Terms & Conditions

Standard rental is $3,600 a night for Bedrooms 1-9 (please note this does not include our Ocean View Suite, bedrooms 10 & 11; groups only needing 9 bedrooms do have an upgrade option to substitute 2 bedrooms for our Ocean View Suite for an additional $400 a night) $4,400 a night for Bedrooms 1-11 which includes our Ocean View Suite, bedrooms 10 & 11 Standard rates are based on 9 bedrooms, and additional guests are $200 per guest per night plus taxes.

Bathroom amenities include soap, shampoo, condition, and Q-tis located in designer, monogrammed, marble dispensers. There are also blow dryers and irons for your convenience. Every bedroom comes with its own privacy safe, and there is also an intercom system to communicate room to room.

All bachelor, bachelorette, and wedding parties will generate a $300 per night fee for security guard plus tax & service charge.

All single male/female groups are limited to 1 person per bedroom, with a maximum of 12 guests in the 9-bedroom rate.


  • Excessive outdoor noise is prohibited at all times, but please note that this is especially true from 10pm-7am. Please also note, that the HOA does offer one warning, and then will charge a $1,000 noise fine.
  • Consumption of alcoholic beverages in public areas is prohibited, as well as public nudity.
  • Only registered guests are allowed in the villa. Any additional guests are subject to an additional cost.
  • Night security guard is required at a cost of $300 per night plus taxes.


No refunds will be made for any services booked through Casa Theodore with less than 48 hours notice and any cancellations are subject to a 10% administrative fee plus cost of food.


Principal Guest, “Guest” is a minimum of 25-35 years of age, depending on the property. There are no age restrictions with other traveling members. Kids are welcome at all of our properties.

Guests will assume all responsibility of the Property during their stay and adhere to the rules and conditions set forth in this Agreement. Guests will be held liable for all actions of the registered guests, invited guests and any other individuals that are not part of the Company, who enter the Property during the dates of rental. Guest will assume responsibility for any damages and/or violations of house or community rules and any fines and/or assessments as a result.

Guest agrees that only the number of people stated on the reservation shall occupy the Property for the duration of the rental. All properties have a maximum occupancy which cannot be exceeded at any time, additional guests may be subject to extra person fee. No exceptions or refunds are given for changes in the number of Guests after your arrival.


The Property is not intended for parties, events, or gatherings unless arranged in advance and approved in writing by Casa Theodore. Authorized events and/or invitees will result in extra charges, event fees, and/or mandatory additional staffing requirements. Unauthorized events can result in eviction and/or other assessments at the discretion of the homeowner, Company, and/or HOA. Please advise us of any plans for events in advance and see Section 11. DJ's are also subject to an additional fees.


Excessive noise, loud music, illegal activity, or evidence of violation of agreement policies, will result in fines and potential eviction of the Property. Communities will fine guests for excessive noise, rude conduct, violence and/or damage to community. Guest agrees to settle and pay these fines in full at the time of issue.


Check-In is at 3pm.

Early arrivals may be arranged when possible. If early check-in is not possible, we will arrange to store luggage for you. Schedule your arrival time with your concierge. A member of the Casa Theodore team will tour the Property with you upon check-in. Any existing damages will be documented during this inspection. For any other damage reports during your stay, please see Security Deposit Section.


Check-Out is at 11am.

Guest hereby represents and warrants that upon Departure, the Property shall be returned in the same condition as the time of Arrival.

Please confirm your departure time with your Personal Concierge. If the Guest would like a late check- out, he/she must confirm in writing, with Casa Theodore, and will be subject to availability. If the Property has not been vacated by 11:00am, a fee of $250 USD per hour will be assessed to the Guest. Any stay past 3:00pm will be charged the equivalent of an additional rental night.


50% (fifty percent) of the total reservation amount must be paid via Bank Wire or Credit Card to confirm a booking. The remaining 50% (fifty percent) will be due between 45-days (non-holiday) and 90-days (holiday) prior to arrival. Please see rental agreement or speak with our office for more details.

If final payment is not received 1-week after its due date, Casa Theodore reserves the right to cancel the reservation and release the dates on the calendar and all funds are forfeited and non-refundable. If Guest receives written permission from Casa Theodore to pay the balance at a later date, the reservation will not be cancelled. Any reservations made within the timeframe of final payment (45-90 days) must be paid in full. Guest hereby acknowledges that monies paid pursuant hereto (other than the Security Deposit) are non-refundable.


A security deposit is required on all reservations. This deposit will be processed via credit card pre- authorization up to 7 days prior to your scheduled check-in date. We will also accept a bank wire, which will be refunded after checkout, less any damages. A walk-through inspection will be performed at check-in and checkout with a Casa Theodore representative. At check-in, any damages or missing items will be noted and acknowledged with signature by Guest.

We reserve the right to assess and collect for damages up to 14-days (fourteen) following departure in the event that they were not noticed during the check-out walk-thru inspection. If damages are found, Casa Theodore will withhold security deposit for the time necessary to quote, assess, and replace the damaged items. Invoices for damaged items and repairs will be supplied to the Guest by Casa Theodore.

Guest acknowledges and agrees that he/she is responsible for damages, loss of inventory, excessive cleaning required, HOA fines, event fees, excess occupancy fees, labor, delivery charges, and/or service charges during occupancy dates.


Casa Theodore recommends travel insurance for all.


BORDER CLOSURES, TRAVEL BANS, THREATENING POLITICAL UNREST - not applicable for reservations that are 6 months or more into the future. Event must affect or inhibit travel to Mexico. Rescheduling dates are redeemable up to 1 (one) calendar year from your original travel dates, at Casa Theodore based on calendar availability. You are permitted 1 (one) reschedule without penalties or fees. Rescheduled reservations are subject to rate increases.

We do not allow reschedules based on fear of travel, personal issues, financial issues or any other reason not listed above. If you elect to reschedule your reservation, we will attempt to re-rent your travel dates. If travel dates are not re-rented, no credit can be issued and you will forfeit your deposit(s). In the event that we are able to re-rent your original travel dates, we will offer you two options:

  • 100% Credit for future travel
  • 90% Refund on room revenue paid (merchant processing fee is non-refundable) minus a 10% rescheduling fee


Guest hereby understands there are NO cancellations. Casa Theodore does not issue refunds due to acts of nature such as: weather, road conditions, power outages, security, travel warnings, pandemics or political unrest during your rental dates and once the Property is occupied by Guest. In the event the Property is rendered unfit for occupancy or use, this Agreement may be terminated by Casa Theodore. Guest will be provided a full or pro-rated refund for the time the Property was not used OR a reschedule of equal days for future travel dates.

In the event Guest needs to cancel his/her reservation, Casa Theodore will attempt to re-book the calendar dates. If guests choose this option, the request must be made in writing and a confirmation reply from a member of our team must be received to confirm the process has been initiated. If the Property is fully re-booked for the same dates, a refund will be given to the Guest, minus a 10% (ten percent) rescheduling fee. When applicable, any merchant processing fees assessed are non- refundable. The funds will be sent back to the Guest in the same manner they were received. If the Guest has other potential renters, Casa Theodore has the right to approve/deny the replacement group before accepting the reservation.


Casa Theodore offers full-service assistance to all guests, booked through your Personal Concierge. Only service providers, outside agencies, and vendors that are pre-approved in writing by Casa Theodore are permitted on the premises at any time during the rental period. Guest hereby acknowledges and accepts that at no time he/she will commit and contract any services from a third party or outside agency without first obtaining the written consent of Casa Theodore. If an outside service provider enters the premises for any reason, the security deposit may be forfeited. This is for the safety, security and liability of the Guests, the Property and staff.


Smoking is not permitted inside the Property. Any detection of smoking within any part of the Property will result in a fine ($500) and potential eviction.

Damages related to smoking are NOT covered by the Accidental Damage Waiver. Any damages related to smoking will be deducted from the Guest’s security deposit.


Unless authorized in advance, Guest will not have any pets on premise. A pet must be permitted through written approval from Casa Theodore. A minimum Pet Fee of $500 USD (five hundred) will be charged to the Guest in the event of violations of the rules.


Guest agrees that any locked off areas are exclusively the private property of the Owner and are not part of this rental agreement. Guests will not make any alterations, repairs, or modifications to any part of the Property at any time.

If the Property is located inside a guard gated community that contains private clubs, golf courses, gyms etc. that are not accessible to guests Some of the clubs are accessible for a fee - more information and arrangements can be provided by your Personal Concierge. Unless access to these areas is explicitly included in this contract, there is no access to private areas. Using unauthorized facilities and areas can be considered trespassing and be subject to fines or eviction.


Guest acknowledges that he/she is subject to rules within the community in which he/she is staying and will be held responsible for any violations served because of actions of the Guest or other members of the Guest’s party. Guest will act in a socially respectable manner within the community and in all social communities/clubs (if explicitly included as accessible) within the development.

Use of Drones must be approved in advance by Casa Theodore and the Pedregal HOA. Some communities assess fines, police, and Guest removal from the Property due to the unauthorized use of drones.


Plumbing issues need to be reported immediately. Do not pour grease or put any other foreign objects (including feminine products) in drains or in the toilet. If a service call is required due to guest actions, a fee of $100 USD (one hundred) will be deducted from the security deposit.


In the event of an emergency, dial 911.

Maintenance issues can arise during your stay. Emergency contact numbers for the property manager are provided at check-in and in your itinerary, please report to those numbers immediately upon detection. Casa Theodore is a 24/7 service company and we will try take care of issues in a timely manner to avoid any discomfort during your stay.


Casa Theodore may enter the Property as follows:

  • at any time for protection of the Property;
  • staff;
  • with Guest consent;
  • in case of emergency;
  • in the event care, repairs or maintenance is needed on the Property;
  • when Guest unreasonably withholds consent.


During your stay, you assume responsibility for the Property and its contents, as well as your personal property. Casa Theodore does not assume any responsibility for injuries or loss resulting from your failure to use due caution. We recommend that you always lock doors and windows when you leave the Property. Children should be supervised at all times, especially around water features, pools and hot tubs. Extreme caution must be used with all gas appliances and fire features and must be turned off when not in use. If you do not know how to use appliances or they are not working properly, please contact your Personal Concierge or our office at +1 (561) 320 6306.

Guest is responsible for supervising all activities on the Property including, but not limited to, activity in or around the pool. We do not provide life saving devices, nor personnel. Guests may encounter risks while staying at the Property, including but not limited to, slippery floors, pathways and stairs (especially when wet), precipitous drop-offs, unfenced swimming pools/water features, and other unlisted dangers. Therefore, Guest agrees that he/she is voluntarily participating in the use of the Property, and hereby assumes all risk of injury, illness, loss of life and damage or loss of property that could result.


By signing this Agreement, the Guest agrees that Casa Theodore will not be liable for any damage, loss, or theft to Guest’s personal property. In the event the Guest leaves items on the Property after vacating, or that abandonment or surrender occurs, Casa Theodore shall not be held liable or responsible for the return of the Guest’s personal property. If Casa Theodore finds items left behind by Guest or a member of Guest’s party, we will send items back to the Guest, at both the Guest’s request and expense.


Guest acknowledges and accepts the following factors that may impact the peaceful use of Villa rented under this agreement:

  • There may be construction in the area, which may affect noise or temporary disruption of utility services. Construction hours vary. Please contact us if you have any questions.
  • Utility services may be interrupted in the event of inclement weather or other events not within the control of Company.


All Guest(s) and their Invitees use the Property structures and premises at their own risk. The Company and Property Owners shall not be held liable or responsible in any way for injury, death or loss of property to any Guest and/or their Invitees caused by the failure of structures, furnishings, equipment malfunction (including all appliances and water features), whether by misuse, acts of god/nature, and/or guest conduct. Guest agrees to indemnify and hold harmless the Property Owner, Aaacabo, Inc., and/or any affiliate provider, Agent, the Development and its’ employees for any and all liability arising from any use of the Property. Any discontent of the Property area, furnishings, privacy, interiors should be reported immediately for further assessment. Any medical issues that arise during the occupancy period are at the sole risk of the Guest.

In the event that any action is brought against any party to dispute the terms of this Agreement or legal action is instituted, Guest shall personally pay for all legal costs and expenses incurred by the Owner and/or Aaacabo, Inc. This is including but not limited to, any remedies or judgments which may as a result be rewarded, and reasonable attorney's fees and costs.


Guest warrants that the electronic signature below is the same as the authorized cardholder. Guest’s electronic signature below is on file as a full and irrevocable authorization for Casa Theodore to charge the credit card listed below for vacation related expenses incurred by his/her party during the reservation dates. In the event of damages to the Property that are not covered by the Accidental Damage Waiver, the credit card below will be charged and a copy of the charges will be sent to the Guest. Guest understands that he/she is executing this agreement on behalf of all members of his/her party. Guest’s electronic signature below executes this charge authorization and is evidence of his/her acceptance of this agreement in full.

Credit Card Disputes will result in the reservation fully canceled and become null and void.


In the event the Property is sold and/or changes ownership, Casa Theodore will notify Guest immediately in writing. Casa Theodore will do everything possible to retain the reservation as-is, however it cannot be guaranteed. If the new owners choose to not honor existing reservations, Casa Theodore will work to find Guests a comparable property. If no replacement property is agreed upon between Guest and Casa Theodore, Casa Theodore will refund Guest in full of all money paid.


  • Time is of the essence.
  • Concierge duties that are requested following Guest's departure will be subject to a $25/hour fee to accommodate for labor and gas.
  • All questions concerning the meaning, terms, effect, validity, and enforcement of this agreement shall be pursued and determined exclusively pursuant to the Laws of Baja California Sur, Mexico, where Guest takes residence and transaction occurs.
  • In the event any portion of this agreement shall be deemed void or unenforceable, the remaining provisions of this agreement shall continue in full force and effect.
  • Any signature delivered by digital signing device shall be treated in all manner and respect as an original document.
  • Booking will be complete and confirmed after payment, a signed rental agreement and a completed identification & credit card authorization. This process is verified through a 3rd party - all data is safely encrypted and stored until the end of the reservation.
  • Guest is signing this agreement in good faith.
  • This agreement embodies the entire agreement and the understanding between and among the parties relating to the subject matter hereof and supersedes all prior proposals, negotiations, or prior understandings relating to such subject matter. No modification, amendment or waiver requested shall be valid unless made in writing and signed by each and all parties hereto.
  • Guest understands that if a request for a particular item is not put in writing, prior to arrival, then Guest will have no legal right to request that item/service (chef, additional bedding, flowers, champagne, food items, cars, yachts, or any item that is not specifically included in this Agreement) and will have no legal right to reimbursement for such item or service.
  • If Guest decides to vacate the Property prior to the end of the rental period for any reason, then Guest will not receive compensation for any time not used.
  • Any reference to “Casa Theodore”, “we”, “us”, “our”, or “company” refers to Aaacabo, Inc.
  • Guest is signing this agreement in good faith and comprehension of the English language. If a native language other than English is required, an agreement will be provided upon request.

Please review and scroll to the bottom of the Terms & Conditions to continue.

Private House Security

Monitoring entrance and exit to the villa. Assistance at night with any issues that might arise. Anything outside of the villa

$30.00 per hour, minimum of 10 hours. Each additional hour is $30.00 per hour..

Monitoring entrance and exit to the villa. Assistance at night with any issues that might arise.
Anything outside of the villa
No refunds will be made for any services booked through Casa Theodore, Inc. with less than 48 hours’’ notice of cancellation and any cancellation are subject to a 10% administrative fee plus cost of food.
$300.00 USD  |  1
$300.00 USD  |  1
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