The Complete Guide to Preparing Your Arequipa Property for the High Tourist Season

As licensed Peruvian real estate brokers specializing in the Arequipa market, we at ArequipaRealEstate.com understand that maximizing your property's potential, especially for short-term tourist rentals, requires meticulous preparation and adherence to local regulations. Arequipa's unique charm—its UNESCO World Heritage historic center, the majestic Misti volcano, and vibrant cultural scene—draws a significant influx of national and international tourists, particularly during designated high seasons. This guide provides a comprehensive, experience-driven approach to ensure your investment property is not only ready to welcome guests but also operates efficiently, legally, and profitably.

Arequipa's high tourist seasons generally coincide with major holidays and summer months in the northern hemisphere:

July & August: Peak international tourist season, often coinciding with national holidays in many countries.
December & January: End-of-year holidays and summer for the Southern Hemisphere, attracting both national and regional visitors.
Semana Santa (Easter Week): A significant internal and regional travel period across Peru.
Fiestas Patrias (July 28-29): Peruvian Independence Day, a major national travel event with long weekends.

Strategic preparation during these periods can significantly boost your occupancy rates and rental income.

Phase 1: Legal & Administrative Foundations – Ensuring Compliance

Before any physical preparations begin, it is paramount to secure your investment legally and administratively. Neglecting these steps can lead to significant penalties, legal disputes, and operational headaches.

1. The Rental Contract (Contrato de Arrendamiento)

A robust Contrato de Arrendamiento is your primary legal safeguard. Even for short-term rentals, clarity on terms is essential.

Notarization: Always execute your rental contracts before a Notary Public (Notario Público). This process elevates the contract to a public instrument, granting it greater legal enforceability in Peruvian courts, should disputes arise. The Notario verifies identities and ensures the legality of the clauses, providing an added layer of security.
Key Clauses: Ensure your contract clearly stipulates:
- Rental period (start and end dates).
- Rental amount (typically in Peruvian Soles, though often quoted with a USD equivalent for foreign investors).
- Payment terms, security deposit, and conditions for its return.
- Responsibilities for utility payments (electricity, water, internet, gas).
- Rules regarding property use (e.g., no pets, no smoking, noise restrictions, maximum occupancy).
- An itemized inventory of furnishings and appliances.
- Conditions for early termination.
S.U.N.A.R.P. Registration (Not Common for Short-Term): While registering a short-term tourist rental contract with S.U.N.A.R.P. (National Superintendency of Public Registries) is generally not common practice due to the transient nature of these rentals, it is an option for longer-term agreements (e.g., over a year). This provides maximum legal security by making the agreement public record. For typical tourist rentals, a notarized contract offers sufficient protection without S.U.N.A.R.P. registration.

2. Tax Obligations: RUC & Income Tax

Peruvian law mandates that rental income be declared to the National Superintendency of Tax Administration (SUNAT).

Obtain a RUC: If you do not already have one, you must register for a Registro Único de Contribuyentes (RUC) with SUNAT. This is your tax identification number, essential for any economic activity in Peru.
Rental Income Tax (Impuesto a la Renta de Primera Categoría): Rental income for natural persons (individuals) typically falls under the first category of Impuesto a la Renta. As a landlord, you are generally required to pay 5% of your gross rental income monthly. This payment is made directly to SUNAT, or you can opt for an annual declaration with deductions. It is crucial to maintain accurate records of all rental transactions and associated expenses.
Documentation & Proof of Payment: For individual landlords paying the 5% monthly income tax, payment is typically made directly to SUNAT using Formulario Virtual N° 1683 – Pago Mensual de Renta de Primera Categoría. Your bank receipt or the digital confirmation from SUNAT serves as proof of payment. If you operate as a business entity or under certain RUC regimes, you may be required to issue electronic Boletas de Venta or Facturas to your guests. It is crucial to consult with a Peruvian accountant to understand your specific obligations and ensure full compliance based on your RUC registration and rental activity.

3. Property & Liability Insurance

Protect your investment. While not legally mandatory for private rentals, comprehensive property and liability insurance is a wise investment in Peru. It covers damages to your property, theft, and potential liability claims from guests (e.g., injuries sustained on the property). Ensure your policy specifically covers short-term rental activities, as standard home insurance often excludes commercial use.

4. Guest Registration Requirements

Peruvian law requires that all guests, especially foreign nationals, be properly registered for security and statistical purposes.

Book of Guests/Digital Records: Maintain a clear record of all guests, including their full names, nationality, passport/DNI numbers, and dates of arrival and departure. For foreign guests, the Tarjeta Andina de Migración (TAM) or a digital record of their entry stamp from their passport is vital.
Police Requirements: In some cases, authorities may request these records for security purposes. While major booking platforms (e.g., Airbnb, Booking.com) facilitate some guest information collection, ultimate responsibility for compliance and record-keeping lies with the property owner.

Phase 2: Property Inspection & Maintenance – The Physical Readiness

A thorough physical inspection and proactive maintenance prevent last-minute emergencies, safeguard your property, and ensure positive guest experiences.

1. Structural Integrity & Safety

Walls, Roof, Foundations: Visually inspect for cracks, dampness, or signs of wear. Arequipa is located in a seismically active zone, so ensuring structural soundness is an ongoing concern. Address any issues immediately with qualified professionals.
Doors & Windows: Check all locks for functionality and security. Ensure windows open and close smoothly and have intact screens (if applicable) against insects.
Stairs & Railings: Confirm all railings are secure and steps are free of hazards, especially if your property has multiple levels.

2. Plumbing System

Arequipa's water can be hard due to its mineral content, potentially leading to mineral buildup over time.

Leaks & Drips: Inspect all faucets, toilets, and pipes for leaks. Even small drips can waste water and cause significant damage over time.
Hot Water System (Terma): Test the hot water heater (terma or boiler). Consider descaling or servicing it annually to maintain efficiency, especially important given Arequipa's water composition and cooler evenings. Ensure consistent hot water pressure.
Water Pressure: Verify adequate water pressure throughout the property.
Drainage: Clear all drains of hair and debris to prevent blockages.

3. Electrical System

Electrical safety is non-negotiable for guest safety and property protection.

Wiring & Outlets: Check for frayed wires, loose outlets, or any signs of electrical damage. Ensure all outlets are functioning and properly grounded.
Circuit Breakers: Test the main circuit breaker and individual breakers to ensure they trip correctly. Label them clearly for easy identification.
Lighting: Replace any burnt-out bulbs. Ensure all light fixtures are secure and functioning.
Surge Protection: Consider installing surge protectors for sensitive electronics given occasional voltage fluctuations in the region.

4. Appliances & Electronics

Ensure all appliances are in perfect working order and immaculately clean.

Kitchen: Refrigerator, oven/stove, microwave, coffee maker, toaster. Clean thoroughly inside and out. Ensure gas connections are secure and leak-free if using gas appliances.
Laundry: Washing machine, dryer (if available). Clean filters and check hoses for wear.
Entertainment: Television, sound system. Ensure remotes have fresh batteries and internet connectivity is robust.
Internet/Wi-Fi: Test Wi-Fi strength in all areas of the property. High-speed, reliable internet is an essential amenity for most travelers today.

5. Furniture & Fixtures

Stability & Condition: Inspect all furniture for stability, damage, or excessive wear. Tighten loose screws, repair minor damage, or replace worn items as needed.
Beds & Mattresses: Ensure mattresses are comfortable, clean, and free of odors. Use mattress protectors to extend their life and maintain hygiene. Provide fresh, high-quality linens.
Curtains/Blinds: Check for functionality and cleanliness.

6. Deep Cleaning & Pest Control

Professional Cleaning: A deep, professional cleaning before high season sets the standard for guest satisfaction. This includes scrubbing bathrooms, kitchens, washing all linens, and thoroughly cleaning carpets, rugs, and upholstery.
Pest Control: Schedule professional fumigation, especially if your property has a garden or is prone to insects. Arequipa can have issues with ants, cockroaches, and occasionally other pests if not proactively managed.

7. Security Systems

Locks: Ensure all exterior doors and windows have sturdy, functioning locks. Consider a keyless entry system (smart lock or lockbox) for convenience and secure key management.
Alarms & Cameras: Test any alarm systems or security cameras. Inform guests transparently if cameras are present (especially exterior ones for property security).
Fire Safety: Install and regularly test smoke detectors. Provide a clearly labeled fire extinguisher in an accessible location and ensure guests know where it is and how to use it. Consider a small first-aid kit.

8. Exterior & Garden

Facade & Paint: A clean, well-maintained exterior creates a positive first impression. Address any peeling paint, dirty surfaces, or minor repairs to the building's facade.
Garden/Patio: Trim hedges, mow lawns, water plants, and clear debris. Ensure outdoor furniture is clean, sturdy, and inviting.

Phase 3: Enhancing Guest Experience – The Competitive Edge

Beyond functionality, focus on creating a memorable and authentic stay that encourages positive reviews and repeat bookings.

Thoughtful Furnishings & Decor: Choose comfortable, durable furniture that withstands frequent use. Incorporate local Arequipan textiles, artwork, or handicrafts to provide an authentic sense of place. Aim for a clean, uncluttered, and aesthetically pleasing environment.
Essential Amenities:
- Fully Stocked Kitchen: Basic cooking essentials (oil, salt, pepper), coffee/tea, adequate cookware, dishes, and utensils.
- High-Quality Linens & Towels: Provide plenty of fresh, clean, and comfortable bedding and bath towels.
- Toiletries: Offer basic toiletries (soap, shampoo, conditioner, toilet paper).
- Welcome Pack: A small gesture goes a long way. Consider including a bottle of Arequipan wine, local snacks, fresh fruit, or bottled water.
Information & Connectivity:
- Welcome Guide: A printed or digital guide with essential information: house rules, Wi-Fi password, emergency contacts (local police, medical services, your contact), appliance instructions, and curated local recommendations (restaurants, sights, transportation tips, reliable taxi services).
- Maps & Tour Information: Provide local maps and brochures for popular Arequipan attractions like the Santa Catalina Monastery, Colca Canyon tours, and local museums.
Marketing & Photography: Invest in high-quality professional photographs of your property. Clear, well-lit images showcasing your property's best features are crucial for attracting bookings on platforms. Write compelling descriptions that highlight unique selling points and proximity to popular Arequipan neighborhoods like Yanahuara, Cayma, the historic Cercado, or Selva Alegre.

Phase 4: Operational Readiness – Smooth Operations

Efficient operations are key to maximizing bookings and minimizing stress.

Check-in/Check-out Procedures: Establish clear, easy-to-follow procedures for key handover, property access, and guest departure. Consider a lockbox or smart lock system for flexible self-check-ins, which is highly appreciated by travelers.
Emergency Protocols: Ensure guests know what to do in case of a fire, earthquake, or medical emergency. Clearly label emergency exits and provide essential emergency contact numbers.
Local Contact: Have a reliable local contact (property manager, trusted friend, or dedicated service) who can respond quickly to guest inquiries or emergencies if you are not in Arequipa. This person should be fluent in Spanish and ideally English to effectively communicate with international guests.
Communication Strategy: Decide how you will communicate with guests (e.g., messaging app, phone call, email). Be responsive and proactive in addressing any questions or concerns before, during, and after their stay.

Local Context & Warnings Specific to Arequipa

Operating a rental property in Arequipa comes with its unique set of challenges and considerations that foreign investors must understand.

Utilities in Arequipa (Sedapar & Seal):
- Water (Sedapar): Water supply, managed by Sedapar, can occasionally be subject to scheduled cuts for maintenance, especially in less central areas or during peak demand. Inform guests in advance if you are aware of any. Ensure water tanks and pumps (if installed) are functioning optimally. Arequipa's hard water also contributes to mineral buildup in pipes and appliances, requiring regular maintenance.
- Electricity (Seal): Electricity, supplied by Seal, is generally reliable in central areas. However, Arequipa can experience localized power outages or voltage fluctuations, particularly during strong winds or heavy rains (uncommon but possible in the summer months). Protect sensitive electronics with surge protectors. Many rental properties in Arequipa use prepaid electricity meters, which can be convenient but require guest education on how to recharge them.
- Payment & Billing: Understand the local utility billing cycles and ensure prompt payment to avoid service interruptions.
Historic Property Regulations (Cercado de Arequipa): If your property is located within Arequipa's UNESCO World Heritage historic center, be aware of strict regulations regarding modifications, renovations, and even exterior paint colors. Any structural changes or significant aesthetic alterations typically require prior approval from the Ministerio de Cultura and the Municipalidad Provincial de Arequipa. Non-compliance can lead to hefty fines, forced restoration, and legal complications.
Cultural Nuances & Noise: Arequipeños are generally warm and hospitable. However, noise levels, especially during local festivals, celebrations, or even everyday life (e.g., street vendors, traffic), can be higher than what some foreign visitors are accustomed to. Advise guests respectfully about neighborhood norms and consider soundproofing for properties in lively areas. Also, be mindful of your property's noise impact on neighbors, especially in residential zones.
The Trámite Culture: Be prepared for a bureaucracy that operates at a different pace than you might be used to. Patience is key when dealing with administrative processes, permits, or utility issues. Having a trusted local assistant or property manager is invaluable for navigating these procedures efficiently.
Security Considerations: While Arequipa is generally considered safe for tourists, basic urban precautions are always advised. Ensure your property has adequate locks and security measures, and advise guests to be aware of their surroundings, particularly at night or in less frequented areas. High-value residential neighborhoods like Yanahuara and Cayma generally have lower crime rates but are not entirely immune.
Tax Compliance is Non-Negotiable: Under-declaring or failing to declare rental income can lead to severe penalties from SUNAT, including significant fines, interest charges, and potential legal issues. A transparent approach, with the guidance of a Peruvian accountant, is the only sustainable strategy for long-term investment and peace of mind.

By meticulously following these steps and understanding the local context, you will not only prepare your Arequipa property for a successful high tourist season but also protect your investment and build a reputation for quality and reliability in the market.

⚠️ Legal Notice: Consult a Local Lawyer. This article provides general information and does not constitute legal, tax, or investment advice. Peruvian real estate laws and tax regulations are complex and subject to change. Foreign investors are strongly advised to consult with a qualified, independent Peruvian real estate lawyer and tax accountant to address their specific situation and ensure full legal compliance.

Ready to optimize your Arequipa property investment? Visit ArequipaRealEstate.com for expert guidance and comprehensive property management services tailored to the Arequipa market.