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Terms and Conditions

Check-in Procedure

    Directions to the check-in office are emailed to you when final payment is received.  Every effort is made to have each home ready by check-in time, but no guarantee is made as to the exact time of occupancy.  Housekeeping and maintenance personnel must provide services between occupancies for each home in order to prepare the home for incoming guests.  Sometimes, due to unforeseen circumstances, housekeeping and/or maintenance services may not be completed by your 1pm check-in time.  This situation rarely occurs, however, we apologize in advance if the is situation happens to you. If the Availability Calendar for your villa shows that Early Check In or Late Check Out is available, please note that early check in time will be at 12:30pm if and only if the Villa is available.


Payment policies

    The credit card you provide will be used unless other arrangements are made. At the time of reservation, a 10% deposit will be charged with the remaining balance due 21 days prior to stay. Rates are subject to taxes and fees. All rates, fees and policies are subject to change without notice.



    Should the need arise to cancel your reservation prior to 21 days of your arrival, regardless of reason (including bad weather, illness, or economic factors) a 2% (plus applicable rental tax) cancellation fee will be charged. If cancellations occur after the 21 days, you will forfeit the 10% rental deposit plus tax.  No refunds are given if you cancel within 72 hrs of check in.
    No refunds for late arrivals, early departures, or for leaving the villa for mechanical failure of non-essential items. Management reserves the right to terminate your contract with no refund if any rules set forth have been ignored.


Cleaning Fee

    Your home is stocked for your arrival with paper products including tissue, toilet paper, paper towels, napkins, laundry, and dish detergent. See amenities list for more details.  Beds are ready and made for your arrival except the following: trundles, futons, sofa sleepers and top bunks.
    Please leave the home in the same general condition as it was when you arrived.  Staff will arrive after your departure to thoroughly clean and inspect the home.
    All food and drink spills should be cleaned up as they occur. Food and drink spills on carpet are considered to be damage, not normal wear and tear.
    Refrigerator should be emptied of all food and free of spills. All used dishes should be rinsed and placed in the dishwasher on the wash cycle.
    Additional housekeeping charges may also be applied in the occurrence of exceeding the maximum occupancy of the cottage.


Security Deposit:

    Our housekeeping staff works diligently to prepare each home in preparation for your arrival. For stays over seven nights, please inquire if you would like additional cleaning. You may be charged the $350.00 security deposit in the event of a violation of our "no smoking" "no pet" or "maximum occupancy" polices or incidental damages which occurred during the tenancy. Additional housekeeping charges will be applied in event for the need of excessive cleaning by our staff and the occurrence of exceeding the maximum occupancy of the cottage. We supply a departure procedure checklist in each home; these rules must be followed to avoid loss of your security deposit.


Pet Policy


    None of our Villas allow pets...big or small. In all cases - ANIMALS ARE STRICTLY PROHIBITED.
    Should we discover a pet has been/is in the home without prior approval, you will be charged a fee for pest control, a deep clean, usually resulting in the loss of the security deposit of $350. If you miss picking up after your pet, a $25 fee per incident is charged.  AT NO TIME MAY PETS BE LEFT UNATTENDED in a home or on the grounds of one of the homes.


Smoking Policy



Quiet Hours

    10:30 PM – 8:00 AM - Monitored and Enforced.  Punta Mita is a special neighborhood with a family environment. Hot tub/ pool use is allowed between the hours of 8 am and 10:30 pm.  Please respect the desire of our full time residents and other guests in honoring quiet time.



    At check in, you will receive a key.  For check out, please return this key to the office or leave it in the home if the office is closed. The charge for a lost key is the cost to re-key the home, and this can range from $150 to $300.


Amenities List

    The following items are included in each vacation rental:
    Color TV/DVD, Washer/Dryer, Silverware, Dishes/Cookware, Toaster/Microwave, Coffee Maker, Kitchen Utensils, Bath Towels, Bed Linens, Blankets, Quilts/Shams/Pillows, Trash Bags
    *Some homes have CD Stereos, Flashlights, radios, clocks, games, movies, Iron and Board, or other great amenities.

    You'll want to bring the following items for your stay:
    Food & Condiments, Baby equipment (unless provided by specific home), Personal Toiletries, Beach Equipment, and Specialty Cooking Items.
    For any item you do not see listed or are not sure about, please email or call us and ask. If you are arriving after dark, we suggest you bring a flashlight.


General Policies

    Primary registered guest is responsible for any expenses incurred during the visit, including but not limited to loss and damages, accident or injury to person, or loss sustained while visiting the home.  Occupancy for each Villa is strictly enforced and fines will be assessed for exceeding the number of allowed guests.
    Guest acknowledges and authorizes Zen Casitas to charge Guest’s credit card for all damaged and/or missing items to the premises while occupied by the guest.  If cost of extra cleaning, replacement or repairs exceeds the guest’s credit card limit, guest agrees to pay the difference to Zen Casitas.
    Parking is limited to a set number per villa with a maximum of three cars for most villas.  Some villas are restricted to two parking spaces.  Any vehicles parking in or blocking a fire lane will be towed.  No motor homes, trailers, campers, or boats of ANY KIND are allowed.
    Major holidays require a 3 night minimum stay.
    Zen Casitas reserves the right to enter the premises, if need arises, without guest permission.  Zen Casitas will make every effort to contact the guest as to the purpose and duration we are to be in the home.
    Zen Casitas and homeowners disclaim all liability for injury, loss, or damage. Zen Casitas will be held harmless from claims arising out of use of villa. Zen Casitas is an agent for the owner, not an owner nor a tenant. As agent, Zen Casitas has the authority to act in the best interest of the home owners in any and all situations. Each villa is privately owned, including furnishings. Rules and regulations are on record with the owner and with the city of Porta Fortuna as part of the Vacation Rental License criteria and to each adjoining property owner and residents. They are posted in the home. Please adhere to them at all times. 
Zen Casitas villas are part of a residential neighborhood. They require complete sensitivity to full-time neighbors and residents.  Each home belongs to a loving family and they ask for your care and kindness.