Renting in Puerto Vallarta:

Renting in Puerto Vallarta: The Fun, The Fine Print, And How Not To Lose Your Deposit

By Will Hutt

Coldwell Banker La Costa

“The PV Insider” – @BeachPleasePVR

Puerto Vallarta is an easy place to fall in love with: sunsets, cobblestones, rooftop pools, tacos that ruin you for all other tacos. At some point every visitor says it:

“I should live here.”

Many start with a rental. But Mexico (and Jalisco in particular) plays by a different rulebook than Canada or the US, and a lot of it is unwritten, informal, or badly explained. Let’s fix that.

This guide is for anyone looking at rentals in Puerto Vallarta: short-term, seasonal, or long-term. It is honest but not alarmist, practical but not boring, and it comes from someone who actually lives and works in this market every day.

Quick note: This is information, not formal legal advice. For serious conflicts, always talk to a qualified Mexican lawyer or notario.

1. Types of Rentals You’ll See In PV

You will run into three main flavors:

1. Vacation / Short-Term (Airbnb, VRBO, etc.)

   
   

   • Nightly or weekly, often priced in USD.

   • Treated more like tourist accommodation than classic “tenant” housing.

   • House rules, condo rules, and platform policies matter as much as Mexican law.

   • Great for testing neighborhoods before committing.

     
     

2. Medium-Term (1–6 months)

   
   

   • Popular with digital nomads, snowbirds, and “try before I buy” people.

   • Often done with informal contracts or simple PDFs.

   • You get more stability, but still less protection than a fully formal long-term lease if the paperwork is weak.

   
   

3. Long-Term (6–12+ months)

   
   

   • Better pricing, more local-style agreements.

   • Here is where Jalisco’s Civil Code starts to matter, especially if your agreement is properly structured.

     
     

If you want real security (especially at higher price points), do a real contract, not just WhatsApp and a handshake.

2. What A Proper Puerto Vallarta Lease Should Include

Whether it is in Spanish (as it should be to be legal), bilingual, or done through an agency, your lease should clearly state:

• Full names and ID info of landlord (or legal representative) and tenant.

• Exact property address (include unit number, tower, etc.).

• Term of the lease and whether it auto-renews or ends firm on a date.

• Monthly rent, currency (MXN or USD), and how/where it must be paid.

• Security deposit: amount, what it can be used for, when it is returned.

• Inventory list if furnished (photos are your best friend).

• Who pays what: electricity, gas, water, internet, HOA fees, cleaning.

• Rules on guests, pets, smoking, noise, subletting.

• Maintenance responsibilities:

  
  

  • Owner: structure, plumbing, major appliances (unless you broke it).

  • Tenant: basic upkeep, small repairs, damages caused by you/guests.

  
  

• What happens if either side breaks the contract early (penalties, notice).

• Landlord contact info and how notices must be given (email/WhatsApp/physical).

If any of this is missing, ask for it in writing before you send money. A decent landlord or property manager will not be offended.

3. What You Can Reasonably Expect As A Tenant In PV

This is where expectations from “back home” and reality in Mexico often clash. Here is a grounded version:

You should expect:

• Habitable property: working locks, basic safety, running water, functioning toilets, no active severe leaks, reasonable electrical setup. Mexican law requires the landlord to deliver the property in usable condition and keep it that way for normal use.

• Essential repairs: structural issues, major plumbing or electrical failures, and serious appliance failures (if included in contract) are usually on the owner.

• Respect for your quiet enjoyment: landlord should not show up unannounced, walk in with their own key, or harass you.

• Clear rules: especially in condos, building rules (pool, visitors, noise, pets) should be shared with you.

You should not assume (unless clearly agreed):

• North American-style inspections and enforcement.

• That every listing includes strong Wi-Fi, purified water, perfect AC in every room, or hotel-level linens.

• That speaking English equals understanding the legal system.

Build clarity into the contract instead of assuming.

4. Rent Increases In Jalisco – The Simple Version

   
   

Without turning this into a law exam, here is the essence.

Jalisco uses rules that link maximum rent and increases to the value of the property, historically capping annual rent as a percentage of the property’s fiscal or commercial value (for many residential properties, that works out to limits in the neighborhood of 10–12% of value per year in rent).

On the ground in Puerto Vallarta:

• Most formal leases build in a yearly increase tied to inflation or a fixed percentage (often 4–10%).

• If you renew and you have been a solid tenant, you have leverage to negotiate a fair increase.

• These caps and formulas evolve and can be interpreted differently, so for high-value or long-term leases, get specific legal guidance.

Key takeaway:

Read the clause. If there is no increase clause, talk about it before signing, not eleven months later when someone decides to jump 40%.

5. Do Tenants Have “Real” Rights Here? Yes. Are They Perfect? No.

Some core protections (assuming a proper lease and residential use):

• Written contract: Strongly recommended and, in many scenarios, effectively required to enforce rights.

• No random lockouts: A landlord cannot legally throw your stuff in the street or change locks without due process. Evictions are done via courts.

• Use of the property: You paid to live there; the owner must respect that, so long as you use it as agreed and pay on time.

• Right of preference / renewal concepts: In some cases, long-term, on-time tenants may have a form of priority or renewal rights, but applying that in real life usually means hiring a lawyer and going to court; it is not automatic magic.

However – and this is the part most people never hear:

6. The Truth About Suing Your Landlord (Or Getting Your Money Back)

Can you sue? Yes.

Will you love the experience? No.

Real talk for Puerto Vallarta/Jalisco:

• It is slow: A dispute over deposits or contract compliance can take many months, sometimes longer, sometimes many years.

• It is not cheap: Legal fees can easily eat the amount you are fighting for, especially for “just” one or two months’ rent.

• It is procedural: You need a solid written contract, receipts, WhatsApp messages, photos, and patience.

• If you leave Mexico: Enforcing a judgment when you are back in another country becomes even more complicated.

So is it impossible? No. But for most foreign tenants, it is impractical unless the loss is high or the case is very clear. That is why prevention beats litigation here.

7. How To Protect Yourself Without Killing The Dream

Here is how to enjoy PV and reduce drama:

1. Work with reputable people

   
   

   • Use established agencies, known brokers, or recognized property managers, especially for anything over a few weeks.

   • Ask for RFC, ID, or corporate details for whoever is taking your money.

   
   

2. Demand a proper contract

   
   

   • Bilingual if you are not fluent. Spanish version usually controls legally, so make sure it matches.

   • Make sure it names the real owner or an authorized representative.

   
   

3. Treat your deposit like it is at risk (and protect it)

   
   

   • Do a check-in with photos and video of every room, meter, and existing damage.

   • Send these to the landlord/manager in the WhatsApp group or email so there is a record.

   • At move-out, do the same.

   
   

4. Clarify “the little things”

   
   

   • Internet speed

   • AC units and who services them

   • Pet policy and pet deposit

   • Included furniture, linens, kitchen basics

   • Cleaning schedule if it is a managed building

   
   

5. Negotiate like a human

   
   

   • Good tenants are valuable here. If you pay on time, respect the property, and communicate well, many owners will meet you halfway on renewals and upgrades.

   
   

6. When Something Goes Wrong

If your landlord:

• Refuses to return deposit with no valid reason

• Enters without permission

• Cuts utilities intentionally

• Breaks key parts of the contract

Your realistic ladder of actions:

1. Stay calm and document everything.

2. Try to resolve in writing: clear, polite, time-stamped messages.

3. Ask a local professional (agent, administrator, or lawyer) to step in.

4. For serious cases, consult a Mexican attorney about a formal demand.

   
   

If the amount is small, focus energy on leaving cleanly, documenting the story, and choosing better representation next time. If it is a high-value or long-term situation, legal action may be worth it – just go in eyes open.

9. So… Should You Be Scared To Rent In PV?

Not at all. You should be informed.

Thousands of people rent happily in Puerto Vallarta every year. Most issues come from:

• informal agreements,

• unclear expectations,

• or sending large deposits to random people because the photos looked pretty.

Do it right, and renting becomes the perfect soft landing while you test neighborhoods, learn how life works here, and decide if you are ready to buy your own slice of the bay.

If you want help finding a serious, vetted rental – or you are using a rental as your first step toward owning in Puerto Vallarta – reach out.

I live here. I work here. I know which buildings behave, which contracts make sense, and how to set you up so your PV story starts with “this feels like home,” not “where did my deposit go?” I don’t handle rentals personally - except a few for friends - but I can surely direct you to some reputable agencies and agents.

Text or WhatsApp me and let’s make your landing in Vallarta easy.