These Terms of Service (“Terms”) are part of your rental agreement. Please read them before booking.

1. Parties and Definitions

“Manager”, “we”, “us” (referred to as “Agent” in the rental agreement): Anna Maria Island Real Estate LLC dba Suncoast Vacation, acting as agent for the property owner, together with its affiliates, employees, agents and contractors.
“Owner”: the owner of the rental property. Manager acts solely as agent for the Owner; the Owner has final authority on all matters concerning the property.
“Guest”, “you”: the person named on the reservation, who is responsible for everyone in the travel party and all visitors.
“Property”: the rental home described in the listing.
“Business hours”: Monday–Friday, 10am to 4pm (Eastern Time), excluding public holidays.

2. Bookings Through Third-Party Platforms

If you booked through a third-party platform (for example Vrbo, Booking.com or Airbnb), the payment schedule, cancellation policy, refund terms and damage protection shown by that platform at the time of booking may differ from these Terms. Where they differ, the platform’s terms apply to those points. In all other respects, these Terms apply in addition to the platform’s terms. House rules, occupancy limits, the no-party policy, pet rules and the rules on property use apply to every booking, regardless of the booking channel.

3. Reservation, Payment and Taxes

3.1 Confirmation. A reservation request is not binding on us until we confirm it in writing; this usually happens within a few hours. Same-day reservations cannot be guaranteed. The reservation must be made in the name of an adult of at least 25 years of age who will stay at the property, and we need a phone number at which we can reach you during your stay. Within 24 hours of making the reservation request, you must send us a copy of your ID (driver’s license or passport) by email to id@suncoastvacation.com or upload it at https://www.suncoastvacation.com/id/. You have no right to access or use the property until we have received your ID.

3.2 Payment schedule (direct bookings). For reservations made 30 days or more before arrival, a deposit of 25% of the total amount (rent, optional and mandatory services and taxes, plus the full amount of any optional insurance and HOA registration fees) is due at booking. The balance is due 30 days before arrival and is charged AUTOMATICALLY to the credit card on file; you do not need to contact us. Reservations made less than 30 days before arrival must be paid in full at booking.

3.3 Payment method. Rent and fees are paid by credit card. In special cases (for example some seasonal rentals) we may require payment by check, in which case the balance is due 60 days before arrival and you must be able to prove that the check arrived by that date, or a security deposit by cashier’s check. Any such requirement will be stated in your quote or confirmation.

3.4 Valid payment method. You must keep a valid payment method on file from booking until all amounts related to your stay have been settled. Please use our payment change form for any change. If a payment fails, including the automatic balance charge, or if you withdraw your card without providing a new payment method at the same time, your reservation will be canceled without refund. In the case of a failed payment, you have a 24-hour courtesy period to provide a valid payment; after that, the cancellation is final.

3.5 Split payments. Payments split across several credit cards require manual processing and incur a fee per additional payment (see Section 14).

3.6 Chargebacks. If a chargeback, retrieval, fraud notification or similar hold is initiated on any payment, your right to occupy is suspended until you provide a secured, non-retrievable payment (cash or money order) within 24 hours. If we do not receive it within that period, your reservation is canceled without refund.

3.7 Taxes. Taxes are calculated at the time of quote. If tax rates change before your stay, the rates in effect at the time of the stay apply.

3.8 Card authorization. You authorize us to charge the credit card on file for the balance, for fees and charges under these Terms (Section 14), and for damage, additional cleaning and other amounts you owe under these Terms. We will inform you in writing of any such charge, with the reason.

4. Cancellation, Changes and Early Departure

4.1 How to cancel. Cancellations must be made in writing (email is sufficient). Your right of occupancy ends when we receive the cancellation. Until we confirm the cancellation in writing, you bear the burden of proof that we received it. A cancellation is final and can only be reversed with our consent.

4.2 Cancellation fees (direct bookings).

Cancellation 31 days or more before arrival: 25% of the total amount (the deposit paid at booking is non-refundable).
Cancellation 30 days or less before arrival: 100% of the total amount.

4.3 No refunds are made for no-shows, early departure, bad weather or beach conditions. If you have not arrived within 24 hours after the contractual check-in time and have not told us about a late arrival, this is treated as a no-show and your right of occupancy ends. Fees for special services (e.g. additional guests, pet fee, pool heat, Damage Deposit Waiver) are non-refundable.

4.4 Date changes are not possible.

4.5 Travel insurance. We strongly recommend travel insurance to protect your non-refundable payments against illness, a death in the family, job loss, hurricanes and evacuations, and other unforeseeable events.

4.6 Unavailability of the property. In rare cases a property may become unavailable (for example through sale, removal from the rental program or necessary repairs). We will then try to offer an equivalent property; the confirmed rate cannot be guaranteed. If no equivalent property can be provided, we will cancel the reservation and refund all payments received for it. Neither Manager nor the Owner is liable for further damages or inconvenience in this situation.

5. Damage Deposit Waiver and Security Deposits

5.1 Damage Deposit Waiver (DDW). The optional, non-refundable DDW covers accidental damage to the property during your stay up to $500, in place of a security deposit (for example carpet spills, furniture tears, broken lamps or screen doors). DDW only applies if you report the damage to us in writing before departure.

5.2 Not covered by DDW: intentional damage; pet damage; damage exceeding $500 per stay; damage not reported before departure.

5.3 Security deposit. If you do not book DDW, or if there are exceptional circumstances (for example a pet, or signs of damage not covered by DDW), we may place a reasonable security deposit or a hold on the credit card on file before, during or after your stay.

5.4 Damage claims. We will notify you in writing of any damage claim within 7 days after check-out, with a description and, where available, photos or invoices. Damage not reported before departure is treated as caused by you.

6. Check-in, Check-out and Access

6.1 Check-in is from 4pm on your day of arrival; check-out is by 11am on your day of departure. We make every effort to have the property ready by 4pm; a short delay is not grounds for a refund.

6.2 Early check-in / late check-out are not offered due to the cleaning schedule. If you need more time, please book an additional night.

6.3 Late check-out without approval. If you do not vacate the property by 11am, a late check-out fee applies (see Section 14). Paying it does not extend your stay. Our staff may remove belongings left in the property in order to prepare it for the next guest.

6.4 Access. Your access information is emailed to you before arrival. Please make sure you can receive our emails, and contact us if you have not received the access information before heading to the property. Our properties have electronic locks or lockboxes, so after-hours arrival is possible. We guarantee help with access problems during business hours only; outside business hours we will do our best, and problems will otherwise be handled on the next business day. If a lock malfunctions, you may have to pick up an emergency key at our office. Access problems outside business hours and lost or unavailable access information are not grounds for a refund.

6.5 Before and after your stay. Guests (past and future) and anyone on their behalf may not enter the property more than 2 hours before or after the rental period without our written approval. We do not offer showings to future guests. Violations may result in cancellation without refund and may be reported as trespassing.

7. Occupancy, Guests, Parties and Conduct

7.1 Maximum occupancy. The number of adults and children entered at booking is binding and may never be exceeded, including visitors. Over-occupancy is a material breach and results in termination of the stay without refund.

7.2 No parties, no gatherings. The property may only be used as a vacation home by the registered travel party. Parties, events, gatherings with outside visitors, film or photo shoots and any unlawful or offensive use are prohibited. Outside visitors are limited, may not use the amenities, including the pool, and may not stay overnight. See also our no-party policy: https://www.suncoastvacation.com/faqs/nopartypolicy

7.3 Quiet hours are from 10pm to 8am. Please be considerate of neighbors and other guests at all times. Harassment of neighbors, other guests, owners, our staff or contractors, and repeated violations of community rules, are grounds for termination.

7.4 No smoking inside the property (this includes vaping). Smoking is permitted outdoors only; please dispose of all smoking debris. Evidence of smoking inside results in a cleaning fee (see Section 14) and termination without refund.

7.5 Prohibited: firearms use and private fireworks on the property; flying drones over neighboring properties.

7.6 Homeowners associations. If the property is in a community that requires approval, you agree to return the completed application within 5 days of receipt and to pay the application fees for all occupants; otherwise we may cancel the reservation without refund. You agree to follow the community’s rules. If you handle the application yourself, we are not responsible for a non-approval.

7.7 Vehicles. Parking is limited to the spaces stated in the listing; no parking on grass. Commercial vehicles, RVs, trucks over 2 tons, trailers and boats may not be parked on the property. Electric vehicles may not be charged at the property without our prior approval; violations incur a fee (see Section 14) and/or termination without refund.

7.8 Subletting. The property may not be sublet or assigned without our prior written consent.

8. Pets and Service Animals

8.1 Pets are allowed only in properties listed as pet-friendly, and only if registered at booking; a non-refundable pet fee applies. Pets are not allowed on furniture or in the pool and may not roam unleashed or be left unattended. We may require an additional security deposit for pets.

8.2 Unauthorized pets. If an animal is brought into a property that is not pet-friendly, you must vacate immediately, all payments for the stay are forfeited, and a pet surcharge plus additional cleaning costs apply (see Section 14).

8.3 Service animals as defined by Florida law (§413.08, Florida Statutes) and federal law are welcome at all properties and are not charged a pet fee. Please let us know in advance. Emotional support animals are not service animals under these laws and are treated as pets. You remain liable for any damage caused by any animal.

9. Pools and Pool Heat

9.1 Safety. Pools are not supervised and have no lifeguard; use is at your own risk. Children must be supervised by an adult at all times. Glass containers are not permitted in the pool area. Pool doors, gates and alarms (where installed) must be kept closed and active.

9.2 Maintenance. Pools are cleaned and treated regularly at the Owner’s expense; on-demand service (for example removal of leaves after a storm) is not included. Please top up water lost to evaporation as needed. If a pool cover is provided, cover the pool when it is not in use during cold weather (below 70°F).

9.3 Pool heat is offered at some properties for an additional charge. Please request it at least 1 week before arrival; later requests are possible but not guaranteed and may take a few days to activate. Pool heat can only be booked for the entire stay or the remainder of it. The charge covers operation of the heater for 8 hours per day, not a guaranteed water temperature; in cold or windy weather the set temperature may not be reached. If the heater fails, we refund the unused portion of the heating charge; the rent is not reduced.

9.4 Equipment. Only our personnel may operate or change settings of pumps, heaters, timers and controls. If we detect tampering, we will place an additional security deposit, and you will be charged for the electricity used from that time and a reprogramming fee. Manipulating the pool heater is theft of electricity and will be reported. Pool remotes may not be taken into the water or left outside.

10. Property Use, Equipment and Utilities

10.1 Included. The property is fully furnished and equipped, including linens, pillows and towels. Toiletries and consumables (e.g. toilet paper, detergent) are not provided. Reasonable use of water, trash pickup, TV and internet is included. The electricity allowance is $15.00 per day; additional consumption may be charged at $0.20 per kWh.

10.2 Third-party services. Internet, TV, power and water are supplied by third parties. Temporary outages are outside our control and are not grounds for a refund; we will work with the provider to restore service as soon as possible.

10.3 Devices and smart-home equipment. Do not change, unplug, re-wire, replace or reset entertainment devices, routers, modems, smart light bulbs, thermostats, electronic locks, cameras or other smart-home devices. If a device does not work, contact us. Costs for restoring devices that were tampered with will be charged (see Section 14).

10.4 Furniture and equipment may not be moved within or out of the property. Housekeeping during the stay is available on request for an additional fee.

10.5 Areas included. The rental covers the main dwelling with the bedrooms, bathrooms and pool stated in the listing. Closets, sheds, garages and other buildings are only included where the listing says so or we confirm it in writing. Spaces marked “owner” or “personal use only” may not be entered, whether locked or not. Locked gates must remain locked. Items stored by the Owner may not be used or moved; removing them is theft. We, the Owner or service providers may access such stored items at any time.

10.6 Garage doors must be kept closed except when entering or leaving.

10.7 Grill. A grill, if provided, is a convenience only. A propane tank is provided, but no propane gas; the tank may be empty on arrival. Refilling or exchanging the tank and cleaning the grill are your responsibility and at your expense.

10.8 Kitchenware. NOTICE TO GUESTS: Dishware, glassware, kitchenware and/or utensils have been provided in this home as a guest convenience. These items have been cleaned within this unit using ordinary household dishwashing facilities and agents. They have not been sanitized according to federal and state standards for public food service establishments.

10.9 Wildlife. Florida is home to insects, rodents, snakes and other wildlife, particularly near water and after extended rain. We use pest control, but their presence is not grounds for a refund.

10.10 Cameras. Properties may be equipped with a video doorbell at the entrance and an exterior camera covering the pool equipment and the side of the house. These devices record video and audio. They do not cover the pool, the lanai or any interior space, and there are no cameras inside any property. By booking, you and your party consent to these recordings. Disabling, covering or tampering with these devices is prohibited.

11. Maintenance, Repairs and Complaints

11.1 Inspection on arrival. Please inspect the property upon arrival and report any defects within 24 hours.

11.2 During your stay, report any problem in writing through our ticket system or by phone as soon as you notice it, and give us a reasonable opportunity to fix it. Problems not reported during the stay cannot be considered after departure.

11.3 Repairs. We will make prompt repairs, but cannot offer refunds for inconvenience caused by equipment failure. Small items under $25 (light bulbs, remote batteries, ant traps, etc.) are replaced during regular maintenance; we cannot offer expedited service or reimbursement for them.

11.4 Technician access. By reporting an issue, you grant our technicians access to the property between 8am and 8pm, Monday–Sunday, including in your absence. Arrival windows are estimates. If the issue cannot be verified, the technician cannot gain access (including because of a pet), or the issue was caused by misuse, operating error or negligence, the trip charge and an administrative fee apply (see Section 14). Please let us know if the issue resolves itself before the technician arrives.

12. Entry by Manager

We, the Owner and our contractors may enter the property without prior notice to make repairs, provide services, or in an emergency to protect the property. If the property is for sale, we will give you 24 hours’ notice before a showing at reasonable hours. For the safety of the property, you must notify us if you will be away from the property for more than 24 hours. If we find the property vacant for more than 24 hours without notice, this is treated as an early departure and your right of occupancy ends without refund.

13. Check-out Procedure

Please leave the property in the following condition by 11am:

House “broom clean”; trash bagged and placed in the outside trash cans.
Dishes washed, dried and put away; dishwasher and sink empty.
First load of laundry started.
Lights, ceiling fans and electronics off; A/C set to 80°F in COOL mode.
Keys in the lockbox (if applicable); garage door openers and pool remotes on the kitchen table; TV remotes next to the TV.
Doors locked, windows closed.

The cleaning fee covers normal cleaning. It does not cover the grill, dishes, trash, items left in the yard, or unusual dirt on walls, floors, carpets or upholstery; additional cleaning is charged by the hour (see Section 14).

Lost and found: Items left behind are held for 3 days and then donated to a local charity. On request we will mail items to you at your expense plus a service fee. Report lost items through our ticket system (“Lost and found”). We are not liable for items left behind.

14. Fees and Charges

Item	Fee
Late check-out without approval	$50 minimum, plus up to $50 per additional 30 minutes
Additional split payment	$25 per payment
Electricity above allowance ($15/day)	$0.20 per kWh
Unauthorized EV charging	$500 minimum
Unauthorized pet in non-pet-friendly property	$250 plus additional cleaning
Evidence of smoking inside	$500 cleaning fee
Additional cleaning	$100 per hour
Technician for tampered devices	$100 per hour minimum plus third-party costs
Unverified service call / no access	Technician trip charge plus $100 administrative fee
Lost or unreturned key	$75
Lock-out / re-entry	$25
Lost garage door opener	$75 minimum
Other lost remotes	Cost plus $50 service fee
Mailing of lost-and-found items	Postage plus $25 service fee

15. Weather, Evacuation and Force Majeure

15.1 Hurricanes and severe weather are always possible in Florida. Follow all instructions of the authorities.

15.2 Mandatory evacuation. You receive a refund of the rent for unused nights only if all three conditions are met: (1) state or local authorities order a mandatory evacuation for the property, (2) you vacate the property, and (3) you notify us by phone hotline or ticket system. Only the nights during which the mandatory evacuation order is in effect are refunded, counted from the time we receive your notification (or from your departure, if that is later) until the order is lifted. Nights before your notification and nights after the order is lifted are not refunded, even if you do not return to the property. Refunds are made less any credit card fees and processed within 30 days after the event. Voluntary evacuations, canceled or delayed flights, changed travel plans and weather elsewhere fall under the standard cancellation terms. Otherwise, no refunds are made for weather or beach conditions. We strongly recommend travel insurance that covers hurricanes and evacuation.

15.3 Force majeure. Neither party is liable for failure to perform caused by events beyond its reasonable control, such as storms, floods, utility or internet outages, epidemics, pandemics or government orders. Except as provided in Section 15.2, such events do not change the payment and cancellation terms.

15.4 We are not responsible for construction or other activity outside the property that causes noise or traffic inconvenience.

16. Liability, Release and Indemnification

16.1 Neither we nor the Owner are liable for your belongings or those of your party, including loss through theft or the elements.

16.2 You use the property and its special features (such as the pool, spa, grill, bicycles and kayaks) at your own risk. You are responsible for the safety of everyone in your party, in particular children, and you are liable for damage to the property caused by you or your party through misuse or negligence.

16.3 To the fullest extent permitted by law, you, for yourself and your heirs, personal representatives, successors and assigns, release Manager, the Owner and their respective officers, directors, employees, agents, contractors, insurers, successors and assigns from all claims, demands and causes of action arising out of or in connection with your stay or use of the property, including claims for personal injury or death, and agree to indemnify them against any such claims brought by members of your party or your visitors.

16.4 To the fullest extent permitted by law, the total liability of Manager and the Owner for any claim related to your reservation is limited to the total amount you paid for that reservation.

17. Termination for Violations

We may terminate your stay immediately, without refund, for any material breach of these Terms, including over-occupancy, parties, smoking inside, unauthorized pets, tampering with equipment, harassment, drug use, endangering the property, failed payment or a chargeback. Guests who refuse to leave may be removed in accordance with §509.141, Florida Statutes.

18. General Provisions

18.1 Applicable law. All vacation rentals are transient public lodging governed by Chapter 509, Florida Statutes. Chapter 83, Florida Statutes (residential landlord and tenant law) does not apply.

18.2 Unpaid amounts. Amounts you owe that are not paid within 30 days of our written notice may be referred to a collection agency or pursued in court.

18.3 Governing law and venue. These Terms are governed by the laws of the State of Florida. The courts of Manatee County, Florida, have exclusive jurisdiction.

18.4 Attorneys’ fees. In any dispute arising from these Terms, the prevailing party is entitled to reasonable attorneys’ fees and costs.

18.5 Order of precedence. If documents conflict, the following order applies: (1) any individual written agreement with you; (2) the platform terms as set out in Section 2; (3) these Terms; (4) our FAQ (https://www.suncoastvacation.com/faq/), house rules and the property listing. The FAQ is part of these Terms.

18.6 Changes to these Terms. We may update these Terms at any time. The version in effect when your reservation was confirmed applies to that reservation.

18.7 Severability. If any provision of these Terms is held invalid, the remaining provisions remain in full force, and the invalid provision shall be replaced by a valid provision that comes closest to its intent.

18.8 Acceptance. You accept these Terms on your own behalf and on behalf of everyone in your party by signing the rental agreement digitally or by making payment, whichever occurs first. A digital signature is requested for every reservation; acceptance by payment remains effective even if the signature is not provided.

Last updated: October 6, 2026