1.     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.

2.     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.

3.     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.

4.     Payment Authorization & Identity Verification

The Primary Renter represents and warrants that they are authorized to use the payment method provided for the reservation and that the name associated with the reservation matches the government-issued identification submitted during the verification process, unless otherwise approved in writing by UMB Vacations.

UMB Vacations reserves the right to request additional documentation to verify the identity of the Primary Renter, confirm authorization to use the payment method, or prevent suspected fraud. Failure to satisfactorily complete the requested verification may result in cancellation of the reservation, denial of check-in, or termination of the reservation in accordance with applicable law and the booking platform's policies.

5.     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.

6.     Existing Property Condition

Guest acknowledges that vacation rental properties experience normal wear and tear. Minor cosmetic imperfections, including but not limited to paint scuffs, scratches, worn finishes, grout discoloration, fading from sun exposure, seasonal insects common to Florida, or similar cosmetic conditions do not constitute a defect, breach of this Agreement, or grounds for cancellation, refund, relocation, compensation, or claim.

7.     Accessibility Disclaimer

Guests are responsible for reviewing the property listing and confirming that the accommodations meet their individual accessibility needs prior to booking.

Unless specifically stated in the property listing, properties managed by UMB Vacations are not represented as being compliant with the Americans with Disabilities Act (ADA) or any other accessibility standards.

Guests acknowledge that vacation rental properties may include stairs, elevated entryways, uneven surfaces, narrow doorways, balconies, showers or bathtubs without accessibility features, and other conditions that may not be suitable for individuals with mobility limitations or other accessibility needs.

UMB Vacations shall not be responsible for the inability of a property to accommodate a Guest's specific accessibility requirements unless such features were expressly advertised as available.

8.     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.

9.     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.

10.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.

11. 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.

12. Guest Responsibility & Supervision

The Primary Renter accepts full responsibility for the conduct, supervision, and safety of all occupants, visitors, children, invitees, pets, and any other individuals permitted on the property during the reservation.

Guests agree to exercise reasonable care while occupying the property and to ensure that children and individuals requiring supervision are appropriately supervised at all times.

13. Supervision of Minors

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

14. Check-In & Check-Out

Guests must adhere to the designated check-in and check-out times stated in their reservation unless otherwise approved in writing by UMB Vacations.

Early check-in and late check-out requests are subject to availability and are not guaranteed.

Arrival instructions, including property access information, will be provided through the Enso Connect Guest App once all required verification and pre-arrival requirements have been completed.

Guests who fail to vacate the property by the scheduled check-out time may be subject to additional charges of $100 per hour, or up to one full nightly rental rate, to compensate for scheduling disruptions, housekeeping delays, or lost rental opportunities.

Voluntary early departures do not qualify for a refund or credit.

15. Checkout Procedures

Prior to departure, Guests agree to follow all reasonable checkout procedures provided by UMB Vacations through the Enso Connect Guest App, property guide, arrival instructions, or other written communications.

Guests are expected to vacate the property by the designated check-out time, secure the property, return any keys, access devices, parking passes, or other items as instructed, and leave the property in a reasonably clean and orderly condition.

Failure to comply with the provided checkout procedures may result in additional charges for excessive cleaning, missing items, replacement of access devices, HOA fines, or other costs reasonably incurred as a result of the Guest's noncompliance.

16. Parking

Guests agree to comply with all applicable parking rules, regulations, and restrictions established by the property, condominium association (HOA), resort, or local authorities.

Parking is permitted only in designated areas and is limited to the number and type of vehicles allowed for the reserved property. Parking in unauthorized areas, blocking driveways, fire lanes, sidewalks, or access points, or violating community parking regulations may result in towing, citations, booting, fines, or other enforcement actions at the Guest's sole expense.

UMB Vacations is not responsible for any towing charges, parking citations, vehicle damage, theft, or other losses resulting from a Guest's failure to comply with applicable parking rules or from actions taken by third parties, including HOAs, condominium associations, towing companies, or local authorities.

Guests are responsible for obtaining and displaying any required parking passes, permits, gate access credentials, or vehicle registration information as instructed by UMB Vacations or the applicable community.

17. Keys, Parking Passes & Access Devices

Guests are responsible for the safekeeping and proper use of all keys, key cards, parking passes, gate remotes, garage door openers, access cards, wristbands, fobs, access codes, or other access devices provided for the property or community during their stay.

Guests shall not duplicate, share, alter, or provide access devices or access codes to unauthorized individuals. Access devices shall be used only by registered occupants of the reservation and in accordance with all applicable property and community rules.

All physical access devices provided during the reservation must be returned or left as instructed at check-out. Guests may be charged the cost of replacing lost, stolen, damaged, or unreturned keys, parking passes, gate remotes, access cards, wristbands, or other access devices, including any applicable rekeying, reprogramming, HOA fees, administrative costs, or other expenses incurred as a result.

UMB Vacations is not responsible for denied access, restricted access, or temporary interruptions caused by HOA systems, gate malfunctions, third-party access control providers, or circumstances beyond UMB Vacations' reasonable control.

18. 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.

19. 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.

20. Guest Conduct

Guests agree to conduct themselves in a respectful, lawful, and considerate manner throughout their stay. The Primary Renter is responsible for the conduct of all occupants, visitors, invitees, pets, and any other individuals permitted on the property during the reservation.

Guests shall not engage in conduct that unreasonably disturbs neighboring residents or guests, interferes with the peaceful enjoyment of the property or surrounding community, threatens the safety or security of others, or violates any applicable laws, HOA rules, community regulations, or provisions of this Agreement.

Harassment, intimidation, abusive, threatening, or disruptive language or behavior directed toward UMB Vacations employees, property owners, contractors, vendors, neighboring residents, community staff, emergency responders, or other guests constitutes a material violation of this Agreement and may result in additional charges, immediate termination of the reservation, removal from the property without refund, or any other remedies available under this Agreement or applicable law.

Guests agree to cooperate with reasonable requests made by UMB Vacations regarding guest safety, property protection, maintenance, community compliance, or enforcement of this Agreement. Failure to comply with such requests may result in additional charges, removal from the property, or termination of the reservation without refund.

UMB Vacations reserves the right to determine the appropriate method of communication with Guests, including telephone, text message, email, the Enso Connect Guest App, or messaging through the booking platform, and is not obligated to communicate through a Guest's preferred method of contact.

21. 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 charge of $500, plus all actual remediation costs, professional odor removal, replacement of damaged furnishings, HOA fines, administrative costs, and any documented lost rental income resulting from the violation, may be assessed.

22. 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.

Nothing in this Agreement is intended to restrict the rights of individuals with service animals as defined by applicable law. Guests traveling with service animals remain responsible for complying with all applicable laws and community rules.

23. Pools, Hot Tubs & Community Amenities

Guests acknowledge that swimming pools, hot tubs, beaches, lakes, ponds, fitness facilities, beach access points, and other community or recreational amenities involve inherent risks and are used entirely at the Guest's own risk.

Unless specifically stated otherwise, no lifeguards or on-site supervision are provided. The Primary Renter is solely responsible for supervising all children, non-swimmers, and any individuals requiring assistance while using these amenities.

Guests agree to comply with all applicable HOA, condominium, resort, and community rules governing the use of amenities, including any posted hours of operation, occupancy limits, safety requirements, and restrictions on food, beverages, or glass containers where prohibited.

Amenities may be temporarily unavailable due to maintenance, repairs, weather conditions, governmental orders, HOA decisions, utility interruptions, safety concerns, or other circumstances beyond UMB Vacations' reasonable control. Such temporary closures or restrictions do not constitute a breach of this Agreement and shall not entitle the Guest to cancellation, relocation, refund, compensation, or any other damages, except where required by applicable law.

Guests assume all risks associated with the use of these amenities and agree to exercise reasonable care at all times.

24.Equipment & Recreational Items

Certain properties may offer optional recreational equipment or amenities, including but not limited to bicycles, golf carts, kayaks, paddleboards, beach equipment, fishing equipment, games, sporting equipment, or similar items. Unless expressly stated in the property listing or provided through a separate written agreement, such items are offered solely as a convenience and may not be available at every property.

Guests acknowledge that the use of any optional equipment involves inherent risks of personal injury, illness, property damage, or death. Guests voluntarily assume all risks associated with the use, operation, transportation, storage, or possession of such equipment.

The Primary Renter is responsible for ensuring that all occupants and authorized users operate any equipment in a safe, lawful, and responsible manner and in accordance with all manufacturer instructions, posted rules, community regulations, and applicable local, state, and federal laws.

Guests shall immediately discontinue use of any equipment that appears damaged, unsafe, or malfunctioning and promptly notify UMB Vacations. Guests shall not modify, repair, tamper with, or misuse any equipment provided with the property.

Guests are financially responsible for any loss, theft, misuse, excessive wear, damage, cleaning, recovery costs, citations, fines, towing charges, or other expenses resulting from the use or possession of optional equipment by the Guest, members of the Guest's party, visitors, invitees, or any other individual permitted on the property during the reservation.

Unless specifically stated otherwise in the property listing, UMB Vacations does not guarantee the availability, condition, or uninterrupted operation of any optional recreational equipment. Temporary unavailability due to maintenance, repairs, weather, prior damage, safety concerns, or circumstances beyond UMB Vacations' reasonable control shall not constitute a breach of this Agreement and shall not entitle the Guest to cancellation, refund, relocation, compensation, or any other damages, except where required by applicable law.

25. Balconies, Decks & Elevated Areas

Guests acknowledge that balconies, decks, patios, stairways, railings, and elevated areas present an inherent risk of injury or death if used improperly.

Children must be supervised at all times while on balconies or elevated areas.

Guests agree that climbing, sitting, standing, leaning over, hanging from, or placing excessive weight on balcony railings or barriers is strictly prohibited.

UMB Vacations and the Property Owner shall not be responsible for injuries resulting from misuse, unsafe behavior, inadequate supervision, or failure to exercise reasonable care.

26. Furniture & Child Safety

Guests are responsible for supervising children around all furniture, bunk beds, loft areas, windows, sliding glass doors, balconies, stairways, household furnishings, and other features that may present a risk of injury.

Unless specifically stated in the property listing, UMB Vacations does not provide childproofing devices, baby gates, window guards, outlet covers, cabinet locks, pool fencing, or other child safety equipment. Guests are responsible for determining whether the property is suitable for their party and for taking appropriate precautions throughout their stay.

27. Grills & Open Flames

Guests agree to use grills, fire pits, outdoor fireplaces, and other approved cooking or heating equipment only in designated areas and in accordance with all manufacturer instructions, HOA rules, community regulations, and local fire codes.

Unless specifically permitted by the property or applicable community rules, the use of charcoal grills, smokers, deep fryers, fireworks, candles, tiki torches, sky lanterns, bonfires, or any other open flame or combustible device is strictly prohibited.

Guests are responsible for exercising reasonable care when using any approved grill or outdoor cooking equipment and shall never leave an active flame or heat source unattended.

Guests assume full responsibility for any damage, injury, fines, or other losses resulting from the improper or unauthorized use of grills, fire pits, open flames, or combustible materials and agree to reimburse UMB Vacations for any resulting damages, cleaning costs, HOA fines, or other expenses incurred.

Guests shall immediately report any fire, smoke, gas leak, or other potentially hazardous condition to 911 (if applicable) and to UMB Vacations as soon as it is safe to do so.

28. Utility Usage

Guests are expected to use utilities responsibly, including keeping the thermostat at or above 70°F whenever reasonably possible to help prevent HVAC freeze-ups and equipment damage.

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

29. HVAC Operation

Guests agree to operate the heating and cooling system responsibly and are requested to maintain the thermostat at or above 70°F during occupancy unless otherwise instructed by UMB Vacations. Exterior doors and windows should remain closed while the HVAC system is operating.

Operating the HVAC system with doors or windows open for extended periods or intentionally setting temperatures below 70°F may result in excessive wear, reduced system performance, or equipment failure.

Guests may be held financially responsible for damage to the HVAC system resulting from negligent or intentional misuse.

30. Internet, Utilities & Technology

Internet service, Wi‑Fi, cable television, streaming services, telephone service, cellular reception, elevators, smart home devices, and other technology or utility-related services are provided as a convenience only and are not guaranteed. Temporary interruptions caused by internet providers, utility companies, equipment failure, weather, maintenance, power outages, or circumstances beyond UMB Vacations' reasonable control shall not constitute a breach of this Agreement and do not qualify the Guest for cancellation, refund, compensation, or relocation unless otherwise required by law.

31. 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.

32. 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. Guests agree to immediately report any HVAC malfunction upon discovery.

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

33. Opportunity to Resolve Concerns

Guests agree to promptly notify UMB Vacations of any issue affecting the condition, cleanliness, maintenance, safety, or operation of the property and provide UMB Vacations a reasonable opportunity to investigate and, where reasonably possible, correct the issue during the reservation.

UMB Vacations cannot reasonably resolve concerns that are first reported after the reservation has ended.

34. Emergency Reporting

In the event of an emergency involving an immediate threat to life, health, or property, Guests shall first contact emergency services by dialing 911 (or the appropriate local emergency number) before notifying UMB Vacations, when it is safe and practical to do so.

Guests agree to promptly notify UMB Vacations of any emergency involving fire, flooding, gas leaks, structural damage, security concerns, medical emergencies, or any other condition that may endanger persons or property or result in damage to the property.

35. Fire & Life Safety Equipment

Guests shall not disable, remove, tamper with, cover, disconnect, obstruct, or otherwise interfere with smoke detectors, carbon monoxide detectors, fire extinguishers, emergency lighting, sprinkler systems, fire alarms, or any other life safety equipment.

Tampering with life safety equipment may result in immediate termination of the reservation without refund, additional charges, HOA fines (if applicable), and liability for any resulting damages or losses.

36. 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.

37. 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.

38. Damage Responsibility

Guests are responsible for exercising reasonable care while occupying the property and shall promptly notify UMB Vacations of any damage, loss, malfunction, or condition requiring repair that occurs during their stay, regardless of whether the damage was accidental or intentional.

The Primary Renter accepts financial responsibility for any damage to the property, furnishings, appliances, fixtures, amenities, linens, access devices, or other property caused by the actions or negligence of the Guest, members of the Guest's party, visitors, invitees, pets, or any other individual permitted on the property during the reservation, excluding normal wear and tear.

Guests authorize UMB Vacations to charge the payment method on file for unpaid rent, property damage, excessive cleaning, smoking violations, unauthorized pets, missing or damaged items, replacement of keys or access devices, HOA fines assessed as a result of the Guest's actions, administrative costs, and any other charges permitted under this Agreement. UMB Vacations will provide reasonable supporting documentation upon request for any such charges.

Nothing in this section limits UMB Vacations' right to pursue additional legal remedies or recover damages that exceed the amount charged to the payment method on file, as permitted by applicable law.

39. Packages & Deliveries

UMB Vacations is not responsible for delayed, lost, stolen, damaged, or misdelivered packages or deliveries before, during, or after the reservation.

40. Lost & Found

UMB Vacations is not responsible for personal property that is lost, stolen, misplaced, or left behind before, during, or after a Guest's stay.

Guests are encouraged to thoroughly inspect the property prior to departure. Any items recovered by UMB Vacations may, at UMB Vacations' sole discretion, be returned to the Guest upon request. The Guest shall be responsible for all shipping, handling, packaging, and any applicable administrative fees associated with returning recovered items.

UMB Vacations does not guarantee that lost items will be located, recovered, stored, or returned. Any unclaimed property may be donated, discarded, or otherwise disposed of after a reasonable period, in accordance with applicable law.

41. Misuse of Property

Guests agree to use the property, furnishings, appliances, fixtures, and amenities in a safe and reasonable manner and only for their intended purposes. Any misuse, abuse, intentional damage, negligence, or unauthorized alteration of the property may result in additional charges, termination of the reservation without refund, and liability for the full cost of repair or replacement, including any resulting loss of rental income or HOA fines.

42. 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.

43. 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.

44. Pest Control

Due to Florida's climate, insects, palmetto bugs, ants, spiders, mosquitoes, geckos, and other native wildlife may occasionally be present despite regular pest control service. Guests agree that the occasional presence of naturally occurring pests does not constitute a defect or breach of this Agreement. Guests should promptly report any unusual infestation so appropriate treatment may be arranged.

45. Guest Duty to Inspect

Upon arrival, Guest agrees to promptly inspect the property for any condition believed to present an unreasonable safety concern.

Guest shall immediately notify UMB Vacations of any such condition and shall discontinue use of the affected area until instructions are provided.

Continued use of an area after discovering a potentially hazardous condition may be considered evidence that the condition was accepted as reasonably safe unless the hazard was promptly reported.

46. Medical Emergencies

Guests are responsible for contacting emergency services by dialing 911 in the event of any medical emergency.

UMB Vacations does not provide medical services and cannot guarantee response times for emergency responders.

47. 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.

48. Construction, Noise & Neighborhood Conditions

UMB Vacations has no control over neighboring properties, construction projects, road work, landscaping, HOA maintenance, utility work, emergency repairs, public events, traffic, aircraft, wildlife, or the conduct of neighboring residents or guests occupying properties not managed by UMB Vacations. Such circumstances shall not constitute a defect or breach of this Agreement and are not grounds for cancellation, refund, relocation, compensation, or claim.

49. Circumstances Beyond Management's Control

Guest acknowledges that events outside UMB Vacations' reasonable control—including Acts of God, hurricanes, tropical storms, severe weather, flooding, mandatory evacuations, utility outages, HOA actions, elevator outages, construction, neighboring properties, wildlife, internet outages, vendor delays, and governmental actions—do not constitute negligence or breach of this Agreement and shall not entitle the Guest to cancellation, relocation, refund, compensation, or other damages except where required by law.

50. Travel Insurance

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

51. 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.

52. Payment Disputes & Chargebacks

Guests agree to contact UMB Vacations promptly regarding any questions, concerns, or disputes related to billing, charges, or the reservation and to provide UMB Vacations a reasonable opportunity to investigate and resolve the matter before initiating a chargeback or payment dispute.

Nothing in this Agreement limits or waives any rights or protections available to the Guest under applicable law.

If a chargeback or payment dispute is initiated for charges that are valid under this Agreement or otherwise owed, UMB Vacations reserves the right to provide this Agreement, reservation records, communications, photographs, invoices, inspection reports, and other relevant documentation to the payment processor, booking platform, financial institution, or other appropriate parties in support of its response.

UMB Vacations further reserves the right to pursue collection of any unpaid balances, property damages, fees, administrative costs, attorney's fees where permitted by law, court costs, and any other amounts legally recoverable in connection with the reservation.

53. No Subleasing or Assignment

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

Violations will result in immediate termination without refund.

54. 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.

55. 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.

56. Assumption of Risk

Guest acknowledges that vacation rental properties contain features and conditions commonly found in residential homes and resort communities, including but not limited to stairs, balconies, elevators, decks, pools, hot tubs, beaches, docks, parking areas, sidewalks, outdoor surfaces, furniture, appliances, landscaping, and recreational amenities.

Guest voluntarily assumes all risks associated with occupying and using the property and its amenities, including the risk of personal injury, illness, property damage, or death arising from ordinary use of the premises, except to the extent caused by the gross negligence or willful misconduct of UMB Vacations or the Property Owner.

57. Release of Liability

To the fullest extent permitted by Florida law, Guest releases and discharges UMB Vacations, the Property Owner, and their employees, contractors, agents, and affiliates from liability for injuries, losses, or damages arising from the Guest's occupancy or use of the property, except where such injuries are directly caused by the gross negligence or willful misconduct of UMB Vacations or the Property Owner.

58. Limitation of Liability

To the fullest extent permitted by applicable law, UMB Vacations, the Property Owner, and their respective owners, employees, contractors, agents, affiliates, and representatives shall not be liable for any indirect, incidental, consequential, special, exemplary, or punitive damages arising out of or relating to the Guest's occupancy or use of the property, its amenities, or any services provided in connection with the reservation.

To the fullest extent permitted by applicable law, the total aggregate liability of UMB Vacations and the Property Owner for any claim arising out of or relating to the reservation, occupancy, or use of the property shall not exceed the total rental amount actually paid by the Guest for the reservation, except where such limitation is prohibited by applicable law.

59. Indemnification

Guest agrees to indemnify, defend, and hold harmless UMB Vacations, the Property Owner, and their employees, contractors, agents, and affiliates from claims arising from the Guest's occupancy except to the extent caused by gross negligence or willful misconduct.

60. Governing Law

This Agreement shall be governed by the laws of the State of Florida. Any legal action arising from this Agreement shall be brought in the county where the rental property is located unless otherwise required by law.

61. Waiver

Failure by UMB Vacations to enforce any provision of this Agreement shall not constitute a waiver of its right to enforce that provision in the future.

62. Severability

If any provision of this Agreement is found unenforceable, the remaining provisions shall remain in full force and effect.

63. 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.

64. 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.

65. Electronic Acceptance of Agreement

By signing this Agreement electronically, or by completing the booking process where electronic acceptance is required, 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.