Terms and Conditions of Occupancy Agreement, (Hereafter called “Agreement”) between Blue Skies Property Management, LLC, (Hereafter called “BSPM”) and Signer, (Hereafter called “Guest.” “Guest” includes signer, all guests of the signer, and any other rental property occupants or visitors.)

This contract is an agreement between the Guest and Blue Skies Property Management (BSPM) who is acting as the owner’s representative for the referenced rental property. Cancellations within the first 24 hours will be allowed subject to a $25 administrative fee. All other policies set forth in this agreement become effective at the time of booking and are agreed upon between the renter and BSPM once the confirmation email is sent. After 24 hours, all terms and conditions apply. Additionally, entrance into property at check-in constitutes full acceptance of all terms of this agreement between the Owner or Owners Representative and the Guest.

OWNER’S RESPONSIBILITY: The owner agrees to provide unit in a clean, decent, and sanitary condition on the arrival of the renter. Renter accepts the property as is, and as shown on our website (changes in decor, bedding, and furnishings may change without notice). Upon arrival, please inspect the property and notify the owner of any problems. Please report any housekeeping issues within 3 hours of arrival so BSPM can promptly address issues. Renter agrees to give the owner and BSPM a reasonable amount of time to resolve any problems that may be encountered on arrival or during the stay at the property. On some rare occasions, the property may not be cleaned before your check-in, by inadvertent fault of cleaners. If property is not cleaned with fresh towels and linens upon check-in to our property or if you find any other problem(s), Renter agrees to call BSPM immediately, so that we may fix problem(s), as deemed necessary by BSPM and/or Owner and at BSPM/Owner’s sole discretion. Housekeeping refunds/adjustments will not be given for unit cleaning issues unless they are not corrected after BSPM has been notified and given a reasonable opportunity to remedy.

CHECK-IN: Check-in times will be sent to you before your stay. During peak, busy periods, check-in may be delayed due to our commitment to providing a clean and inspected unit. If you plan to arrive late, please email us at [email protected] so that we can best prioritize the cleaning schedule and be able to spend extra time preparing your rental. Please note, that if you enter the rental before check-in time during peak seasons without approval, a $200 early check-in fee will be charged to the card on file.

CHECK-OUT: Check-out time will be sent to you before your stay. Please give us a call at 336-289-9878 if you will be departing early so we can schedule housekeeping accordingly. Any late departures will be subject to a charge of an additional day, which the Guest acknowledges and authorizes to be automatically charged to the credit card on file. Please be sure to refer to and follow the Departure Instructions that will be provided prior to arrival. Missing items (such as keys, arm bands, parking passes, fobs, lanyards, etc.) will be charged to the Guest. Lost keys will additionally result in locksmith re-keying services that will be charged to the Guest. Owner/BSPM is not responsible for items left in the unit, but BSPM will be happy to return lost items when found if requested (items will be shipped for a $20.00 handling fee plus actual shipping costs). Items found will only be kept for 30 days.

AFTER HOURS EMERGENCIES, SERVICE CALLS, AND LOCKOUTS: Contact Blue Skies Property Management at 336-289-9878 in the event of an after-hours emergency. Service calls made necessary by actions of Guests/Visitors shall be solely at the Guest’s expense and will charged to the credit card on file or deducted from the security deposit including, but not limited to: lockouts, clogging toilets with moist wipes or other non-flushable items, not leaving the key in the lock box, or otherwise not accommodating unit access during scheduled time. Any such service calls will result in a minimum $50 service call fee, higher for after-hours, weekends, or extended repairs.

PETS AND SMOKING: PLEASE NOTE- Pets and smoking are not allowed in any of our rental properties (including balconies and patios), and the renter agrees not to bring pets into a unit or smoke in a property, balconies, service halls or elevators, or any other indoor or prohibited outdoor area unless otherwise discussed with BSPM.. Any evidence indicating violation of these terms as deemed by owner/management will result in a minimum $500 fine charged to your credit card/deducted from the security deposit plus any additional damage costs or cleaning fees that may be incurred. Any posted non-smoking signs on resort grounds should also be strictly obeyed, and guests can only smoke in designated smoking areas (if available.) Smoking in a prohibited area will result in a fine imposed by the owner. Smoke detectors inside the buildings, particularly but not limited to elevators, are sensitive to any airborne particulates (cigarette/cigar smoke or vapors, aerosol spray, water vapor, etc.) and are easily triggered due to the small confinements and close proximity of detectors, which creates a false alarm. Triggering any indoor alarms, regardless of substance, will result in a fine imposed by the resort/owner. Unless otherwise noted, pets (including pets belonging to non-paying guests temporarily visiting a property) are at no time permitted within the rental property, nor permitted anywhere on the property unless the resort/complex is “Pet Friendly” and you have registered the pet with our office, the Pet Addendum is executed and the per pet, non-refundable pet fee has been paid. Any indication of any pet being on the property without prior approval and payment of the pet fee will result in a $500 per pet fee on your credit card/deducted from your security deposit plus any additional damages or cleaning fees that may have been incurred. If we are called out by a complaint of your pet disturbing the neighbors you will be charged a service call fee of $50 and may be asked to vacate the property with no refunds, in addition to the above penalties. Smoking or any pet found in a Non-Pet-Friendly unit is a clear violation of this Agreement and will result in immediate eviction from the property with no refund, whatsoever, of payments made. Smoking or unapproved pets in any Blue Skies Property Management unit will result in a minimum $500 fee.

MINIMUM RENTAL AGE: The renter must be at least 25 years old with a valid driver’s license and all members of the rental party must be either 25 years of age or older or traveling as part of a family with at least one member of the party 25 years of age or older. However, certain properties may have alternate age restrictions. Please make sure to refer to the specific rental listing page for details. Blue Skies Property Management is authorized to verify age at check-in or at any time during a stay. The qualifying person renting the property is responsible for the conduct of all guests and other occupants, and that person must occupy the property for the full term of the reservation.

Underage renters will not be given access to a unit or will be required to leave without a refund if this requirement is not met.

CONFIRMATIONS: The emailed rental confirmation you receive serves as confirmation of your reservation. Please review the information carefully to verify the property rented, the dates of the rental, the applicable charges, and any special notes. Contact us within 24 hours of the time of booking to report any errors. After 24 hours, the confirmation is considered accurate and all terms and conditions apply. Future promotions or discounts will not be applied to existing reservations.

ITEMS PROVIDED WITH YOUR RENTAL: Blue Skies Property Management provides the following items and start-up supplies unless the property description states otherwise: dish towels, equipped kitchen (accommodates the total occupancy number), bed linens, bath towel sets (minimum 1 per person), kitchen towels and dishcloths, one roll of paper towels, a small container of dish soap, 1 load supply of dishwasher detergent, dish sponge, trash liners (one per can), and 1 load supply of laundry detergent (for units that include washer and dryer), one roll of toilet paper per bath, soap in every bath, shampoo, conditioner, and soap. If staying more than one night, guests will need to bring or purchase additional supplies, or BSPM can provide additional unit supplies for a fee with advance notification. Units are also equipped with a vacuum cleaner, broom, and mop, but no cleaning products or other supplies are guaranteed.

LINENS: Blue Skies Property Management provides all unit linens (unless otherwise stated at a specific rental). Blue Skies Property Management provides quality linens for you to enjoy during your stay, and we request that you use care with the provided linens to avoid non-accidental damage, including makeup stains. Guests will be charged for any missing linens or linens damaged due to tanning solutions or makeup products that cannot be removed (these damages are NOT covered by Security Deposit Protection). Linens are to remain in Rental Property (except beach towels). Towels and sheets are inspected for damage and inventoried before and after each guest’s stay. Your unit will have a minimum of 2 towel sets per full bath, at least one set of sheets, blankets, mattress pad per sleeping surface, bathmats for every bath with a tub or shower, kitchen towels, dishcloths, and oven pads. Guest is responsible for reporting any linen shortages or damaged items within 24 hours of arrival. Renters should report any damaged linens prior to departure in order for the security damage protection to be submitted to cover the damaged items. Renter authorizes Blue Skies Property Management to charge the credit card on file for any unreported missing or damaged linens reported by housekeeping staff after departure. Missing and unreported damaged linens will be charged at new replacement values, including any monogramming and/or shipping fees plus a handling fee.

CLEANING: Blue Skies Property Management does everything within its power to have your unit ready by check-in time, but we ask for your patience during busy rental periods. We also have very high cleaning standards that we expect our cleaning contractors to adhere to. If you feel your unit has not received the necessary attention to detail prior to your arrival, please notify us as soon as possible so we can promptly address your housekeeping issues. We ask that you give us the opportunity to fix any unit cleaning or maintenance issues so you can have a relaxing and enjoyable vacation. The departure cleaning fee includes the remaking of the beds with fresh clean linens, laundering bath towels, dusting, vacuuming and mopping all floors, and cleaning and sanitizing bathrooms after your departure. Additional housekeeping services during your stay are available for a fee. If additional cleaning is needed after you check out, if any items are damaged or missing (including linens), or if furniture is re-positioned, you will be charged for the additional cleaning service and/or missing items. We ask that sheets are not stripped from the beds and that any used beds be left unmade. Please do not leave wet items in the washing machine. Guests are responsible for removing all open food from the refrigerator, loading dirty dishes into the dishwasher (if available) and running it, and placing garbage in the outside receptacles, garbage chutes, or local, public dumpsters. If these items are not completed, the guest authorizes Blue Skies Property Management to charge a minimum fee of $25 to the guest’s credit card.

MAINTENANCE: Please report any damage or malfunction of equipment to the owner as soon as possible. Failure to do so may incur some liability to the guest. The owner or owner’s representative may enter the property at reasonable hours for the purpose of effecting necessary repairs and inspections and repair personnel may enter the premises for the purpose of the repair. Working conditions of pools, pool heaters, hot tubs, air conditioning, televisions, DVD players, appliances, elevators, etc. are NOT guaranteed. No refunds or rate adjustments will be made for mechanical failures or non-working amenities.

Guest acknowledges that unforeseen repairs and necessary maintenance to the grounds and buildings are managed by individual resorts, and BSPM has no control over schedules, the duration, or the extent of work being done on the property or adjacent/adjoining properties, including new construction. There is generally little to no impact, and work is rarely done after hours or weekends, however, when necessary, there may be limited or restricted access to certain areas of the grounds or property. In cases where BSPM is notified in advance, we will do our best to inform guests of any projects that could be in progress during your travels. No cancellations or monetary refunds will be made for noise or restricted access to elements at the property or adjacent properties.

For stays over a week, there is the possibility of a monthly maintenance visit to complete routine services and address any outstanding issues. Access will be required.

DAMAGE WAIVER FEE: Guests shall otherwise be responsible for maintaining and returning said furnishings and property to BSPM at the end of the Agreement in the same condition it was in upon occupancy, excluding only normal wear and tear. Guests shall immediately notify BSPM upon occupancy if any of the furnishings or property is missing or damaged or the guest will be held responsible for damage.

By accepting this rental, you authorize Blue Skies Property Management to charge the credit card on file for any costs related to damage.

Meeting the guidelines listed in the departure instructions will help ensure no charges to your credit card on file or deducted from the security deposit. Additionally, the Renter agrees to keep the property in good, clean condition, not to rearrange furniture, and promptly report any missing/damaged items. The Renter also agrees to not access or open the locked closets or areas in or on the property. Smoking or unapproved pets in any Blue Skies Property Management unit will result in a minimum $500 fee. The Owner or other authorized personnel by BSPM reserves the right to enter the vacation property at any time to investigate disturbances, occupancy, and/or damage.

Late check-outs are unauthorized and will result in an additional charge. Keys not returned at check-out will result in a $100-200 charge, depending on the property. Exceeding occupancy stated on your reservation confirmation will result in a minimum charge of $300 per person or eviction.

SECURITY DEPOSIT: In some cases (including when the owner’s personal car is part of the rental), an additional Security Deposit may be required. If applicable, the security deposit will be returned within 7 days of the Guest’s check out provided the property is left undamaged, without additional cleaning, no rearranged furnishings, and trash removed. Damages are not limited to the amount of the security deposit and shall include any and all costs incurred to recover such damages including applicable attorney fees.

PAYMENTS / PAYMENT SCHEDULES: A down payment is due by credit card at the time of booking. The down payment is applied towards the cost of rental and IS NOT a refundable security deposit. Depending upon the property rented and the duration of stay, the full balance is due 30 days prior to arrival by credit card unless otherwise noted. All payments must be made in USD.

If payment is not received by the final payment due date, the Guest (Renter) authorizes Blue Skies Property Management to process any amounts due to the credit card on file (additional fees may apply). Unsuccessful payment attempts may be subject to cancellation and forfeiture of the down payment as well as cancellation penalties specified below (see CANCELLATION TERMS below). Renter authorizes Blue Skies Property Management to charge to the credit card we have on file for any applicable cancellation fees.

This agreement shall be binding when the rental contract between BSPM and the Guest has been validated (24 hours after the booking) or signed by the Guest. Credit card(s) used will stay on file until after your departure and the property is reviewed and found in the same condition as upon your arrival. The Renter authorizes BSPM to charge the credit card(s) on file for any unit damages caused by the Renter that are not covered by the Security Deposit Protection (see DAMAGES AND SECURITY DEPOSIT PROTECTION PLAN).

GUEST CANCELLATIONS: Reservations booked on third-party sites (such as Airbnb/VRBO) will follow the cancellation policies listed on the booking site. Please check your reservation details on your confirmation from the booking site used to confirm the applicable policy.

For direct bookings that are directly through BSPM: 24 hours from the time terms and conditions have been emailed to the email address on the customer reservation, the Guest is able to cancel with a full refund of the deposit less the $25 cancellation fee. After 24 hours, the Guest is responsible for reviewing the confirmation, terms & and conditions, and notifying BSPM of any errors within 24 hours of email receipt. If the Guest does not receive emailed terms and conditions, the Guest must notify BSPM within 24 hours of the time the reservation is made or all cancellation policies and other terms will apply. We highly recommend purchasing travel insurance for peace of mind

Reservations for stays less than 28 nights in duration: In the event of a cancellation for any reason after the first 24 hours of booking and up to 30 days prior to the arrival date, the Guest can cancel and be refunded all rental payments made thus far less the administrative fee.  Cancellations occurring less than 30 days prior to arrival will forfeit 100% of the reservation value. If final payment is not received 30 days prior to arrival, the reservation balance will be charged to the credit card on file. Named hurricanes by the National Weather Service are the only exception to this rule. If a storm is expected, we will give a 100% refund if the trip is canceled 5 days before scheduled check-in. This gives the Guest time to watch the predicted weather for their trip.

Reservations for stays greater than 27 nights in duration: In the event of a cancellation for any reason after the first 24 hours of booking, all payments made will be forfeited. If the reservation was not paid in full at the time of booking, and the second payment is not received 30 days prior to arrival, the credit card on file will be charged.

If RED SKY TRAVEL INSURANCE is purchased, trip cost can be reimbursed for covered cancellation reasons (See Travel Insurance section below). Future credits or date changes are not allowed, so trip cancellation insurance is strongly advised. CANCELLED RESERVATIONS WITHOUT RED SKY TRAVEL INSURANCE ARE NOT REFUNDABLE UNDER ANY CIRCUMSTANCES.

Guest waives their right to any credit card chargebacks due to no-shows, cancellations, or for any other reason.

TRAVEL INSURANCE/INCLEMENT WEATHER: Refunds will not be made for inclement weather under any circumstances unless travel insurance has been obtained, which covers certain weather conditions, including government mandated evacuations due to hurricanes and tropical storms. Call Blue Skies Property Management at 336-289-9878 to add travel insurance or visit www.trippreserver.com/sun-trip.html for more policy information.Do we do travel insurance?

Travel Protection Insurance, which is strongly recommended, is available to protect you and your traveling companions against emergencies (including hurricanes)for only 7.75% of the cost of your trip and can cover renter and traveling companions in the event of hurricanes, job lay-offs, jury duty, death or illness of a member of the the traveling party or their immediate family, for cancellation due to medical emergency and for for emergency medical expenses incurred during your stay, including (but not limited to) services provided by walk in clinics and hospitals. We are pleased to offer Red Sky Travel Insurance, who offers coverage specific to coastal destinations for the unforeseen circumstances that could prevent travel.

You may add trip insurance from the time you make your reservation up to final payment due date (or at final payment date if made more than 45 days before arrival). However, it is recommended to purchase travel insurance as soon as possible, since preexisting medical conditions may not be covered if insurance is not purchased within 48 hours of making reservation and insurance cannot be added if there are any named storms or hurricanes active. To add travel insurance, call Blue Skies Property Management at 336-289-9878.

IF YOU CHOOSE NOT TO PURCHASE THIS COVERAGE, NO REFUNDS WILL BE GIVEN FOR ANY REASON. All policy questions for coverage details should be directed to Red Sky at 866-889-7409. Questions concerning Red Sky Insurance can be obtained by reviewing the certificate of insurance on their website at redskyinsurance.com or calling 866-889-7409. Travel insurance will cover unanticipated events such as named hurricanes or other natural disaster at primary residence or vacation rental destination, sickness, injury, or death of you, a family member or traveling companion before or during your vacation, employer termination or layoff after 1 year of employment, mandatory jury duty, involvement in car accident driving to or from your vacation destination, or a road closure on the way to your vacation destination causing a delay of 6 or more hours, and cancellations due to death or illness of a member of the traveling party or their immediate family. The plan also offers medical compensation and emergency medical evacuations. View plan details at http://trippreserver.com/sun-trip.html.

PARKING: Some properties require parking passes, which may or may not be included in your rental fees. If your reservation payment does not include parking, you may be required to purchase parking passes upon arrival. Please reference your final access instructions for detailed parking information, which you will receive via email approximately 7 days prior to arrival. No boats, Jet Ski trailers, or motor home parking is allowed for most locations.

Some properties have very limited parking available, especially during peak times. Parking passes do not guarantee space will be available unless an assigned parking space or spaces are provided with your rental. BSPM has no control over changes to parking rules, fees or availability made by individual resorts.

If needed, off-site parking may be available from a third party company for a fee. If you are bringing multiple vehicles or have questions about the parking policies for your resort please be sure to contact our office at 336-289-9878 or by email prior to arrival for maximum vehicle limits, on-site parking pass fees (if applicable) and off-site parking locations that may be available.

POOL/SPA/WATERWAY/TUB: The Guest acknowledges and specifically understands that drowning is a significant cause of death of young children and medically frail elderly or otherwise incapacitated persons. Consequently, the Guest agrees, as a material condition of this Agreement and as a material inducement to the Guest to enter into this Agreement, to constantly supervise, or provide constant adult supervision when children, medically frail elderly, or otherwise incapacitated persons use, are near, or have any possible access, intentional or unintentional, to the swimming pool/spa/waterway that is part of the premises. The Guest further acknowledges and understands that the subjective swimming pool/spa/waterway and premises may not contain pool safety features or lifeguards designed to deny, delay, or detect unsupervised entry to the swimming pool so as to reduce the risk of drowning or near-drowning incidents. Consequently, the guest agrees, as a specific material condition of this Agreement and as a material inducement to the guest to enter into this Agreement, to use all such safety devices as intended and to advise all family members, guests, and invitees of said requirement, including, without limitation, any gate latches, exit alarms if applicable or swimming pool safety covers, if applicable. DO NOT TAMPER WITH OR DISABLE THE ALARMS. Guests are required to immediately notify BSPM if any of the safety equipment malfunctions.

DOCKS: The guest is responsible for reading the property description to verify if the property comes with boat dockage. Guests must verify the depth and length of the dock and BSPM will assume no responsibility if the guest’s boat or watercraft will not properly fit. Trailer storage may or may not be available on the property and the guest is responsible for verifying this information with BSPM when renting a private home, or with the complex if renting within a property or other communal property.

GRILLS: If your unit is equipped with a gas grill, charcoal cannot be used. Guests must clean the grill before departure or incur a cleaning fee (minimum $25 fee). If the grill is out of propane or runs out during your stay, please exchange tanks locally and email us the receipt within 7 days of departure for reimbursement.

PESTS: Properties are typically located in tropical climates, and pests such as ants, scorpions, crabs, palmetto bugs, etc. are common. Every precaution will be taken, but not guaranteed, that the interior of your property will be free from living pests.

UTILITIES: Cable TV and internet are included in most, but not all homes; the guest is responsible for verifying this information. BSPM is not responsible if services are interrupted or not available in every room of the property. Guests are not entitled to any refunds or charge card charge backs for the lack of or interruption of service or channels (i.e. ESPN, HBO, etc.).

Most units are equipped with high-speed internet. All units include free wireless internet. Because individual settings on the internet and Wi-Fi-enabled devices may not be compatible with the internet service settings in the rental property, we cannot guarantee the reliability or connectivity of the internet, nor are we responsible for providing internet troubleshooting services. However, there will be contact information in the unit for the Internet Service Provider’s Technical Support Staff in the unit, and they can be contacted in the event you should experience internet connectivity issues.

Please help conserve electricity and water. Never run the AC with the doors or window open. Doing so will freeze up the unit and you will be responsible for the HVAC service fee.

TELEPHONE: No properties offer landline phone service. Please bring your own cell phone.

REAL ESTATE LISTINGS: Your unit may be shown by a licensed real estate agent during your stay. If so, you will be contacted and given at least 24 hours’ notice and the showing will be scheduled at your convenience. If the unit is sold, the rental will most likely be transferred to the new owner. If not, you will have the option to switch to a comparable unit if available or be refunded any payments made.

ACCOMMODATIONS: Individually and privately owned, each home reflects the tastes of its owner(s). Every effort is made to ensure accurate descriptions with no intentional misrepresentation. The renter agrees to accept the rental property on arrival, provided it meets the basic description on the rental website. The renter will not be entitled to a refund or relocation to another property and will have no claim or recourse against the Owner or BSPM. Changes in furnishings between the time of booking and arrival may sometimes be completed by the owner without notification. Substitutions and refunds will not be made upon arrival for any reason. The distance to the beach is approximate. Guest acknowledges they have verified the dates and property/unit number on their confirmation to be correct. Refunds will not be given, and changes cannot be made for date or property errors not reported within 24 hours of making a reservation. Reservations that are canceled within the initial 24-hour period will be subject to a $25 processing fee.

REPAIRS/ RIGHT OF ENTRY /REFUNDS: Guest agrees to report all inoperative and/or missing equipment to BSPM within one hour of arrival by email to [email protected]. Guest will email, or call/text the emergency contact number (336-289-9878) and leave a message should repairs be needed during their stay. BSPM will schedule service and have parts ordered as quickly as possible. Under no circumstances will guest(s) be entitled to any refund or a credit card charge back after the departure date of their contract, unless agreed to by the parties in writing prior to departure. Once you have completed your stay (departure date/ standard check-out time) you waive all rights to any credit card charge backs or refunds. BSPM or authorized employee, repair technician, or landlord will have the right of entry at any time. No refunds/Charge card charge backs are allowed for: delay of check-in or early check-out (for any reason), damage to Guests’ belongings due to malfunctioning equipment/appliances, discoloration of clothing due to chemical content of water; mechanical failures of appliances/electronics/mechanicals, interruption/loss of utilities (including cable, pool heat, refrigeration, air conditioning, internet service or any other reason whatsoever), or inclement weather including hurricanes or any other natural disaster/occurrence.

GUEST OBLIGATIONS: (a) Reasonable and orderly conduct by all guests in the residence with respect given to the terms of this Agreement, the property, the law, and the neighbors; (b) Guest is responsible for damages as outlined under DAMAGES; (c) Guest agrees to indemnify and save BSPM and its employees free and harmless from any liabilities for any loss or damage whatsoever arising from, related to, or in connection with the use of the premises, including, but not limited to, any claim or liability for personal injury or damage or loss of property which is made, incurred or sustained by Guest or Guests of Guest under any circumstance; (d) Guest agrees to evacuate the premises if State or local authorities order a mandatory evacuation of an area that includes the premises, in which case. Guest must take all possessions as re-entry cannot be guaranteed and. In the event of a mandatory evacuation, NO REFUNDS will be issued by BSPM. Recommended trip insurance is available through BSPM prior to final payment due date; (e) Guest agrees to abide by all rules of any homeowners or property minimum association, City and State Ordinances. Subject to Owners discretion.

Should any of the terms of this agreement be breached by Guest, resulting in legal action on the part of the BSPM or Owner against Guest(s) in court or a settlement is reached, BSPM or Owner shall be entitled to collect all costs of said legal action including, but not limited to, reasonable attorney’s fees.

OCCUPANCY/CONDUCT/EJECTMENT: The occupancy period begins at check-in on arrival date (4 PM or later) and ends at 10:00 AM on departure date (unless otherwise noted). Unit is restricted solely to the specific number of occupants as stated on your reservation confirmation. The guest is responsible for confirming bedding configuration and must give BSPM an accurate number of occupants including children and infants/toddlers. The signer of this Agreement must be 25 years of age or above (legal photo ID required upon request of BSPM) and that signer must be in occupancy of said unit during the entire Agreement period. BSPM reserves the right to deny occupancy, evict, and refuse a refund to anyone at any time that appears to be detrimental to the property or in violation of the age restrictions and any other rules set forth. No visitors are allowed on the premises after 10:00 PM. Guest shall not unnecessarily make, continue, or cause to be made or continued, any noise disturbance before 8:00 AM or dawn, whichever is earlier, and after 10:00 PM. Additionally, during those same hours, the occupancy load may not exceed the maximum number of overnight tenants.

Guest acknowledges and agrees that BSPM may remove or cause to be removed from the premises any Guest or occupant who, while at the premises, illegally possesses or deals in controlled substances, violates any of the terms of this Agreement, is intoxicated, profane, lewd or brawling, who indulges in any language or conduct which disturbs the peace and comfort of other guests or neighbors, or which constitutes a nuisance, or which injures the reputation, dignity or standing or the premises, or anyone who fails to make payment of fees at the agreed-upon rate and fees at the agreed-upon times, or anyone who fails to check-out at the agreed-upon time unless an extension of time is expressly agreed to by BSPM, in writing, prior to check-out. Admission to and removal from the premises are not and shall not be based upon race, creed, color, gender, physical disability, or national origin. Any notice to vacate may be given orally or in writing by BSPM to the Guest or occupant, and if in writing shall be as follows: “You are hereby notified that this establishment no longer desires to entertain you as its guest, and you are requested to leave at once. To remain after receipt of this notice is a misdemeanor under the laws of this State.”

Any Guest who is asked to vacate early and has paid in advance will forfeit all advanced payments. BSPM will retain any monies collected without further notice as agreed upon liquidated damages, consideration for the execution of this Agreement and in full settlement of all claims, or BSPM, at their option, may proceed at law with any damages claim. Any guest who remains or attempts to remain in the premises after being requested to vacate shall be guilty of a misdemeanor of the second degree punishable in accordance with local laws. If any person is illegally at the subject premises, BSPM may call upon any law enforcement officer for assistance. If the Guest is arrested, BSPM shall employ all reasonable and proper means to care for any personal property that may be left at the premises by the guest; however, upon arrest, the guest shall be deemed to have given up any right of occupancy and to have abandoned such rights.

Guests may not assign or sublet units.

USE OF FACILITIES: By accepting occupancy of the vacation property, the guest agrees to hold harmless the property owner, the management company, and the association for accidents or injuries sustained inside the rental property or while using available facilities at the property. By using these facilities, the guest assumes responsibility and liability for their own actions. The renter agrees to indemnify and save harmless Owner and Owner’s representatives from any and all costs, expenses, legal proceedings, attorney fees, suits, claims, or demands whether from loss of life, damage to the property, or injury to the Renter, renter’s agent, family, or guest entering the property or resort of every kind and nature. The renter, renter’s family, guests, children, agents, employees, or visitors must agree to abide by the “Rules of the Property” and applicable local laws. The use of fireworks is prohibited on all our vacation properties. Local city ordinances and fire codes prohibit the use of fireworks on beaches, buildings, or grounds. Loud music and large parties are not allowed on the property. The renter will maintain the premises in good order and appearance. Fire department regulations prohibit the use of grills on all decks, porches, and balconies. A common area grill may be located in the pool area for guest use. Maximum occupancy in the property is posted on the website as per Owner, Resort and local Fire Marshall. Exceeding the limit will result in eviction and forfeiture of rent.

HOLD HARMLESS: Guest is responsible for and shall indemnify BSPM and hold them harmless from any and all claims, liability, demands, actions, causes of action, expenses, damages, losses or injuries sustained by any person including Guest, Guest’s family, agents, guests or invitees as a result of or arising from the Guest’s subject occupancy, including, but in no way limited to claims arising from the use of any pool, hot tub, spa-pool, water area or dock, which are part of or associated with the premises. Guest shall also be liable and indemnify BSPM and property owners for attorney’s fees and court costs incurred by BSPM and property owners in enforcing any of the terms, covenants, or conditions of this Agreement or which are sustained by BSPM and property owners as a result of or arising from or during Guest’s subject occupancy.

Blue Skies Property Management and its property owners shall in no event have any liability to Tenant or any person Tenant causes or permits to occupy the premise resulting from alleged exposure to any virus or illness, and the Tenant releases Blue Skies Property Management and its property owners from and indemnifies Blue Skies Property Management and its property owners against any claims by any party relating to same in connection with the premises.

MEDIATION: In the event of a disagreement between the parties concerning an alleged breach or interpretation of this agreement, the parties consent to binding, mandatory mediation with a certified mediator. The party that is not prevailing shall pay all the mediation fees. This agreement contains the entire agreement between the parties hereto and may be modified only in writing and signed by all parties. This agreement shall be binding upon and insure to the benefit of the successors and assigns of the agent and the heirs, administrators, executors, successors, and assigns of the owner. It shall be governed by the local ordinances of the municipality and County, the laws of the State, and the laws of the United States of America. If any provisions of this agreement inadvertently are in conflict with said ordinances or laws, the latter shall prevail.

Disregarding certain policies will result in additional charges, which will be processed via the credit card on file or deducted from the security deposit. Violations resulting in additional charges include but are not limited to the following:

• Bringing a pet into a Pet-Friendly Rental without a Pet Rider and paying the PET FEE in advance will result in a $350 fine. Bringing a pet into a non-pet-friendly rental will result in a $500 (minimum) fine, not including costs of damage, additional cleaning, etc.
• Missing Beach passes (when applicable), $75 per pass
• Not following departure instructions posted in the unit, missing items, intentional damage or excessive cleaning/laundry will be charged to card as listed on the schedule in the unit. Any and all fines from the City as a result of guest’s actions. MAKE SURE you follow departure instructions!
• Exceeding the maximum occupancy stated on the lease will result in a charge of $300 per person.
• Failure to return all keys, wristbands, fobs, and/or parking passes (when applicable) will result in an automatic charge of up to $200, depending on the property. If items are returned, the amount will be refunded accordingly.
• Smoking or unapproved pets in any Blue Skies Property Management unit will result in a $500 fee at minimum.
• Late checkouts will result in a $250 fee unless this has been set up in advance with BSPM.
• Any other documented damages.
• Failing to remove garbage or start the dishwasher on departure day.
• HVAC repair costs due to running AC while doors/windows are open
• Other negligent acts resulting in damage or repair.

*BSPM reserves the right to pursue legal actions to reclaim damage fees in excess of $1,000

VIOLATION OF ANY OF THE ABOVE POLICIES: Many of the above policies are designed to comply with local laws, ordinances, association by-laws, or other compliance requirements that owners are subject to. Others are designed to protect the rights of owners and guests. By confirming this reservation, the guest agrees to abide by these policies. Guests who violate the above policies are subject to eviction and forfeiture of all payments.

Receipt of Reservation notification via email constitutes acceptance of these Terms and Conditions of Occupancy Agreement in full 24 hours from the time the reservation is made.

CONTACT INFORMATION:
Blue Skies Property Management, LLC
Phone: 336-289-9878
Email: [email protected]
Website: 365BlueSkies.com
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