New Taxes & Rules for Vacation Rentals in Playa del Carmen: What Hosts and Guests Need to Know

If you own or manage a vacation rental in Playa del Carmen, or are just curious about how regulations are changing for short-term rentals in the Riviera Maya, there’s a lot to unpack right now. The state of Quintana Roo (which includes Playa del Carmen) has introduced stricter rules and new taxes for vacation rentals — and they affect both hosts and digital platforms like Airbnb. Here’s a breakdown of the key developments, and what they mean.

What’s Changing: Key Regulatory Updates

1. State Tourism Registry (RETUR-Q)

One of the biggest shifts is the requirement that all vacation-rental properties register with the State Tourism Registry, known as RETUR-Q.

This applies to every Airbnb or Vrbo listing.
Municipalities (including Playa del Carmen) now have the power to approve or deny permits for vacation rentals.
Failure to register can lead to fines up to 100,000 pesos, according to the state tourism authority.
According to local sources, the number of properties registered in RETUR-Q is growing, but still only covers a portion of the total known vacation rentals.

2. Operating License Required

Alongside registration, hosts must obtain a state operating license through the Quintana Roo Tax Administration Service (SATQ).

Without this license, hosts risk being shut down — digital platforms may delist properties that don’t comply.
This license helps the state ensure that short-term rentals are operating legally and paying required taxes.

3. Impuesto Sobre Hospedaje (Lodging Tax, ISH)

Quintana Roo enforces a 6% lodging tax (impuesto sobre hospedaje) on short-term rentals.

This tax is collected through digital platforms in many cases — for example, Airbnb is required to withhold the 6% when guests pay via the platform.
Hosts need to manage and reconcile these withholdings properly: even if the platform collects the tax, hosts still have tax reporting obligations.
In addition to the ISH, hosts are also subject to broader Mexican tax obligations: federal income tax (ISR) and value-added tax (IVA).

4. Guest Verification and Safety Protocols

The new regulatory framework also emphasizes guest safety and verification:

Hosts are required to verify the identity of all guests, with particular scrutiny on minors.
There are also requirements for tourism-worker training and other safeguards to prevent illicit activities (e.g., human trafficking).

5. Municipal Power and Zoning

Because municipalities now have more authority under the updated regulations:

Local governments can restrict or ban vacation rentals in certain zones.
Even if you’re fully compliant at the state level, your municipality may impose additional licensing, zoning, or operating rules.
For example, to operate legally, hosts may need to secure permits like a “Constancia de Uso de Suelo – Giro Comercial” (land-use permit), depending on their location and municipal rules.

Why These Changes Are Happening

These new regulations aim to modernize and legitimize the vacation rental industry in Quintana Roo by:

Generating more tax revenue. The ISH tax, combined with stricter licensing, helps close loopholes and ensures all rentals contribute.
Improving oversight. With RETUR-Q, the state can track who is operating, how many units are listed, and enforce better compliance.
Protecting guests. Identity checks and safety standards help to professionalize the sector and reduce risks.
Local control. Empowering municipalities means local governments can better manage the impact of vacation rentals on neighborhoods, housing, and infrastructure.

What This Means for Hosts in Playa del Carmen

If you’re a vacation rental owner or manager, here are some concrete take-aways:

Register ASAP with RETUR-Q if you haven’t already. This is not optional, and being unregistered comes with serious financial risk.
Get your operating license through SATQ. Without it, you won’t be fully compliant and could face delisting or penalties.
Track your ISH payments carefully. Even if Airbnb (or another platform) collects something, you still need to understand how it interacts with your own filings.
Prepare for municipal requirements. Depending on your neighborhood (especially in Playa del Carmen), you may need land-use permits, municipal business licenses, or other local authorizations.
Put guest verification protocols in place. Make sure your booking rules, identification requirements, and check-in procedures align with the new standards.
Maintain your compliance documentation. Keep copies of your RETUR-Q registration, operating license, ISH filings, municipal permits, and safety inspection reports in a well-organized file.

What Guests Should Know

For travelers staying in vacation rentals in Playa del Carmen:

These changes are mostly on the host side, but you might notice a slight impact on costs. Higher compliance costs could translate into slightly higher nightly rates.
Platforms like Airbnb are now withholding more tax (i.e., the 6% ISH) at booking, so the “all-in” price you see may more closely reflect the real cost.
Legal, licensed rentals may provide more peace of mind: hosts who are compliant are generally more professional, have safety protocols, and take their business more seriously.

Vacation Rental Compliance Checklist — Playa del Carmen / Quintana Roo (2025)

1. Register with RETUR-Q (State Tourism Registry)

Sign up for the Registro Estatal de Turismo (RETUR-Q) via SEDETUR’s online portal. Siturq+2Sedetur QRoo+2
Provide required information: legal name (person or business), address of the property, date you started operations (or plan to), type of service (vacation rental), and your State Operating License number. Congreso QRoo Documents
Appoint a point of contact (“Enlace”) for notifications from SEDETUR. Sedetur QRoo
Renew your registration annually when the call for applications (“Convocatoria”) opens. Congreso QRoo Documents
Keep a visible copy of your Constancia de Inscripción (certificate of registration) on file. https://rppc.qroo.gob.mx/wp-content/uploads/2025/08/BI66-CONSTANCIADEINSCRIPCION.pdf

2. Obtain a State Operating License via SATQ

Register with the Quintana Roo Tax Administration Service (SATQ) as a taxpayer for short-term rental / lodging activity. https://satq.qroo.gob.mx/
Apply for and secure your Licencia de Funcionamiento Estatal (state operating license) for each property. This license validates that your business is recognized for tourism-lodging activity. https://playadelcarmen.gob.mx/mpdc-tm-di-rlfm-009
Maintain records of your license, and make sure the information (e.g., business name, address) matches what you submit to RETUR-Q. Congreso QRoo Documents

3. Register for and Collect the Lodging Tax (Impuesto Sobre Hospedaje, ISH)

Understand that the 6% ISH applies to short-term rentals in Quintana Roo when guests pay through platforms.
Confirm how your platform (Airbnb, Vrbo, etc.) handles ISH: many withhold and remit this tax on your behalf. P
Keep your ISH filings up to date. Even if the platform remits tax, you may need to reconcile and report properly via SATQ.
Save and organize certificates of retention (tax withholding) from platforms — these will be useful for your monthly reconciliation.

4. Ensure Municipal Compliance

Check whether your municipality (e.g., Solidaridad, which includes Playa del Carmen) has additional licensing, zoning, or regulation requirements. Under recent reforms, municipalities now have more power to approve or deny vacation rental permits.
Confirm land-use permission: many municipalities require a “Constancia de Uso de Suelo – Giro Comercial” (land-use certificate for commercial lodging).
Obtain a municipal “Licencia de Funcionamiento” (business license) for “servicios de hospedaje a través de plataformas digitales” (digital-platform lodging). https://satq.qroo.gob.mx/enlinea/serviciosenlinea/
Complete Civil Protection (Protección Civil) requirements: get the “anuencia” from municipal Civil Protection, ensure fire safety, signage, etc., as required. https://coeproc.qroo.gob.mx/

5. Guest Safety & Identity Verification

Implement a policy to verify guest identity, especially for minors: collect ID (e.g., INE, passport) or other documentation as needed.
Make sure tourism-worker training (if required) is completed, as mandated by the state to improve safety and compliance.
Maintain documentation of safety equipment, emergency signage, guest records, and other safety-compliance materials.

6. Tax & Financial Compliance (Beyond ISH)

Register with the federal tax authority (SAT): make sure your RFC (tax ID) reflects your short-term rental activity. https://www.sat.gob.mx/portal/public/home
File the required income tax (ISR) and value-added tax (IVA) returns, depending on your situation.
Keep meticulous accounting: reconciliations between platforms’ withholding certificates, your bank receipts, and official filings are crucial.

7. Maintain Your Compliance Documentation

Create a compliance file (digital and/or physical) including:

Document	Description / Purpose
RETUR-Q Certificate	Proof of tourism-registry registration
State Operating License	License from SATQ for each property
ISH Withholding Certificates	Documents from platforms showing tax collected
Tax Filings	STAQ (state) and SAT (federal) filings and receipts
Municipal Licenses	Business license, land-use documentation, etc.
Civil Protection Approval	Safety inspections, anuencia, emergency plan
Guest Records	Identification records or verification logs

8. Ongoing Compliance & Renewal

Annually renew your RETUR-Q registration when the state publishes its call (“Convocatoria”). Congreso QRoo Documents
Track any changes in municipal regulation: since municipalities can now regulate STRs more strongly, local rules may evolve.
Stay updated on platform-state data sharing: authorities cross-check platform listings against RETUR-Q and SATQ databases.
Consider working with a local legal / tax advisor: navigating state and municipal regulations (plus federal tax) can become complex.

💡 Tips for Smooth Compliance

Use a checklist tool or project management app (Trello, Asana, etc.) to track all the items above.
Set calendar reminders for renewals (RETUR-Q, municipal license) so you don’t miss deadlines.
Keep digital backups of all documents — in some cases, authorities or platforms may ask for proof.
Build a relationship with a local accountant or gestor who knows Quintana Roo STR regulations.

Final Thoughts

The regulatory shake-up for vacation rentals in Quintana Roo — especially in hot spots like Playa del Carmen — marks a turning point. What was once a “Wild West” short-term rental market is now maturing into a more professional, tax-compliant ecosystem. For hosts, it means more paperwork, more responsibility, and more cost — but also more legitimacy and long-term sustainability. For guests, it could mean more reliable lodging and an evolving vacation-rental landscape that balances tourism with community needs.

If you own a property in Playa del Carmen, now is the time to get fully compliant — or risk fines, de-listing, or forced closure. And if you’re a guest, these changes may ultimately lead to a more transparent and trustworthy vacation-rental experience.

About the Author

Hi, I’m Matt from Nasplaya, your go-to guide for living, investing, and thriving in Playa del Carmen and the Riviera Maya. In 2008 my husband and I quit our jobs in Boston, Massachusetts, sold everything we owned and drove to Playa del Carmen, Mexico to start North American Standards (Nasplaya), our property management, vacation rental and real estate company. Now 17+ years later, I am sharing our experience helping expats and property owners navigate the local market. I share honest insights, practical tips, and insider knowledge to make your move—or your investment—a success.

From finding the best schools and maximizing rental income to understanding local regulations and uncovering hidden gems, my goal is to give you clear, actionable advice you can trust. When I’m not exploring the beaches or scouting the newest rental opportunities, I’m sharing stories, guides, and strategies that help you make the most of life in paradise.

Follow along for expert tips, local updates, and everything you need to live, invest, and enjoy the Riviera Maya to the fullest.

North American Standards (NAS Playa)
Property Management • Rentals • Real Estate
📍 Playa del Carmen, Mexico
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