Terms & Conditions

Thank you for choosing Island Breeze Vacations. Please take good care of your vacation home, respect your neighbors, and most of all have a wonderful vacation. Responsible party will be asked to sign and initial this agreement before receiving access to the rented property.  They must also list all other guests for the full duration of their stay.



If you have any questions regarding these terms & conditions, please reach out to us at (305) 432-1193, or by email at info@islandbreezevacations.com


GENERAL TERMS.  The terms of this agreement include the terms contained in this agreement and any online terms, conditions, instructions, house rules, condominium rules and similar documents. Should any conflicts arise: the terms of this agreement shall prevail.


RENTAL TERMS
The rental period shall begin on [Start Date] at 4:00PM and end on [End Date] at 10:00AM. Early check-in or late check-out is subject to availability and may incur additional fees.


PAYMENT Visa, MasterCard and Discover are accepted.  A down payment of 25% of the total amount due plus travel insurance premiums are due at the time of reservation. The Balance is due 60 days prior to arrival and will be charged to your card on file unless payment by check is received prior to the payment due date. Reservations made within 60 days of the rental period require payment in full.


Damage Deposit or Limited Damage Waiver is automatically added to your reservation. Damage Waiver fee is dependent on the size of the home and number of guests in your party.


Travel Insurance. Travel insurance is recommended if you have any concerns about our refund policies. It is available if purchased at the time of reservations at Rental Guardian: Initials___


Credit Card Documentation & Authorization. Copies of both sides of the credit card used for payment and government issued photo ID are required and must match the registered Guest. Regardless, Guest authorizes VRM to charge the card on file for any payment due pursuant to this agreement.


Chargebacks. Guest waives any right to dispute a credit or debit charge, request or demand a chargeback, or dispute that a detailed item description was provided, contact information was clearly and prominently displayed, and grievance policy instructions were provided. Initials___


RENTAL RATE & PAYMENT TERMS
The total rental amount is $[Total Amount], payable as follows:

  • Deposit: 25% down plus the total cost of travel insurance is due upon booking
  • Balance: Due 60 days prior to arrival date.  If you are booking within 60 days of arrival, the full balance is due.


CANCELLATION POLICY

  • Cancellations made 90 days or more before check-in will receive a 100% refund minus a $250.00 cancelation fee.
  • Cancellations made inside 90 days of check-in will forfeit the deposit.
  • No refunds will be issued for early departure or no-shows.
  • Changes, when available, require approval, a $250 fee, plus any rent or fee increases.
  • Reservations will be cancelled without refund if Guest provides false information during the reservation process. There are no refunds for unused days, unmet expectations, problems with the house, unless they render the house useless, bad weather, natural disasters, or personal or other reasons. Rescheduling will be permitted, but not refunds, when required by law, due to a mandatory evacuation of the rental property or legally defined impracticality, impossibility, or frustration of purpose, provided the reservation is rescheduled before the original scheduled arrival date, payment is made for any rate increase, and the new arrival date is within 1 yr. VRM reserves the right to cancel reservations and refuse service to anyone, to the extent permitted by law.


TECHNOLOGY NOTICE. Smart home technology is used to ensure policy compliance by Guest and may include the following remotely monitored devices: Thermostats. Door locks. Pool/Spa heater controls. Number of wi-fi users. Decibel meter.


OCCUPANCY. Maximum occupancy applies 24/7 and is 2 guests/bedroom + 2 additional guests. (Primary, contracting) Guest must be at least 25 yrs. old or an active member of the military, and an occupant of the Property


ADDITIONAL CHARGES AND FORFEITURES. Guest is not entitled to a refund, partial or otherwise, if removed or ejected from property for violation of this agreement. Guest will be charged what is agreed to be nonpunitive amounts, as listed below for the following occurrences: *$500 for each unauthorized animal or each 4 hours or portion thereof of late checkout. *$150 for early check-in, each invitee or licensee who is unauthorized or in excess of the occupancy limit, failure to return keys/passes/fobs/passes, failure to keep pool gates & doors secured; violating terms concerning pool equipment including pool alarm (which is a crime), air conditioning, smoke detectors, outdoor furniture, cleaning including dishes & trash, extra cleaning due to Illness of an occupant, non-emergency use of fire extinguishers, and similar acts & omissions. *The invoiced amount plus $50 for odor removal due to smoke or otherwise, fines/citations/penalties, replacement of missing/moved items, damages not covered by the Limited Damage Waiver, stains, bed bug treatment, technical support, and pay-per-view purchases.


POOL POLICIES. Pool Heat. Pools may not heat as desired & may take up to 48 hrs. to reach maximum temperature. Spa heat not sold separately. There are no refunds for dissatisfaction with pool heat. Pool Safety. Running & diving are prohibited. Children, of any age, are not allowed in the pool area without adult supervision. Any safety netting & pool alarms must be used at all times and doors must be kept closed & locked. Any safety concerns, including if any equipment, pool alarms, safety netting or locks, are notworking properly must be reported to the VRM.

NOTICE. Notice to VRM is proper only if emailed to jo@islandbreezerealty.com and to Guest’s email address of record


ANIMALS. Pet Policy. Pets are not allowed without written authorized by VRM and payment of a $150 pet fee. Emotional Support Animals (ESA’s). ESA’s require a written request at the time of reservation which includes official documentation of a diagnosed disability, unless readily apparent. Service Animals. Service Animals, as defined by §413.08, Fla. Stat. (2022) & including animals in training, require a written request at the time of reservation. No documentation is required but a person who knowingly and willfully misrepresents herself or himself as being qualified to use an emotional support or service animal commits a misdemeanor of the second degree, punishable as provided in 775.082-083, Fla Stat. (2022). Removal. VRM reserves the right to remove any animal for inappropriate behavior. Initials____


PROPERTY ACCESS AND USE.

  • Supplies. Only very basic of supplies are provided. Guest is responsible for all else.
  • Access by VRM. VRM may enter the Property as reasonably necessary to inspect, service, and for real estate purposes. Reasonable notice will be provided, unless the matter is urgent.
  • Parking. RV’s, campers, buses, & all non-passenger vehicles are prohibited.
  • Commercial Use. Commercial use of the Property is prohibited.
  • Air Conditioning. Setting air conditioning below 74° or heat above 78°, changing fan from Auto, or leaving doors, windows, or blinds open is prohibited.
  • Safe Use. Guest must comply with all laws and rules. Fireworks, gas grills, and candles are prohibited. Guest must report chirping alarms to VRM immediately. Furniture cannot be moved. Alarms & smoke detectors cannot be tampered with.
  • Social Functions on the Property. Parties, groups, gatherings, events, or other social functions are prohibited, and violation will result in removal of all persons by law enforcement and cancellation without refund.
  • On-Site Services. Any on-site services require written consent by VRM.
  • Maintenance. Pre-arrival inspections ensure cleanliness and good repair of the Property. Guest must provide notice of any problems immediately upon the time a reasonable person would have discovered the problem, or Guest waives any related claims. Responses shall be made as VRM reasonably deems appropriate. Absent gross negligence by VRM, faulty equipment, appliances, cable, internet & phone services; temporarily interrupted utility service; bugs; noise, construction, a warm refrigerator, wear & tear of the Property, a cold pool, or; inclement weather, a need for spot cleaning, sea grass in the canal, the smell of sea grass, and other similar circumstances do not constitute breach of contract. Service charges resulting from a false or unnecessary report by Guest, as reasonably determined by the service provider, shall be charged to Guest.
  • Garbage. All Guests pay a solid waste fee: place all garbage in the outside trash bin. KEYS TRASH PATROL will take the trash bin to and from the curb for your convenience.
  • Checkout Instructions. Wash dishes, place used bed linens in pile by washing machine, place garbage in outside trash can, and secure all doors and windows.


HOUSE RULES
The guest agrees to comply with the following:

  • No smoking inside the property.
  • No pets allowed unless otherwise agreed upon in writing.
  • For the comfort of all guests, please clean up after your pet. There will be a $100 charge for waste left behind.
  • Maximum occupancy is [X] guests.
  • Quiet hours are from 10PM to 9AM.
  • The guest must report any damages immediately to VRM. Notice to VRM is proper only if emailed to jo@islandbreezerealty.com and to Guest’s email address of record
  • Please do not move any of the furniture during your stay. There will be a $150 charge for us to move it back.


LIABILITY & RESPONSIBILITY
PARTY RESPONSIBILITY. Risk of Loss. Each party shall be responsible for loss, damage, or injury caused by his/her/its own negligence or willful conduct, & concerning Guest, caused by Guest’s licensees & invitees.

  • Insurance. Each party must carry appropriate insurance.
  • Lost or Stolen Property. VRM is not responsible for lost or stolen property. Property left on Property is deemed abandoned if good faith attempts to return it for a reasonable fee fail.
  • Default Status of Persons. Guest agrees to not take any action to establish non-transient status and waives defenses to all persons on Property having transient status pursuant to § 82.045 Fla. Stat. (2017).
  • Grounds for Removal. Guest agrees VRM has the right to remove any persons in violation of § 509.141 Fla. Stat. (2017), and agrees to vacate, agrees VRM has the right to remove Guest & Guest’s party for breach of this agreement, and Guest will receive no refund and waives any statutory or other right to a refund.
  • Remedies. The maximum remedy for failure to provide reserved accommodations is a prorated refund. There are no free upgrades due to unavailable accommodations.
  • As Is Condition. The house is rented as is. VRM warrants property quality only in that it satisfies legal & express contractual requirements, notwithstanding any pictures and representations otherwise which were provided in good faith. Guest waives his/her/its right to claim the property was not as described.


LEGAL TERMS. Entirety. This is the entire agreement, unless provided otherwise herein, superseding all related previous negotiations, agreements, and UCC implied terms. Headings. Headings are solely for convenience. Interpretation. This agreement shall not be construed in favor of the non-drafting party. Modification. Only kasey@islandbreezevacations.com has authority to modify this Agreement, and can do so only in writing, except this agreement automatically modifies to comply with any laws. Assignment. Any attempted assignment, delegation, or sublease of this Agreement by Guest is invalid. Severability. If any provision of this Agreement is invalid or unenforceable, it shall, to the extent reasonable, be construed or applied in such a manner as will permit enforcement; otherwise, this Agreement shall be construed as if that provision had never existed. Warranties. No warranties exist unless expressly stated herein. Discretion. VRM has sole discretion concerning determination of breach or remedy, subject to good faith and adherence to usual and customary practices in the vacation home market. Reliance. Guest acknowledges that he/she/it has not relied upon any current or prior representations or understandings and waives any related rights or claims. Performance. VRM is excused from performance when made impracticable by the occurrence of a contingency, the non-occurrence of which was a basic assumption on which the contract was made. Waiver. No breach of this Agreement will be waived without the express written consent of the party not in breach. Indemnification, Etc. Guest shall defend, hold harmless, and indemnify VRM, its affiliates, and its respective officers, directors, agents, and employees from any and all 3rd party claims, demands, losses, causes of action, damage, lawsuits, judgments, including attorneys’ fees and costs, arising out of, or relating to Guest’s rental under this Agreement, including for pre-litigation and non litigation legal fees, and including for claims by Guest’s invitees and licensees. Remedies. The maximum remedy for breach or other actions connected to this contract, unless expressly provided otherwise herein, is actual direct financial losses, and as governed in this agreement, reasonable attorney’s fees & costs, which is agreed to be an adequate remedy. Regardless of the failure of the exclusive remedy, VRM will not be liable for consequential or incidental damages. Liquidated Damages. The parties agree liquidated damages herein constitute non-punitive & difficult to forecast damages. Chargebacks. Guest waives any right to dispute a credit or debit charge, request or demand a chargeback, or dispute that a detailed item description was provided, contact information was clearly and prominently displayed, and grievance policy instructions were provided. Arbitration. The parties agree to settle any disputes over $15,000 by binding arbitration. AAA rules apply unless in conflict with terms herein Forum. The 16th Jud. Cir. of FL shall be the exclusive forum for any claims related to this agreement. Choice of Law. Claims shall be governed by the laws of FL to the exclusion of all other laws, conflict of law principles, and legal theories. Jury and Class Action. The parties waive their rights to jury trials and class action suits. Attorney’s Fees. VRM shall be entitled to reasonable attorneys’ fees & costs from Guest for defending chargeback demands, negative public, social media, BBB claims, administrative, or other complaints and arbitration, litigation arising out of this agreement or otherwise. 3rd Party Beneficiaries. No party has 3rd party beneficiary rights under this agreement. Any benefits received are incidental. Data Usage. Guest consents to use by VRM of its data, subject to the law. Confidentiality. Guest agrees to not communicate with code or law enforcement regarding their accommodations. Counterparts. This Agreement may be signed in counterparts. Monthly Statement Dispute Time Limitation. Any dispute regarding a monthly statement must be made within 30 days of receipt of the statement, while evidence is reserved.


CHECK-IN & CHECK-OUT PROCEDURES

  • Check-in: 4PM
  • Check-out: 10AM
  • Guests must return all keys and leave the property in the condition it was found.


Outside visitors are not permitted without permission. Parking is an issue with most of our Keys Homes. Please be sure that all vehicles are parked on the property that you rented.


AGREEMENT: **In placing a deposit to reserve any property with IBV, Guest certifies that he/she has read and agrees to all terms of this agreement, conditions and policies set forth within. Each confirmation also includes all of these terms, conditions and policies. To confirm your reservation, you must either e-sign, scan, or fax this executed agreement within 72 hours of receipt.