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Rental Terms and Conditions
Caribbean Retreats
Caribbean Retreats Office Hours:
Monday – Friday: 9am to 6pm

In case of AFTER HOURS EMERGENCY ONLY (non-medical and non-life threatening), call 340.201.4226 or 678.650.9295. For medical emergencies, dial 911.

CHECK-IN TIME: 4:00pm AST                     CHECK-OUT TIME: 10:00am AST
Early Check-In or Late Check-Out requests must be approved in advance

It is Caribbean Retreats goal to provide our guests with a safe, clean, and fully functional rental property. The terms and conditions in this document are designed to ensure that these properties are kept in this condition for all of our guests. Please read them carefully, and understand that Payment of the reservation will be the acceptance of the terms and conditions.

CANCELLATION POLICY: The time factor is critical in vacation rentals and your deposit will hold this rental off the market for your reservation dates. All cancellations filed after deposit has been made will receive up to a 75% refund of payment amount minus credit card fees. No refunds will be made for canceled reservations after final payment unless Caribbean Retreats is able to re-rent the accommodation for the same period of time for the same rental amount. If Caribbean Retreats is able to re-rent the property at no loss to Caribbean Retreats, a refund will be issued minus the nonrefundable administrative fee, credit card fees, and any discounts or expenses required to re-rent the property. Caribbean Retreats does not make any representation or guarantee that Caribbean Retreats will be able to re-rent the property for what was originally paid by the guests, nor is Caribbean Retreats under any obligation to make any efforts, reasonable or otherwise, to relet. Guests covered under the travel insurance recommended by Caribbean Retreats may be exempt from this loss if the reason for cancellation is covered under the policy. The travel insurance fee is non-refundable. 

If guest has to shorten their stay or change their unit after the final payment due date, normal cancellation penalties apply, whether travel insurance was purchased or not. If guest shortens their stay resulting in an early departure after they have checked in, no refunds will be provided for the nights not used. If an alteration results in a loss of revenue to Caribbean Retreats, the guest will be charged. The loss may be avoided if the recommended travel insurance was purchased and the reason for cancellation is covered under the travel insurance policy. In the event of an Act of God such as adverse weather, hurricanes, tornadoes, fire, lightning strikes, pandemic, etc. the management and owners are not responsible for any refunds from monies which have been paid to Caribbean Retreats, or for providing lodging elsewhere.  Exceptions will be made on a case by case basis should a catastrophic event occur or there is a federal or local government travel restriction hindering guests from arrival.

Caribbean Retreats reserves the right to cancel any reservation subject to issuing a full refund for any unused portion of the reservation, without liability as to any other costs or expenses born by Renter. 

TRIP CANCELLATION INSURANCE: The purchase of travel insurance is recommended to protect your vacation investment. Caribbean Retreats, our affiliates and owners, are not held liable for Acts of God, or nature, or any occurrence beyond our control. Travel Insurance that covers trip interruption (trip insurance) is optional, however, we strongly recommend it as all monies paid including deposits outside of the cancellation policy, advanced rental payments and final payments are non-refundable. Prior written notice is required for all guest initiated cancellations.

Guests who purchase travel insurance through RentalGuardian or any other insurance provider, VRBO, or any other travel partner will be provided refunds for cancellation subject to the terms and conditions of the travel insurance policy selected.  The coverage selected, and terms thereof, are in the sole discretion of the purchasing customer. If the guest/customer elects to decline this coverage, they do so fully understand our cancellation policy.  

HURRICANES/WEATHER/NATURE/ACTS OF GOD: In the event of an Act of God such as adverse weather, hurricanes, tornadoes, fire, lightning strikes, pandemic, or otherwise, Caribbean Retreats, its affiliates and owners are not responsible for any refunds from monies which have been paid to Caribbean Retreats after final payment, or for providing lodging elsewhere. In the event of mandatory or voluntary evacuation, or a travel advisory, refunds are not issued. We strongly advise you to purchase the appropriate Travel/Trip Insurance to protect your investment and ensure suitable coverage from the insurance you purchase. Refunds will only be issued through a claim filed with the insurance company if the guest has purchased insurance coverage (which included the respective and required coverage for their specific claim).  Caribbean Retreats strives to offer superior customer service, and will assist guest as much as possible in such circumstances.  

CONSTRUCTION:    In the event of neighboring construction, Caribbean Retreats shall not be held responsible to provide any type of advance notification to incoming guests, as we do not receive any type of notification of new or ongoing construction projects (new construction, exterior or interior renovations, pool/landscaping installation, etc.). Jobs may stop and start continuously on surrounding properties, so it is beyond our control to forecast/understand these details.  Accommodation views are subject to change due to construction that may occur on surrounding properties.

REFUNDS: Refunds issued by Caribbean Retreats will be submitted and/or processed no more than 30 days after departure date of original stay. Caribbean Retreats will not issue a refund to a guest unless the guest notifies Caribbean Retreats of the complaint immediately during their stay, while they are still on property; thus, providing Caribbean Retreats the opportunity to review and validate the issue or complaint with the guest present, and correct the issue(s) while the guest is still on property. Complaints received after the guest has departed shall not be eligible for refund, credit, or discount. Beach Closures, Public Road and/or Utility Closures, and Acts of God or Nature, are all outside of Caribbean Retreats’ control, and will not be refunded. Guests should always purchase travel insurance to protect their stay.  

DISPUTES: Guest understand that if there are any disputes or dissatisfaction regarding the vacation rental property, that said dispute should be taken up directly with Caribbean Retreats. Guest agrees that it will not request a chargeback or credit to the credit card in connection with any charge made pursuant to this agreement. By this agreement, guest expressly waives any rights to request any chargeback against Caribbean Retreats now, and in the future.  Failure to comply by filing of a dispute, will result in the prohibition of guest and all members of guest’s travel party from renting a property with Caribbean Retreats or any of its affiliated brands in the future.  

PAYMENT: Deposits must be made at time of reservation via credit card or debit card (3.5% fee will be applied), or wire transfer (wire fees may apply). 30% of the total reservation is due at the time of booking, and the final balance due must be received no later than sixty (60) days prior to your arrival. If paying by credit or debit card the remaining balance will be automatically charged to the card on file on the last business day preceding 60-day prior to arrival mark. If you would like a different card processed, you must let Caribbean Retreats know prior to this date.  All guest reservations must have a credit card on file for incidentals, no exceptions.

If the optional Traveler’s Insurance is purchased, the payment for insurance is due at the time of booking. 

TAX and FEES: All prices are subject to 12.5% sales Hotel Room Tax. Depending on the home, every reservation is subject to a Cleaning Fee, Admin Fee, and Damage Fee.  Pet friendly properties will require additional pet fees (see Pets).

CONFIRMATION OF RESERVATION: When a reservation is made with Caribbean Retreats, the system will automatically send a confirmation email containing a link to our terms and conditions. Your payment of the booking will be your first form of acceptance of the terms and conditions, and all guests must electronically sign these terms and conditions within 2-calendar days of making the reservation or risk their reservation being cancelled. We do not accept reservations from anyone under 25 years of age. We do not allow persons under 25 to occupy a property unless accompanied by someone over 25 years of age. 

CHECK IN/CHECK OUT: Prior to your arrival your Caribbean Retreats Property Manager or a member of our team will contact you to discuss your arrival time, check-in and check-out procedures, and your planned departure time based on your travel plans and method of travel. Check-In occurs at 4pm AST, except during rare and extenuating circumstances. Early Check-In or Late Check-Out must be approved by Caribbean Retreats in advance. We ask that you please communicate your arrival with your Caribbean Retreats Property Manager so that you can check-in directly at the home at 4pm AST, or upon arrival whichever is later.  The Property Manager shall have one (1) identified primary contact for each travel party, being the guest making the booking.
If you will be arriving after normal business hours, it is important that you communicate that with your home’s Caribbean Retreats Property Manager so they so that they can prepare you accordingly for your arrival. Failure to communicate an after-hours arrival with your Caribbean Retreats Property Manager could lead to unforeseen issues, due to the lack of communication, so please be sure to communicate your arrival time with your home’s Caribbean Retreats Property Manager. 

The guest will be provided their lock box/door lock code to the home 24 to 48 hours prior to arrival along with directions to the property. All codes are for sole use of the registered guests and sharing codes outside of the registered party is strictly prohibited.

Check out time is promptly at 10:00am AST. Exceeding this Check-Out time could result in a charge of at least one-half, but up to the full rental fee for that day. All early Check-In and late Check-Out requests must be approved by Caribbean Retreats.  

If you will be departing earlier than 10:00am AST, we ask that you please let your Caribbean Retreats Property Manager know. We appreciate your assistance and communication with us on these important items as it will result in a smooth check in and check out process, and the most use of the property for you and your family.  

Items left are not the responsibility of Caribbean Retreats, our affiliates or our owners.

RATE CHANGES and WEBSITE CONTENT: Rates are subject to change without notice on the website.  Confirmed booking rates will never be changed unless the guest chooses to add days to their stay. The rate and rental listing information provided online, though deemed accurate, is not guaranteed. It is subject to errors, omissions, change of price or withdrawal without notice, however rare. 

RENTAL PROPERTY: The person who registered is responsible for the Caribbean Retreats rental property and the conduct of other occupants and guests. Only the registered guests may occupy the rental property; subletting is not permitted. Renters must abide by the maximum persons allowed in each unit at all times. Renters are responsible for daily upkeep of the rental property. Caribbean Retreats shall not be liable to guests or to any party for any type of issued violations, including but not limited to: noise complaints, surrounding property damage, etc. The sole responsibility lies on the responsible party including any incurred fees. 

HOMEOWNER/CONDO ASSOCIATION RULES AND REGULATIONS: Anyone occupying a property governed by a homeowners or condominium association shall abide by all association rules and regulations. Renters agree to comply with all association requests for information. Renters agree to indemnify and hold Caribbean Retreats and Homeowners harmless from any liability from injury to person, violations of the rules of the association, damage to the unit by guests, or for failure of non-availability. Renters agree to abide by all occupancy rules of association or other governing agency. 

ACCOMMODATION SUBSTITUTION: Where circumstances arise beyond our control (i.e. fire, hurricane, damage/air conditioning malfunction, quarantine, sale of unit, etc.), your confirmed property may be unavailable during your reservation dates. Caribbean Retreats reserves the right to substitute your accommodations. We cannot guarantee the exact same home or amenities in this situation, but we will make every effort to provide you with a comparable home and a pleasant vacation experience. Neither Caribbean Retreats, its affiliates or the Owner are liable for damages or inconvenience in this rare and unusual circumstance, however situational circumstances will be treated on a case by case basis.

PROPERTIES FOR SALE:  In the rare event that the rental property, which the customer is renting, is listed for sale, the Owner or real estate agents shall be permitted to show the property during a customers’ stay. We will make every attempt to schedule the showing at a convenient time so as not to disturb your vacation. Upon acceptance of this confirmation the customer agrees to allow the rental property to be shown. Customer understands that in the event of sale of the rental property, the new Owner may not be bound to honor a reservation. In this event, customer shall be entitled to a refund of rental payments or a substitution of their accommodation within the Caribbean Retreats inventory of available homes.

DAMAGE AND SECURITY DEPOSIT: Guests are responsible for any damage non-accidental caused to the property. Caribbean Retreats requires a non-refundable damage waiver, which is a one-time fee that varies by the property. The non-refundable damage waiver covers accidental damage only, provided such damage is disclosed to management prior to Check-Out. The non-refundable damage waiver does not cover intentional damage, theft, excessive cleaning, negligence, incidental damage, flea infestation caused by a pet or loss of rental revenue as a result of the property being held off market during remediation of damages caused by guest. Damage not reported to Caribbean Retreats will not be covered and guests will be liable for all costs associated with unreported damage. Intentional damage will not be covered by these fees and guests will be liable for all costs associated with intentional damage. The guest fully accepts responsibility for any and all damage caused to the property by any act or omission of the guest. Any damages that are not covered under the non-refundable damage waiver will be charged to the credit card on file.  

Should any damage come to light after the guest has departed, guest agrees and acknowledges that Caribbean Retreats may charge to the guest’s credit card. Caribbean Retreats will, however, make an effort to rectify any damage internally prior to contracting specialists to make the repairs, thereby attempting to make an effort to keep any costs that the guest would incur to a minimum. Guest agrees to pay reasonable attorney fees and all court costs and expenses to enforce this agreement including appellate proceeds with or without legal proceedings. Each party to this Agreement consents and submits to personal jurisdiction over the party by, and venue in, the courts of the US Virgin Islands, regarding any legal action arising from, or otherwise related to this Agreement. Any dispute arising between customer and Caribbean Retreats shall be brought exclusively in the courts of the US Virgin Islands. Please note, any damage to the rental property upon your arrival and report it immediately to our office to avoid possible liability.

GUESTS OF RENTERS: Renters are responsible for the behavior of all guests at all times while on any of Caribbean Retreats properties or premises. Guests are not permitted to occupy a rental property beyond its listed max occupancy at any time or hold any events at the home without approval. Shall this occur, Caribbean Retreats reserves the right to terminate the rental agreement immediately without refund or offset, and terminate occupancy without liability for damages or requirement to locate substitute premises. All activities must be conducted in a legal and ethical manner, and any action that does not abide by this standard could result in immediate removal from the property, and failure to vacate upon termination shall be deemed a trespass. 

ACCIDENTS, INJURY, OR LOSS: USE AT YOUR OWN RISK. Special risks may be involved when using pool, spas/hot tubs, waterfront properties, roof top decks, or outdoor equipment (bikes, paddleboards, kayaks, etc.) and guest assumes all responsibility for himself/herself and their guests and for the consequences of those at risk. No pool or other amenity should be used when the guest or participant is under the influence of any drug or alcohol. No child should be permitted to use the pool or any other amenity unattended. Guest agrees to waive, hold harmless, and indemnify any claim whatsoever and hold harmless Caribbean Retreats, its affiliates, and the property owner/homeowner for claims resulting from accidents and or injury arising from use of the rental property and any of its equipment, porches, decks, stairs, parking area, elevators, pools, hot tubs, etc. Caribbean Retreats, its affiliates, and the property owner/homeowner, are not responsible for accidents, injury, death, or loss of personal belongings of any kind. Guests shall indemnify and hold harmless Caribbean Retreats, its affiliates, and the property owner/homeowner from any and against all liabilities, claims, expenses, fees, loss of use of actions of any kind arising out from any use and occupancy of the premises. 

RELEASE OF LIABILITY, WAIVER OF CLAIMS, AND ASSUMPTION OF RISK AGREEMENT: Guest understands and accepts that any equipment (the “Equipment”) provided to me by Caribbean Retreats or the Homeowner, is provided without any warranty about its condition or suitability and guest accepts full responsibility for its care while it is in their possession. Guest hereby agrees to the fullest extent permitted by law, as follows: to assume all risks, and any harm, injury or loss that may occur to guest, their group, bystanders or property as a result  of any use of the Equipment, to release Caribbean Retreats, its owners, affiliates,  officers, directors, employees, agents, and shareholders (“Released Parties”), and homeowners from all Claims, Liabilities, Causes of  Action, and Demands that arise in any way from any personal property damage, injury, death, loss or harm that  occur to me or to any other person or to any property as a result of my use of Equipment; and to indemnify,  hold harmless and defend the Released Parties against any and all claims, including claims for their  own and my own negligence, and any other claim arising from any use of the Equipment. 

The terms hereof serve forever as a release and assumption of risk for guest’s heirs, estate, executor, administrator, assignees, for all members of my family, and any person(s) visiting or staying in the home during my stay. 

Guest understands that they are responsible for the care and on-time return of the Equipment. If any of these items are lost, stolen, or irreparably damaged due to guest’s neglect; guest agrees to pay fair market value for their replacement with the credit card on file with Caribbean Retreats for incidentals.  

SMOKING: All rental properties are smoke free. If smoking and/or smoke damage occurs within the home, or if there is any damage from smoking to the home’s exterior spaces, there will be a minimum charge of $500 to the guest. Any damaged items will be replaced at fair market value and charged to the guest, and/or, if a professional “Ozone Treatment” is required to deodorize the home, the guests accepts that they will be charged for these expenses, in addition to the $500 fine. If the home must be made unavailable for rent or an incoming reservation must be relocated because of this, these expenses will also be charged to the guest.  

FURNITURE AND ACCESSORIES: Furniture is not to be removed from the unit. All linens and bath towels must remain in the unit. Beach towels are provided, and they may be used for that purpose, and the quantity of towels upon arrival must match the number left upon departure; quantities are determined by unit size. Any folding beach chairs provided, towels, and any other equipment, bikes, or items, provided by Caribbean Retreats, may be taken to the beach and/or used by the renter in their intended use. However, if lost, damaged or stolen the renter will be charged the present time replacement value for the item(s). There is an inventory taken before and after each guest’s arrival and departure. 

PETS: Pets are allowed under certain conditions in pet friendly properties, and all animals, including service animals, must be disclosed, and approved by Caribbean Retreats prior to arrival. Pet fees are associated and charged per reservation, due to the extended cleaning, deodorizing, and depreciation caused on the home from the pet. This fee is assessed for all animals, including emotional support animals. No animal is allowed in any of the following: pool(s), spa(s), or on any of the furniture, including beds. Upon departure, there will be an additional cleaning/damage fee if there is clear evidence that these rules were not followed. If you require an exception to this rule for your service animal, please provide your Caribbean Retreats Property Manager with your specific request and details, and we will provide you with reasonable accommodations for this.  

For pet friendly properties, 2 pets maximum. Weight limit of 50 lbs. max total for 1 or 2 pets. No aggressive, or intimidating animals are allowed. Owner(s) of the animals are strictly liable for any damage, property damage, medical expenses, injury and/or excess cleaning that occurs due to the pet. We can require that any animal not in compliance with this be removed from the home without refund. In addition to this, any animal that urinates or defecates in the home, or is not well trained and is wild, and/or out of control, may also be required to leave the premises without refund.  

Claiming a pet as a service animal, when it is not, is a criminal offense. 

NON-PET FRIENDLY RENTALS: Non-pet friendly properties indicate that a homeowner does not allow animals in their home. Many times, this is due to severe allergies, asthma, or other medical conditions that could be affected by their presence, even after the fact. In these cases, no customers’ pets or emotional support animals are allowed in this home. For those guests with service animals, we ask that you please allow us to assist you in this manner and one of our dedicated staff will try to place you appropriately.  Guests with severe pet allergy issues should alert Caribbean Retreats prior to reservation to ensure no exceptions were made in that property prior.

PARKING: Guests must follow the parking rules of each home, the homeowner’s association rules if applicable, and the local ordinances. The number of parking spaces is advertised in the home’s listing. Securing any additional parking is the guest’s responsibility. Parking of commercial vehicles, recreational vehicles, boats or marine vessels or equipment, trailers of any kind, or otherwise are prohibited without approval, prior to your arrival date, from Caribbean Retreats. Failure to comply with the parking rules or ordinances could result in fines or citations that will be the guest’s liability. 

KEYS: If keys are provided for your rental property during your stay, you are responsible for them. If the keys are not left in the property, there will be a $50 key replacement charge. 

AIR CONDITIONING: The fan should be set on auto and system on cool. Do not operate air conditioner with doors or windows open. Damage to HVAC due to improper use will be the responsibility of the guest. 

PLUMBING: Please do not put any item besides toilet paper in the toilet. Paper towels, baby wipes, feminine products, etc., anything besides toilet paper may cause a plumbing issue. If this occurs, the guest will be responsible for the service call and repair. Likewise, please do not put peelings or any fibrous materials or grease through the Garbage Disposal. Run plenty of water and feed material slowly into the unit when using the disposal. 

POOL EQUIPMENT: All Caribbean Retreats pools are monitored by pool technicians and maintenance technicians. Any changes to the pool equipment, settings, features, controls, valves, etc. outside of designated applications for guest use is strictly prohibited. Most pool equipment areas are fenced and monitored by surveillance cameras. These prohibited actions may result in severe damage to the pool and or spa, and the guest will be responsible for any service call and or any associated repairs. The pool lights, pool/spa heater, and blower feature can all be controlled using the pool remote. This remote is the only device that our guests should use to control the pool. Any questions or issues should be directed to the home’s Caribbean Retreats Property Manager.  

TRASH: All of our homes have exterior trash bins where guests may put full bags of trash throughout their stay.  These bins will be emptied by Caribbean Retreats or an affiliate company, guests do not need to dispose of trash.  

SUPPLIES: Caribbean Retreats provides basic supplies of toilet paper, paper towels, soaps, and other small items for the guest. After these items are used, the guest will be responsible for alerting Caribbean Retreats if additional supplies are needed, or purchasing these items to cover their needs as they determine necessary. 

ILLEGAL ACTIVITY:  Should any guest or other occupants of the vacation rental use the property for any illegal or unlawful purpose including, but not limited to the possession, serving, or consumption of alcoholic beverages by persons less than 18 years of age, house parties or keg parties, any disturbance resulting in neighborhood complaints or police action, or use of the home in a manner contrary to the provisions of this agreement shall be terminated immediately, guests and all other occupants will be required to vacate the vacation rental and all monies paid will be forfeited. If Caribbean Retreats or law enforcement is dispatched to a vacation rental home due to any illegal activity or disturbances emanating from the vacation rental or grounds, there will be a minimum $500 charged to the guest’s credit card and is grounds for guest’s immediate eviction.

TERMINATION OF AGREEMENT: Failure to abide by the terms and conditions of Caribbean Retreats, or US Virgin Islands Law, could result in the termination of the rental agreement without refund. The laws of the US Virgin Islands govern this agreement. Guest agrees that all persons on Property have transient status and are not guests pursuant to 28 VIC Chapter 31. Guest agrees they are subject to immediate removal without judicial action at Property Manager’s sole discretion. Guest agrees to vacate and agrees the Management. Company has the right to remove guest and guest’s party for any alleged breach of this agreement. 

CHOICE OF LAW: The laws of the US Virgin Islands govern this agreement, to the exclusion of all other legal theories. 

ATTORNEY’S FEES: Attorney’s Fees. Caribbean Retreats shall be entitled to reasonable attorneys’ fees and costs from the Guest for defending chargeback demands, negative public, social media, BBB claims, administrative, or other complaints, arbitration, mediation, and litigation arising out of this agreement or otherwise. 

ENTIRETY CLAUSE: This agreement contains the entire agreement of the parties.  

MODIFICATIONS: This agreement may only be changed in writing signed by Brian Kelley and Amanda Johnson. Renters cannot assign or transfer this agreement, nor alter any of its terms unilaterally.

PREFERRED VENDORS: As a guest of Caribbean Retreats, you acknowledge and understand that our preferred vendors are 3rd party entities that offer their services to our guests, but they are independent of Caribbean Retreats. All services, activities, and rental equipment are purchased or used under that companies’ separate terms and conditions, rental agreements, and insurances. Guests use these services at their own risk. 

MARKETING: By reserving this property and therefore agreeing to this agreement you give Caribbean Retreats the permission to send you ongoing marketing, promotional, and special discount type communications. These are offered various times of the year and are a benefit to the guest. These can be unsubscribed from if so desired. 

PARENT COMPANY: Caribbean Retreats is part of Saltwater Paradise Management, Inc., a S Corporation. 
Caribbean Retreats
Peterborg East
St. Thomas Virgin Islands, 00802