Rental Agreement & House Rules

This Terms & Conditions, Rental Agreement & House Rules (“Agreement”) governs the occupancy and use of properties reserved through UMB Vacations.

By completing a reservation and accessing the property, the Guest acknowledges receipt of this Agreement and agrees to comply with all terms contained herein. The Primary Renter agrees to ensure that all occupants and visitors comply with this Agreement.

The Guest accepts full financial responsibility for any violations, damages, excessive cleaning, unauthorized occupancy, HOA fines (if applicable), smoking violations, pet violations, or other breaches of this Agreement and authorizes UMB Vacations to charge the card on file for any applicable amounts permitted under this Agreement.

Reservation Acceptance

UMB Vacations reserves the right to refuse, decline, or cancel any reservation prior to check-in if the booking is determined to violate this Agreement, community rules, occupancy limits, or if the reservation was made under false or misleading information.

Reservations made under false pretenses, including misrepresentation of age, occupancy, or purpose of stay, may result in cancellation or eviction without refund.

Listing Information & Property Representation

Property descriptions, photographs, furnishings, décor, bedding arrangements, amenities, and floor plans are provided to represent the property as accurately as possible.

However, furnishings, décor, bedding arrangements, or minor features may change periodically due to maintenance, replacement, upgrades, or owner updates.

Such variations do not constitute a material change to the reservation and do not qualify for cancellation or refund.

Community & HOA Rules

Certain properties are located within condominium associations, homeowner associations (HOAs), or resort communities that may impose additional rules, parking regulations, amenity policies, quiet hours, pet restrictions, registration requirements, or wristband fees.

Additional community-specific rules may be provided in the property listing, guest portal, arrival instructions, or posted within the unit.

Guests agree to comply with all applicable community, HOA, and resort rules. Violations may result in fines, removal from the property, or termination of the stay without refund.

Guests are financially responsible for any fines or penalties assessed due to their actions or those of their occupants or visitors.

Minimum Age Requirement

The minimum age requirement for each property is stated in the individual property listing and must be met at the time of booking.

The Primary Renter must remain present at the property for the entire duration of the stay.

Guest Verification

Government-issued photo identification may be requested from adult guests for safety and regulatory compliance.

The individual who books the reservation must remain present for the duration of the stay and may not book on behalf of another party.

Supervision of Minors

The Primary Renter is responsible for supervising all minors and ensuring compliance with all property and community rules throughout the stay.

Check-In & Check-Out

Guests must adhere to the designated check-in and check-out times unless approved in writing prior to arrival.

Unauthorized late checkouts may result in charges of $100 per hour or up to one full nightly rental rate.

Voluntary early departures are not eligible for refunds.

Occupancy Limits

Maximum occupancy limits are strictly enforced and are stated in the property listing.

Exceeding occupancy limits or allowing unauthorized guests may result in additional charges and/or immediate termination of the stay without refund.

Noise Policy

Guests must maintain reasonable noise levels, particularly between 10:00 PM and 8:00 AM, or as otherwise required by applicable community regulations.

Excessive noise or repeated complaints may result in fines or eviction without refund.

Parties & Events

The property is intended for residential use only.

Parties, large gatherings, or events are not permitted unless expressly approved in writing prior to arrival.

Smoking Policy

Smoking and vaping are strictly prohibited inside the property unless otherwise stated in the listing.

Smoking outdoors must comply with applicable community rules.

A minimum $500 charge, plus actual cleaning and remediation costs, will be assessed for violations.

Pet Policy

Pets are permitted only with prior written approval and payment of the applicable pet fee, where allowed by the property or community.

Unauthorized pets, failure to disclose a pet, or violation of pet restrictions (including breed, size, number, leash requirements, or community rules) constitute a material breach of this Agreement.

A minimum charge of $500 per unauthorized pet will be assessed, in addition to any applicable pet fees, cleaning costs, odor remediation, flea treatment, damage repairs, or HOA fines associated with the pet.

Guests agree to comply with all pet-related rules stated in this Agreement, the property listing, and any applicable HOA or community regulations.

Guests are financially responsible for any damages, excessive cleaning, odor remediation, flea treatment, or HOA fines resulting from pet occupancy.

Failure to comply with the Pet Policy may result in additional charges, removal of the pet, or termination of the stay without refund.

Pool, Hot Tub & Amenity Usage

Use of pools, hot tubs, fitness facilities, beach access points, or other amenities is at the guest’s own risk and subject to community rules.

Children must be supervised at all times.

Glass containers are prohibited in amenity areas where restricted.

Amenities may be temporarily unavailable due to maintenance, weather, or community decisions.

Refunds will not be issued for amenity closures beyond management’s reasonable control unless otherwise required by law.

Utility Usage

Guests are expected to use utilities responsibly.

Excessive or negligent use, including operating HVAC systems with doors or windows open for extended periods, may result in additional charges.

Starter Supplies

Vacation rentals are stocked with a starter supply of basic items such as paper products, soap, trash bags, and similar consumables.

These supplies are intended to assist guests upon arrival. Guests are responsible for purchasing additional supplies needed during their stay.

Issue Reporting

Guests must report any cleanliness, maintenance, or property concerns within 24 hours of check-in so that UMB Vacations has a reasonable opportunity to address the issue.

Failure to report issues within this timeframe may result in the concern being considered resolved and ineligible for refund or compensation.

Property Condition at Departure

The property must be left in reasonable condition.

Excessive cleaning beyond normal wear and tear may result in additional charges billed to the card on file.

Damage Responsibility

Guests must promptly report any damage occurring during their stay.

Failure to report damage may result in repair or replacement charges billed to the card on file.

Guests authorize UMB Vacations to process damage-related charges as permitted under this Agreement.

Property Access

UMB Vacations, maintenance personnel, or authorized community representatives may access the property for emergencies, inspections, or necessary service.

Advance notice will be provided whenever reasonably possible.

Relocation

If the reserved property becomes unavailable due to maintenance issues, emergency conditions, sale of property, HOA action, or circumstances beyond management’s control, UMB Vacations reserves the right to relocate the Guest to a comparable or upgraded property within our program.

If no comparable property is available, the Guest may elect to cancel and receive a refund of unused nightly rent.

Surveillance Devices

Certain properties may have exterior security cameras located at entry points, parking areas, or building common areas.

No cameras are located inside any property or in private interior spaces.

Any property equipped with exterior surveillance will be disclosed in the listing description.

Personal Property

UMB Vacations is not responsible for lost, stolen, or abandoned personal belongings.

Cancellation Policy

Cancellation terms depend on the payment schedule associated with the reservation.

For reservations requiring final payment two weeks prior to check-in, guests may cancel up to the final payment due date and receive a full refund.

For monthly reservations, cancellation must occur at least 30 days prior to check-in to receive a full refund.

After these deadlines, payments may become non-refundable unless otherwise required by law.

Weather & Force Majeure

UMB Vacations shall not be liable for events beyond its control including but not limited to weather events, hurricanes, mandatory evacuations, governmental actions, construction, utility interruptions, internet outages, or amenity closures.

Refunds will not be issued for circumstances beyond management’s reasonable control unless otherwise required by law.

Travel Insurance

UMB Vacations strongly recommends the purchase of travel insurance to protect against unforeseen circumstances including illness, weather events, or travel disruptions.

Payment Disputes & Chargebacks

Guests agree not to initiate a chargeback or payment dispute without first contacting UMB Vacations to attempt resolution.

Initiating a chargeback after services have been rendered may be considered a breach of this Agreement.

UMB Vacations reserves the right to pursue collection of unpaid balances, damages, fees, and administrative costs associated with resolving payment disputes.

No Subleasing or Assignment

Reservations may not be assigned, transferred, or subleased under any circumstances.

Violations will result in immediate termination without refund.

Illegal Activity

Illegal activity of any kind is strictly prohibited on the property.

Violations may result in immediate termination of the reservation, eviction without refund, and notification of law enforcement if applicable.

Eviction & Removal

Guests who materially violate this Agreement, exceed occupancy limits, bring unauthorized pets, cause disturbances, or damage the property may be removed from the property.

Guests removed for cause will forfeit payment for nights already occupied. Unused nights may be refunded at the time of removal, less applicable fines or damages.

Assumption of Risk

Guests acknowledge that short-term rental properties may contain risks inherent to residential environments including stairs, balconies, pools, beach access points, and other amenities.

Guests assume responsibility for their own safety and the safety of all occupants and visitors during their stay.

Limitation of Liability

To the fullest extent permitted by law, UMB Vacations, its owners, employees, contractors, and affiliates shall not be liable for any indirect, incidental, consequential, or punitive damages arising from the use of the property, amenities, or services.

Total liability, if any, shall not exceed the total amount paid for the reservation.

Third-Party Bookings

Reservations made through third-party platforms including Airbnb, VRBO, Booking.com, Expedia, or similar services remain subject to the terms and conditions of the platform through which the reservation was made.

In the event of a conflict between platform policies and this Agreement, the applicable platform policies may govern payment and cancellation matters.

Modification of Terms

UMB Vacations reserves the right to update or modify this Rental Agreement at any time.

The version in effect at the time of booking shall govern the reservation.

Access to Rental Agreement

The UMB Vacations Terms & Conditions, Rental Agreement, and House Rules are made available to guests prior to completing a reservation and may also be provided through the booking confirmation, guest portal, or pre-arrival communications.

Guests acknowledge that they have been provided the opportunity to review this Agreement prior to completing their reservation and agree that failure to review the Agreement does not relieve them of their obligation to comply with its terms.

Electronic Acceptance of Agreement

By selecting the checkbox indicating acceptance of this Agreement during the booking process, the Primary Renter acknowledges that they have read, understand, and agree to be legally bound by the UMB Vacations Terms & Conditions, Rental Agreement, and House Rules.

The Primary Renter affirms that they are authorized to enter into this Agreement on behalf of all occupants and visitors associated with the reservation and accepts full financial responsibility for compliance with its terms.

Rental Agreement will be sent shortly after booking and must be signed in order receive access to the property.