1. Before a booking can be accepted the booking form plus the terms and conditions must be completed and signed by the designated party leader. The party leader must be 25 years or older and must take full responsibility for all payments and correspondence. Dates are not confirmed until the booking deposit is received, and re-opened within 7 days. All bookings are on a first come first serve basis. Return of this form does not constitute a confirmed booking until formal notice issued and deposit received. .At peak periods we may only accept Sat to Sat bookings. All bookings are taken solely at the owners discretion.

2. Booking deposit; this must be paid before a reservation will be held (within 7 days ); the balance must be paid in full, ten weeks before the arrival date (the due date of the final payment will be shown on our invoice) Failure to remit final balance in line with these terms may result in loss of your dates and forfeit your booking deposit..Bookings less than 10 weeks in advance must pay the full amount due inc. security deposit. The final balance must include the security deposit.

3. All guests occupying the property must be listed on the booking form including children and infants. This is Florida State law and must be adhered to. The property may not be shared, sub-let or assigned to other persons. The party leader may be allowed to amend or add names on the booking form (provided the numbers are within the permitted limits) and they have written agreement from the owners before doing so. The party leader's name may not be changed. No amendments will be accepted after the arrival date.

4. Rental Times are 5pm on the arrival date to 10am on the day of departure. Unauthorised early entries and late departures will be subject to a $ 50 minimum charge as these actions delay cleaning for our other guests. We may allow earlier entry providing it is not a changeover day when previous guests are vacating same day. If no other guests are incoming, a late departure may be arranged with our management company.

5. No smoking is allowed in the property, smoking is permitted outside on the deck area but ashtrays must be used. Should any cigarette burns be found the appropriate charge would be deducted from the security deposit. If the management company find any evidence of smoking inside the house during your stay, this will be regarded as a serious breach of contract and you will be evicted immediately. All monies paid will be forfeited and you will be liable for a deep clean fee - this will include but is not limited to, professional cleaning of all soft furnishings, linens, carpets etc as well as a clean air fee, to replace all air conditioning filters and de-odorizing costs.

6. NO PETS are allowed, should pets be found on the property a carpet cleaning charge will be deducted from the security deposit.

7. Access may be required by authorised personnel for maintenance or by the owners.

8. Neighbourly Conduct. The guests should occupy the property in a responsible and dignified manner. Please act in a courteous manner towards your neighbours who may be permanent residents. Please keep noise to a minimum during early mornings and late evenings, particularly around the pool and patio areas. Quiet time is generally considered to be 9pm to 9am. Excessive noise may result in a visit from the on site security or even the local Sheriff. This could lead to your party being excluded from the property without refund.

9. Security: guests are expected to take all reasonable security precautions, including locking all doors and windows and setting the security alarm whenever they leave the property. Your insurers will decline your claim if you fail to do so.

10.The development may also consist of residential and vacation homes. Therefore, the owners and the Management Company cannot be held responsible for any ongoing construction, alterations to existing houses or any noise as a result thereof on or around the resort.

11. In the unlikely event that you may experience any problems with the property in the first instance you should contact the management company, who will do their best to assist you and remedy the matter as soon as is practically possible. Should the problem remain unresolved the owners should be notified as soon as possible. Please note we are 5 hours ahead of you in time. Complaints or problems reported after the departure date will not be accepted or considered.

12. Security deposit: the deposit will be returned to the party leader when we have received confirmation from our management company that the property and all its fixtures and fittings are in the same condition as when you arrived. The contents are intact and that you arrived and vacated the property within the agreed times and dates .This is normally within 21 days .Guests using the BBQ must leave it in a clean state or $50 will be deducted from your security deposit for our Manco to clean it. Any breakages must be notified to our management company immediately including any you note upon arrival. Any found following your departure and not notified will be rectified and the cost deducted from your security deposit. To protect yourself from possible charges against your Damage (Security) Deposit, please inspect all rooms, including the pool and patio area, immediately upon your arrival, and list below anything that might be construed as damage (e.g., burns on counters, furniture or carpet; torn screens; major stains on carpet or walls; stained or torn upholstery; broken windows; etc.).

13. If pool heating is required there is an additional charge. The owners cannot guarantee the temperature of the pool as this will vary according to different factors, mainly the prevailing weather. Please order at time of booking wherever possible as the heating of the pool takes time. Guests should not interfere with the pool heating controls but contact our management company if problems arise. Any departures from this may result in loss of security deposit. See our Pool heat brochure onsite.

14. Florida has a tropical climate and as such insects are inevitable and not a cause for complaint. Their presence is no reflection on the cleanliness of the property. The property is treated regularly and has a comprehensive pest/ termite control programme. We advise you to keep windows and external doors closed. Not only will this keep bugs out but it will also allow the air conditioning to function more efficiently. Also, please store all foodstuffs carefully, as anything left out or uncovered may attract ants.

15. Travel insurance; all guests should be covered by travel insurance, which carries adequate protection against delays and cancellation. It must also carry adequate medical insurance for the USA. It is the responsibility of the party leader to ensure all guests on the booking form have adequate cover.

16. Passports; all guests from outside the USA must possess a full machine readable passport valid for at least six months beyond their return date. The majority of British tourists to the USA are now granted entry on the Visa Waiver Programme; however there are exceptions e.g. British subject passports, Eire passports and anyone with a criminal record. It is the responsibility of the party leader to ensure that all guests have the correct travel documents, if there is any doubt please contact the UK or US embassy or passport agency for guidance.

17. Cancellation. If you need to cancel the booking the owners must be informed in writing or by e mail. Cancellation prior to 10 weeks before the arrival date will result in loss of booking deposit only. Cancellation less than 10 weeks before the arrival date will result in total loss of rental charge. The security deposit would be refunded. Please plan for these possibilities and acquire adequate insurance.

18 .Force Majeure -as with any other holiday, there are circumstances completely beyond our control, in which the property may not be available for your booking. Examples of these circumstances (but not limited to) are destruction or severe damage to the property. Such circumstances are referred to as Force Majeure. In the event of Force Majeure the owners will do their best to make alternative arrangements for you where possible. If they cannot or if the alternative arrangements are unacceptable to you, then they will refund all monies paid to them. This will be the full extent of the owners liability in such circumstances and the owners cannot be responsible for any other costs connected with any such cancellation, however arising.

19. The owners and their management company accept no responsibility whatsoever for death, personal injury, accidents, loss or damage to persons belongings however caused. The use of the accommodation is at the users own risk. Children must be supervised at all times by a responsible adult, ESPECIALLY WHEN USING THE POOL AREA. Bicycles and other items provided are used entirely at your own risk.

20. This contract is subject to and shall be construed in accordance with the laws of England and all parties hereby submit to the exclusive jurisdiction of the English courts.