:00AM.  In order to prepare the villa for the next arrival, we ask that you depart no later than 11:00AM. 



The Guest agrees not to exceed the occupancy allowed by this property as described in this Rental Agreement (infants 1 year or under are not included, maximum 2 free per rental). Akumal Villas does not rent to minors. Penalty for violation of this Agreement is outlined in Paragraph 4.



If Guest violates any of the conditions or restrictions of this Agreement, the Guest agrees that the Agent and/or Manager of the property may terminate this Agreement and enter the Villa. Upon notice of termination of the Agreement, the Guest and all invitees of Guest shall vacate the Villa immediately without being entitled to any refund of rent or security deposit.



Accidental Damage Plan is required and needs to be paid on the balance due date. Damages include accidental breakage or damages to the property in excess of “normal wear and tear” which is deemed to be a maximum of $50.00, and covers up to $1,000. All damages in excess of this amount will be claimed by the agency. Guest agrees to surrender property in the same condition as it was at the commencement of the rental period. In cases of abuse, negligence or malicious damage to rental property, Guest will reimburse Agent and/or Owner the amount of all damage including excessive housekeeping expenses and reasonable attorney’s fees.



Guest agrees to indemnify and save Agent, its employees, other Agents and Managers, free and harmless from any claim or liability for any loss or damage whatsoever arising from, related to, or in connection with rental of the Dwelling, including but not limited to any claim or liability for personal injury or damage or loss of property which is made, incurred or sustained by any Guest or any Guest’s invitee.



While there may be numerous occupants in a given dwelling, only the reserving party will be held responsible by the Agent for the payment and other lease holder responsibilities enumerated in the lease. 



All prices, services and amenities are subject to change without notice. Akumal Villas reserves the right to substitute similar services, accommodations or amenities if they become unavailable due to circumstances beyond our control or if a price, service or amenity was shown or quoted incorrectly. All prices are in U.S. Dollars.



Even the best or newest equipment occasionally malfunctions and cannot be guaranteed 100% of the time. Akumal Villas and the Villa Owners use the best Managers and maintenance personnel available in the Akumal area. Problems are corrected as soon as humanly possible. Agent, Manager or an authorized employee or repairman may enter the premises during business hours for any purpose connected with the repair, care or maintenance of the premises. Refunds will not be issued due to malfunctioning equipment or other Guest dissatisfaction. Akumal Villas rents properties in a highly desirable, developing resort area with properties occasionally under construction. We do not move people or give refunds due to construction noise. You can expect a courteous and professional attitude toward problem solving.



Pets are not permitted in our villas. 



In the event that the dwelling is rendered unavailable (due to natural disasters such as hurricanes), or should the dwelling be undergoing any unexpected major repairs, Agent shall be held harmless by Guest. Agent will make every effort to arrange alternative accommodations, but if not possible, guests will have the option of rescheduling within 12 months in the same season or pay any difference of rate for another season. Guest is encouraged to purchase travel insurance which may reimburse the full rental rate for covered reasons. It is the responsibility of Guests to verify coverage with their travel insurance carrier.


Cancellations and reschedules are effective on the date written notice is received by e-mail in our office. 


All payments are non-refundable and non-transferable, unless Akumal Villas is able to re-rent the same property for the same rate and dates of travel, subject to a $200 cancellation fee. Cancellations made 30 days or less prior to arrival are 100% non-refundable. 


You may reschedule 30 days or more prior to your arrival date, with the same property and number of nights, for travel within one year of the original check-out date, subject to a $50 rescheduling fee and payment of any balance due ( 1 Maximum reschedule). Rescheduled reservations are subject to availability and price increases and the weekly rate is based on the new reservation dates (Excludes Christmas, New Years, Presidents, Easter and Thanksgiving weeks). No refund for dates booked in a lower rate season. A change in the number of guests must be done before final payment and is subject to a $50 change fee. *Please note if we re-rent only a few of your reserved dates you will be offered a refund for those nights minus the $200 cancellation fee OR a chance to reschedule the full number of nights, see above for more details. *No refund of extra people charges cancelled less than 15 days prior to Arrival

Cancellations Due to Pandemics or World Emergencies

We offer a reschedule only option within 1 year excluding Holidays, Presidents, Easter and Thanksgiving weeks (1 time only). No refund for dates chosen in lower season.

*Reschedules less than 30 days before arrival are assessed on a case by case basis, subject to evidence supporting the reason why you unable to take the trip.



Guest agrees that once they have checked in to the property, no refund will be made for early check-outs. If Guest does not cancel the reservation and does not arrive for the Guest’s rental period, all monies paid will be forfeited. 



Please read carefully – Agent will not issue any refunds for inclement weather, hurricane evacuations or any other natural disasters. Agent has the right to cancel reservations if dwelling is rendered uninhabitable because of hurricane damage (destruction of home, loss of power and other services, etc). In the event of mandatory hurricane evacuation, guests will be allowed to reschedule any unused nights within 12 months in the same season or pay any difference of rate for another season. Guests may purchase travel insurance which may cover unforeseen weather circumstances, mandatory hurricane evacuations and other natural disasters. It is the responsibility of Guests to verify coverage with their travel insurance carrier. NO REFUNDS whatsoever will be issued for the presence of Sargasso/Seaweed on the beach. It’s a natural phenomenon that is out of our control, when present we cannot predict its effects as it changes on a daily basis.


Every house is fitted with a safe and there are locks on all doors and windows. Your manager will explain about security and your caretakers will show you how to lock the doors and windows. Please give them your full attention and don’t forget to lock up valuables and always lock doors and windows when leaving. We also highly recommend locking up when enjoying the pool or beach. Do not leave money or valuables unattended in the Villa. Neither Agent nor Owner will be held liable for any thefts. Thoroughly check all drawers and closets before departing. Agent will only return items left behind upon request. The cost of shipping ranges from $100 to $200 depending on the item plus a service fee of $50.00USD which are the responsibility of the Guest.



Akumal Villas will not issue refunds for non-functioning or closed amenities, for example Internet and Satellite TV. Internet connectivity is not guaranteed, as it’s with a third party provider.



Some closets are solely for Owners use and will be locked and not available for Guest use.



Parking is not allowed on the streets. The communities do not allow campers, motor homes, motorcycles, boats and boat Trailers and recreational vehicles.



Smoking is prohibited inside all villas. Under no circumstances shall any illegal drugs be allowed on the property. Guest understands that the possession and use of any substance is grounds for immediate eviction and forfeiture of payment.



Any use of the dwelling other than residential use during a family vacation must be approved in writing by the Agent. If the dwelling is to be used for any event such as weddings, receptions, “parties”, large gatherings or photo shoots, the Guest agrees to submit a request for approval to the Agent and adhere to the Agent’s determination on that request. If the Agent approves the event, the Guest will be required to pay an “event fee” and an additional Security Deposit. If the Guest misrepresents an event (said misrepresentation to be determined by the Agent), the Guest will forfeit the security deposit paid and may be asked to vacate the property without being entitled to any refund. Guests are to be mindful that the properties that Akumal Villas represent are located in residential communities. Guests are expected to respect the noise ordinance in each community which includes stopping all loud music and parties by 10PM. '“RAVE” type DJ parties are strictly prohibited and will constitute a violation of the contract and be cause for immediate eviction from the property, with no refunds issued. Subsequently, Akumal Villas, nor the villa owner will be held responsible for disturbing situations at other nearby villas. Akumal Villas will not issue refunds in the case of noise complaints regarding other properties.



Akumal Villas and the Owner shall not be held responsible for providing any additional furnishings or equipment not available presently in the residence. It is understood that each property and its furnishings are privately owned and Akumal Villas acts solely as the Rental Agent for the owner. If furniture is moved, you will be responsible for any charges incurred in returning it to its proper location.




U.S. citizens are required to present a valid passport when traveling to Mexico. Unaccompanied minors or minors traveling without one or both parents must carry a notarized letter signed by both parents giving them permission to do so. Citizens of other countries should check entry requirements with the Mexican Consulate, ticketing agent or airline. Requirements may change and it is the responsibility of the Guests to ensure they have the correct travel documentation to enter Mexico and return to their homeland. No refunds will be made to passengers affected by their failure to possess proper documents.



Check-in instructions with driving directions are emailed when Final Payment, Villa Accidental Damage Fee and email reply stating Guest has read and agrees to the terms and conditions in the Rental Agreement. Instructions will not be emailed until these 3 items have been received by Agent.



By booking a Mexico vacation with Akumal Villas, you acknowledge and agree that the proper venue for any dispute or claim that you make regarding your vacation arrangements by Akumal Villas shall be made in Mexico.