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Vacation Rental Agreement

Last Updated: October 2026

Property: Villa Lisanna, Little Gasparilla Island, Boca Grande, FL 33921

1. RENTAL PARTIES & DEFINITIONS

1.1 Parties to Agreement

• Owner/Manager: Villa Lisanna Management, LLC (Florida Corporation)
• Guest: Primary booking contact person (age 25+ required)
• Occupants: All persons staying at property (max 10 persons)

1.2 Property Description

3-bedroom, 3-bathroom oceanfront villa on private island with:

• Heated jacuzzi/hot tub
• Starlink satellite internet (100+ Mbps expected, NOT guaranteed)
• Full kitchen and laundry
• Air conditioning and heating
• Private beach access

2. RENTAL PERIOD & CHECK-IN/CHECK-OUT

2.1 Rental Dates

Confirmed rental period: __________ (Check-in Date) through __________ (Check-out Date)

Number of nights: __________

2.2 Check-In Procedures

• Standard Check-In Time: 4:00 PM
• Early Check-In: Available upon request, subject to availability ($75-150 fee may apply)
• Gate Code & Keys: Provided via email 24 hours before arrival
• Property Manager Orientation: Available upon request; HIGHLY RECOMMENDED
• Inspection Checklist: Guest will review property condition within 2 hours of arrival and report any pre-existing damage immediately

2.3 Check-Out Procedures

• Standard Check-Out Time: 11:00 AM sharp
• Late Check-Out: Available for $50/hour if available (must request 48 hours prior)
• Key Return: All keys must be returned at check-out ($150 replacement fee if lost)
• Property Condition: Property must be left in original condition (normal wear and tear excepted)
• Final Walkthrough: Property manager will conduct inspection within 24 hours of checkout
• Trash Removal: Guest responsible for removing all trash/recycles to bins outside property

3. PAYMENT & SECURITY DEPOSIT TERMS

3.1 Payment Schedule

• Booking Deposit (NON-REFUNDABLE): 50% of nightly rate × nights - due at time of booking
• Balance Due: Remaining 50% - due 30 days before check-in
• Service Fee (NON-REFUNDABLE): $100 - collected at booking (covers processing, coordination)
• Occupancy Tax: 12% (Charlotte County 5% + Florida State 7%) - added to total
• Payment Method: Visa, Mastercard, American Express only. All in USD.

3.2 Security Deposit (REFUNDABLE)

• Amount: $500 USD per reservation
• Type: REFUNDABLE security deposit held to cover property damage
• Collection: Collected at time of booking via pre-authorization hold
• Inspection: Property inspected within 24 hours of checkout
• Return Timeline: Full refund within 14 days if no damage found
• Damage Charges:
  • Damages under $500: Prorated refund (deposit minus damage cost)
  • Damages exceeding $500: Guest billed for full repair cost
  • Examples: Broken window ($300), Stained furniture ($400), Hot tub damage ($1,000+)
• Normal Wear & Tear: Excluded from damage charges (minor scuffs, fading, small marks)

4. OCCUPANCY & GUEST RESPONSIBILITY

4.1 Primary Guest Obligations

The primary guest (booking contact) is FULLY RESPONSIBLE for:

• Conduct of all occupants and guests
• Compliance with all house rules and laws
• Any damage caused by occupants
• Any injuries or incidents at property
• Property condition at checkout

4.2 Occupancy Limits & Enforcement

• Maximum Occupancy: 10 persons (including all ages)
• Violation Consequences: Immediate eviction without refund + $1,000 fine
• Definition of "Guest": Anyone occupying bed or staying overnight (excludes day visitors)

4.3 Assumption of Risk

GUEST ACKNOWLEDGES AND ASSUMES ALL RISKS associated with:

• Use of all property amenities (jacuzzi, beach, furniture, appliances)
• Swimming and water activities
• Island location with limited emergency services
• Natural hazards (heat, humidity, insects, wildlife, weather)
• Mechanical failures of amenities

Guest waives claims against Villa Lisanna for personal injury, property loss, or inconvenience arising from use of property.

5. HOUSE RULES (MANDATORY COMPLIANCE)

5.1 Behavioral Requirements

• Smoking: STRICTLY PROHIBITED inside property and covered areas ($500 fine + deep clean fee $300-500)
• Pets: NOT ALLOWED except certified service animals ($500 fine + deep clean fee $300)
• Quiet Hours: 10:00 PM - 8:00 AM daily (music, TV, voices kept at low level)
• Parties/Events: PROHIBITED without prior written consent from management
• Unauthorized Guests: No overnight guests beyond registered occupancy limit
• Commercial Activity: No business operations, photography shoots, or commercial use

5.2 Property Care Requirements

• No structural modifications, nail holes, or permanent alterations
• No moving furniture outside of rooms without permission
• No pool/jacuzzi use if not trained on system (management orientation required)
• All doors and windows locked when leaving property
• Air conditioning/heating maintained per instructions (to prevent damage)
• Kitchen appliances cleaned immediately after use

5.3 Rule Violations - Immediate Consequences

Any violation of house rules results in:

• Immediate written warning
• If violation continues: Immediate eviction without refund
• Additional fines ($500-1,000 per violation)
• Full security deposit forfeiture
• Ban from future bookings

6. AMENITY DISCLAIMER & OPERATIONAL STATUS

6.1 "AS-IS" Provision

PROPERTY RENTED "AS-IS" - NO WARRANTIES REGARDING AMENITY FUNCTION

• While Villa Lisanna maintains property to best ability, we do NOT guarantee all amenities will function perfectly
• Mechanical failures may occur despite maintenance
• Repairs may take time and not be completed during rental period

6.2 Specific Amenity Disclaimers

STARLINK INTERNET (100+ Mbps Expected):

• Satellite-based service subject to weather, atmospheric conditions, and satellite availability
• Speeds VARY (may be 50-150+ Mbps) - 100+ is average, NOT guaranteed
• Outages possible due to weather, solar interference, service issues
• NOT suitable for video conferencing or business-critical work without backup
• No refund for slow speeds or outages

HEATED JACUZZI:

• Mechanical failures can occur (pump, heater, circulation system)
• May not be available if undergoing maintenance or repairs
• Temperature may fluctuate
• No refund for non-functionality

AIR CONDITIONING & HEATING:

• While maintained, mechanical failure is possible
• Guest must operate per instructions to avoid damage
• In case of failure, repair will be scheduled (may not be immediate)

APPLIANCES (Refrigerator, Stove, Dishwasher, Washer/Dryer):

• Used "AS-IS" - mechanical failure possible
• Guest must operate per instructions
• Normal wear and tear not charged
• Misuse repairs charged to security deposit

6.3 Repair Response Time

• Critical (no AC/heat in extreme weather): Attempted same-day repair
• Important (partial function loss): 24-48 hour repair window
• Minor (non-critical): May wait until after checkout for repair
• No guarantee: Repair completion during rental period

7. LIABILITY WAIVER & RELEASE

GUEST EXPRESSLY ASSUMES ALL RISKS and releases Villa Lisanna Management from liability for:

• Personal injury (including death, slip/fall, drowning, accidents)
• Property damage or loss
• Theft or loss of personal belongings
• Food poisoning or illness
• Allergic reactions or medical conditions
• Acts of God or force majeure
• Negligence (except gross negligence or willful misconduct)

This waiver applies to all occupants and guests, regardless of age or capacity.

8. INSURANCE REQUIREMENTS

8.1 Guest Responsibility

Guest STRONGLY RECOMMENDED to obtain:

• Travel Insurance: Covers trip cancellation, medical emergencies, evacuation
• Property Insurance: Covers personal belongings (Villa Lisanna NOT responsible for theft/loss)
• Health Insurance: Property on island with limited emergency medical facilities

8.2 Villa Lisanna Insurance

Property covered by liability insurance. However:

• Guest negligence/intentional damage NOT covered by property insurance
• Guest remains financially responsible for damages

9. CANCELLATION & REFUND POLICY

• 30+ days before arrival: Full refund of rental payment (NOT service fee)
• 15-29 days before arrival: 50% refund of rental payment; service fee retained
• Less than 15 days before arrival: NO REFUND; all payments retained
• Security Deposit: ALWAYS refundable (minus damage) regardless of cancellation
• No-Show: Full payment retained; no refund

10. FORCE MAJEURE

In event of circumstances beyond reasonable control (natural disaster, hurricane, pandemic, government order, utility failure, etc.):

• Villa Lisanna may cancel reservation
• Guest receives: Full refund of rental payment OR rescheduling opportunity
• Service fee: Non-refundable
• NO additional compensation beyond refund

11. PAYMENT DISPUTES & CHARGEBACKS

STRICT CHARGEBACK POLICY:

Any guest initiating chargeback, credit card dispute, or payment reversal without first attempting resolution with Villa Lisanna shall:

• Forfeit ALL refunds and deposits immediately
• Be liable for chargeback processing fee ($25-$100)
• Have reservation CANCELLED immediately
• Be PERMANENTLY BANNED from future bookings
• Be reported to payment processors as high-risk

Guests with billing concerns MUST contact us directly before contacting credit card company.

12. PRIVACY & DATA HANDLING

• All personal data collected per Privacy Policy at villalisanna.com/privacy-policy.html
• Credit card information encrypted and processed securely
• No personal data shared with third parties without consent
• Security cameras: Exterior areas only (NOT bedrooms/bathrooms)

13. GOVERNING LAW & JURISDICTION

• Governing Law: State of Florida, United States
• Jurisdiction: Charlotte County, Florida (exclusive)
• Venue: Any legal proceeding must be filed in Charlotte County courts
• Arbitration: All disputes subject to binding arbitration (exceptions for injunctive relief)
• Attorney Fees: Prevailing party recovers attorney fees and costs

14. ENTIRE AGREEMENT

This Rental Agreement, combined with Privacy Policy, Cookie Policy, Terms of Service, and Disclaimer, constitutes the entire agreement and supersedes all prior understandings.

15. ACKNOWLEDGMENT & ACCEPTANCE

16. CONTACT INFORMATION

• Reservations: reservations@villalisanna.com | +1 941 800 0120
• Legal/Disputes: legal@villalisanna.com
• Emergency (24/7): +1 941 800 0120

LEGAL NOTICE: This agreement is binding and enforceable. Violation may result in legal action, debt collection, and permanent ban from property.