This page lists everything mamaxo.com stores in your browser, and how we count visits without storing anything. In the EU/EEA, the UK, Switzerland and countries where local law requires consent, a banner asks you first, and until you choose nothing runs beyond what the site needs and the cookieless visit count. "Allow statistics" and "No thanks" are equally easy, and you can change your choice any time in "Cookie settings" at the bottom of every page.
1. Visit counts without cookies (everyone)
When you open a page, our server counts the visit: the page, the site that linked to you (domain only), your country (looked up from your IP address, which we then discard), language and device type. Nothing is stored on your device and no record about you is kept; the counter resets daily and only totals are kept, for up to 25 months.
Two counters do this. Our web server notes each page load — the page without its query, the linking domain, country, browser language, device type and response status, never your IP address or full browser string — and deletes that file after the nightly count. The page also sends a short request without cookies: the page, whether it was a page view, an enquiry sent or a document downloaded, the linking domain, campaign labels (utm_source, utm_medium, utm_campaign), language and device type. To count a visit once a day, the server combines your IP address and browser with a random value that exists only in memory and changes at midnight UTC, then discards them. Small groups are not shown in our reports.
Your country is looked up on our own server in the DB-IP “IP to Country Lite” database; nothing is sent to DB-IP.
Basis: our legitimate interest in knowing how the site is used (Art. 6(1)(f) GDPR). Object any time with the switch below, or turn on Global Privacy Control in your browser. The page then stops counting you; the server’s page-load tally keeps no IP address or browser details, so it holds nothing about you. The switch keeps one item in your browser (mamaxo_count_optout, under “Strictly necessary”).
Your visits on this browser are counted.
IP geolocation by DB-IP (CC BY 4.0)
2. Strictly necessary (no consent needed)
Needed for what you asked for: signing in, your language, drafts you are writing, the record of your cookie choice, and your request not to be counted.
| Name | Type | Set by | Purpose | Kept for |
|---|---|---|---|---|
| mamaxo_consent | Local storage | mamaXO (first party) | Your cookie choice: question version, what you allowed, when, and a random ID for the answer. | 365 days |
| mamaxo_session | Local storage | mamaXO (first party) | Keeps you signed in. | Until you sign out |
| mamaxo_auth_hydration | Session storage | mamaXO (first party) | Remembers for a few minutes that your sign-in was checked. | 5 minutes |
| mamaxo_lang | Local storage | mamaXO (first party) | The language you picked. | Until you clear it |
| mamaxo.leaseDraft.v2 | Local storage | mamaXO (first party) | Your draft in the lease builder (the names, addresses and terms you typed), so you don’t lose it. | 30 days |
| mamaxo_landlord_property_draft_v2 | Local storage | mamaXO (first party) | Your unfinished property listing (address, details, photos you added), so you can continue later. | 30 days |
| mamaxo.admin.newLeaseDraft.v1 | Local storage | mamaXO (first party) | Staff only: a lease you started in the admin (property, tenant, dates and amounts), so you can continue it later. | 30 days |
| mamaxo.page-size.* | Session storage | mamaXO (first party) | How many rows per page you picked in a list. | Until you close the tab |
| mamaxo:handoff | Session storage | mamaXO (first party) | Stops a redirect loop when you move between the site and your account. | Until you close the tab |
| mamaxo:gv-guide:2026:access | Session storage | mamaXO (first party) | Keeps the guide you requested open while the tab is open. | Until you close the tab |
| mamaxo_qa | Local storage | mamaXO (first party) | Our staff only: marks our own test visits so they are not counted. | Until you clear it |
| mamaxo_count_optout | Local storage | mamaXO (first party) | You asked us not to count your visits — we keep the request so we can honour it on every page. | Until you clear it |
3. Preferences (with consent)
Small conveniences. Without consent they last only until you reload the page.
| Name | Type | Set by | Purpose | Kept for |
|---|---|---|---|---|
| mamaxo_landlord_properties_view | Local storage | mamaXO (first party) | The view you picked for your property list (grid, list or map). | Until you clear it |
| mamaxo_dwell_modal_at | Local storage | mamaXO (first party) | When we last offered help with your property, so we offer it at most once a week. | Until you clear it |
| mamaxo_lead_submitted | Local storage | mamaXO (first party) | That you already sent us an enquiry, so we don’t offer it again. | Until you clear it |
| mamaxo_lease_contact | Local storage | mamaXO (first party) | That you already gave your email in the lease builder, so we don’t ask again. | Until you clear it |
4. Statistics
Google Analytics 4, Microsoft Clarity (session recordings and heatmaps, never inside accounts) and our own detailed counter show us how the site is used. The data is pseudonymous: it uses random IDs and, with your consent, once you sign in, your account’s random ID, so it can be linked to your account.
In the EU/EEA, the UK, Switzerland and countries where local law requires consent, none of them runs before you consent.
Outside them, Google Analytics is on by default to measure site use (cookies _ga, _ga_*, 13 months). Basis: legitimate interest (Art. 6(1)(f) GDPR). Google LLC is our processor; the transfer is covered by the EU–US Data Privacy Framework. No advertising, no Google signals. A one-line notice tells you once; switch it off any time under “Cookie settings”. Our server decides the country from your IP address with the same local lookup; if it cannot tell, we ask as in the EU. Microsoft Clarity and our detailed counter always need your yes.
| Name | Type | Set by | Purpose | Kept for |
|---|---|---|---|---|
| mamaxo_ses | Session storage | mamaXO (first party) | A random ID for this tab, to group the pages of one visit in our own statistics. | Until you close the tab |
| mamaxo_attr | Local storage | mamaXO (first party) | How you reached us: campaign labels, referring site, first page. | Until you clear it |
| _ga | Cookie | Google (first party) | Google Analytics: tells visits from the same browser apart. | 13 months |
| _ga_* | Cookie | Google (first party) | Google Analytics: keeps the state of the current session. | 13 months |
| _clck | Cookie | Microsoft Clarity (first party) | Microsoft Clarity: a random user ID for this site. | 1 year |
| _clsk | Cookie | Microsoft Clarity (first party) | Microsoft Clarity: joins page views into one session recording. | 1 day |
| CLID | Cookie | Microsoft Clarity (third party) | Microsoft Clarity (on clarity.ms): when Clarity first saw this browser on any site. | 1 year |
| MUID | Cookie | Microsoft Clarity (third party) | Microsoft (on clarity.ms): identifies browsers across Microsoft sites; Microsoft uses it for advertising, analytics and operations. | 1 year |
| ANONCHK | Cookie | Microsoft Clarity (third party) | Microsoft (on clarity.ms): whether MUID is passed to an advertising cookie; Clarity always sets it to 0. | 10 minutes |
| MR | Cookie | Microsoft Clarity (third party) | Microsoft (on clarity.ms): whether to refresh MUID. | 7 days |
| SM | Cookie | Microsoft Clarity (third party) | Microsoft (on clarity.ms): syncs MUID across Microsoft domains. | Browser session |
5. Third-party content
Maps: tiles come from the OpenStreetMap Foundation (tile.openstreetmap.org), which receives your IP address when a map is shown. Google Maps Places (address suggestions) loads only in the property form of a landlord account, once the address field opens, and may set its own cookies.
Sign in with Google: nothing loads from Google until you click the button; then a Google window opens and Google may set its own cookies there.
6. Your choice
Change or withdraw your choice any time in "Cookie settings" at the bottom of every page; withdrawing removes what we stored for that category, and "No thanks" also switches off Google Analytics where it was on by default. Items on other domains (clarity.ms) can only be removed in your browser. Your choice is kept in your browser only; we ask again after 12 months, or sooner if what we use changes. Rejecting does not limit any feature of the site.