Protect your investment in Tulum Before You Commit
Independent Swiss-managed due diligence for buyers, investors and brokers. We verify property, land, ownership, contracts, and legal risks so you can buy with confidence.
Verify Property with Confidence
100% Independent
We never accept commissions from landlords. Our only priority is protecting you with honest, unbiased property verification.
Full Transparency
We provide original documents from the Public Registry (Registro Público), so you see exactly what we see — no hidden risks.
Swiss Ethics
Xiuhmol combines Swiss precision with Mexican legal authority. No “mañana”—only verified facts.
Protecting expats and investors from rental and real estate scams.
We verify property, land, buyers, developer backgrounds, and contracts in Mexico—before you send any payment.
Swiss-managed protection against rental scams for expats and digital nomads.
Through our registered Mexican company, Xiuhmol S.A. de C.V., we protect foreign investors and expats from rental and real estate scams.
After encountering rental fraud in Quintana Roo, we created Swiss Check to help expats, digital nomads, and investors avoid scams—from fake landlords to stolen identities and fraudulent contracts.
Our team conducts thorough background checks on property owners, verifies legal documents through the Registro Público, and inspects properties in person before you commit.
We work for you, not landlords.
Real Estate Due Diligence (Buyers & Investors)
Are you buying property, resale homes, condos, or land that need deeper legal review?We act as your independent boots on the ground. In strategic alliance with local Notarías Públicas, we verify land titles (Folio Real), building permits, and developer backgrounds to ensure your investment is legally sound. From identity validation to in-person inspections, our 4-point check ensures your Tulum property or rental is secure and legitimate.
Property Ownership Verification
We verify legal ownership through the Registro Público de la Propiedad to ensure the person renting to you is the rightful property owner.
On-Site Inspection
We visit the property in person, test keys, check utilities, and document its condition before you send any payment.
Payment Safety Guidance
We help you choose the safest way to pay rent and deposits—via SPEI, international transfer, or escrow. We never handle your money; we simply ensure a secure payment flow between you and the landlord.
Escrow Coordination
For high‑value rentals, we work with licensed escrow providers and law firms to hold your funds in a protected escrow account until all conditions are met.
Rental Verification
Safe renting for expats in Tulum
Basic Check
$99
per inspection
Identity verification (ID check, social media)
Contract red-flag review
Online background check (Google, Facebook, scam databases)
Premium Check
$249
per inspection
Legal ownership verification (Registro Público)
Physical on-site inspection (keys, utilities, condition)
Key & Utilities Test (Water, AC, WiFi)
Written verification report (PDF)
Full Protection
$399
per inspection
Contract legal review (by partner lawyer)
Escrow coordination (if needed)
Emergency support hotline (during your stay)
Does NOT Include:
X Notary Fees (If you want the contract legally notarized in Mexico, this is a separate government fee. We can arrange this for you at cost price upon request).
Investment Verification Packages
Due diligence for serious investors. Also available for agency partners and broker collaborations in Tulum. We focus on resales, existing properties, and document-based verification.
Quick Risk Check
$890
per property
Document scan
Basic ownership review
Red-flag summary
Initial market positioning check
Swiss Check
$1850
per property
Everything from Quick Risk Check
Registro Público ownership verification
Liens and debt review
Permit and documentation review
Written verification report (PDF)
Full Asset Protection
$4500
per property
Everything from Swiss Check
Attorney / Notaría coordination
Contract and transaction guidance
Market reality review
Go / No-Go decision support
Common Questions & Safety
Why should I trust Xiuhmol?
Xiuhmol is a Swiss-managed, independent verification company in Tulum. We review official records, verify identities, inspect properties when needed and provide clear findings before you commit funds or sign contracts.
How fast can you verify a property?
Rental checks depending on access and documents, while investment due diligence timelines vary by scope, registry records, contract review and third-party coordination.
What if the property turns out to be a scam?
Then we have saved you thousands of dollars! You will receive a report detailing exactly why the property is unsafe (e.g., fake owner, property doesn’t exist, different from photos). You pay us a small fee to save your large deposit.
How do I pay and is it safe?
You pay via secure bank transfer or card. For larger verification or long‑term contracts, we can process payments through Swiss banking infrastructure for added security and documentation.
Does the landlord know you are checking on them?
Yes. We contact them professionally as your representative. Honest landlords never have a problem with verification. If a landlord refuses to let us see the property or verify their ID, that is a major red flag, and we will warn you immediately.
Do you only cover Tulum?
Our primary focus is Tulum and the immediate surrounding areas. For properties in Playa del Carmen or Cancún, please contact us for a custom quote as additional travel fees may apply.
Do you provide legal advice?
Xiuhmol focuses on independent verification and risk detection. For formal legal opinions, contract drafting or closing matters, we coordinate with trusted local lawyers and Notarías Públicas when required.
"A Note from the Founder"
Hi, I’m Esteban. I started Xiuhmol for one reason: I was scammed myself. When I first came to Tulum, I lost my deposit on a rental that didn’t exist. I know exactly how painful and frustrating that is.
That experience is why I built Xiuhmol. My goal is simple: help expats, digital nomads, and investors verify properties before they send any money, and give them more clarity and security in a market where trust is often missing.
— Esteban Carrizo, Founder of Xiuhmol
Trust Tulum
The Swiss Standard in Mexico
Unbiased Verification
We work solely for you, not the landlord or agent. Our reports are completely neutral and transparent, exposing risks others might hide to close a deal.
Swiss Precision
We apply Swiss standards of accuracy and reliability to Tulum's chaotic market. No “mañana”, no excuses – just verified facts delivered on time.
Local Expertise
Rooted in Tulum, we have deep local knowledge of Quintana Roo’s property market, enabling us to provide insights and services tailored to this region.
Total Peace of Mind
Sleep easy—our due diligence ensures your home and deposit are safe before you arrive in paradise.
Legal Security
Via our registered Mexican entity, we handle local bureaucracy and check official records (Registro Público) hidden from most visitors.
Contact Us
Reach out to Xiuhmol for verification services in Tulum. Our team is ready to assist with all your rental verification needs.