You are right to be cautious — I see poorly drafted rental contracts regularly in my practice, and the issues are almost always the same. Let me walk you through what to look for.

Deposit and payment terms. The standard in Quintana Roo is one month's deposit plus one month's rent in advance. If a landlord requests two months' deposit, that is a negotiation point, not a legal requirement. Critically, the contract must clearly specify the conditions under which your deposit will be returned — and within what timeframe.

Annual rent increase ("incremento anual"). Under Mexican law, annual increases should be tied to the INPC inflation index, which has been running 4-6% in recent years. If the contract states a flat 10% annual increase, you should negotiate this down. It is not standard and not legally required.

Early termination clause ("cláusula de rescisión anticipada"). Most contracts include a penalty of 1-2 months' rent for early termination. This is normal, but ensure the terms are clearly stated so both parties understand their obligations.

Maintenance allocation. Look for the distinction between "mantenimiento menor" (minor — your responsibility, things like lightbulbs and small repairs) and "mantenimiento mayor" (major — the landlord's responsibility, including plumbing, structural issues, and AC compressor replacement). If the contract does not make this distinction, request that it be added.

Now, the red flags I see most often:

- No written contract at all. Some landlords prefer handshake agreements. This offers you zero legal protection.
- The deposit denominated in USD while rent is in pesos. This creates exchange rate exposure for you.
- The landlord cannot produce proof of ownership. Ask for "escrituras" or at minimum a utility bill in their name.
- A request for the full year's rent in advance. This is highly unusual and should be questioned.

A professional contract review costs $1,500-2,000 MXN. In my experience, it is one of the best investments a new tenant can make.