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Terms and Conditions

Tropical Property Rentals Inc.


Use of Premises: Reasonable and orderly conduct is expected by all Tenants in the leased residence with respect given to the terms of this lease, the property, the neighbors, and the Law. Guests are responsible for all damages as outlined under “Vacation Rental Damage Protection”. All guests agree to indemnify and keep this agency and its employees, free and harmless from any liabilities for any loss or damage whatsoever arising from , related to, or in connection with the rental of the premises, including, but not limited to, any claim or liability for personal injury or damage or loss of property which is made, incurred or sustained by Guests (leaseholder) or Guests of Guest ; except only such personal injury caused by the negligence or intentional acts of the Owner or his/her Agent. Guests shall not park or drive vehicles on the lawn or in an area that will obstruct any adjoining drive except designated area. Should any of the terms of this agreement be breached by Tenant, resulting in legal action on the part of the Agent or Owner against Guest (s) in court or a settlement is reached, the prevailing party shall be entitled to collect all costs of said legal action, including, but not limited to, reasonable attorney’s fees.

Accounting/Payments: All Advance Rent Payments, Balances, and Security Deposits are deposited in Agents Non-Interest Bearing Escrow Account; except the $50 (Fifty Dollar) processing fee which is earned upon entering into lease and payable to Agent. All Payments are in USD. This agreement shall be binding when Agent has received the signed lease and initial deposit as rent. All payments must be made by certified check, bank check, cashier’s check, money order, or credit card payment. Personal checks accepted but must clear before 50 Days prior to arrival. Balance includes Florida State Sales Tax and Monroe County Lodging Tax totaling 12.5% (Twelve and a half Percent). Full Balance of Rental Agreement, which includes, but is not limited to, Security Deposit, Pet Deposit, Utility Deposit, Cleaning Fee, Damage Insurance, an Remaining Balance, is due in full 60 Days prior to arrival date.

Deposits/Down Payment: Owner reserves the right to cancel any reservation if the deposit is not received within 5 (Five) Day’s time period from Guest’s said commitment. Guests may not apply any Security Deposit to rent. Owner shall hold any Security Deposit to secure Guest’s performance pursuant to this Rental Agreement and all applicable laws and regulations. Owner may apply insurance policy to Cover damages caused by the Guests, guest’s Family, Guests Visitor’s, agent’s or employees, including without limitation, unpaid rent, telephone charges, utilities, any excessive cleaning required beyond standard post-tenancy cleaning, and any other damages. Owner is not required to apply the Damage Deposit towards any rent owed by Guests. The Security Deposit shall be held by Owner in a non-interest bearing account. Any remaining deposit and/or deposit claim notification shall be mailed to the Guest with-in (45) Forty Five Days after cleaning and inventory of the premises subsequent to Guest vacation said premises. Guest shall return the rental premises and all property included therein, to Owner at Check-out time, in the same condition it was in when Guest checked in, absent only of normal wear and tear. Any damages or missing personal property shall be deducted from the Security Deposit/Insurance at replacement value. If no damage need be repaired, or additional cleaning, as stated above, the security deposit shall be refunded by check to the Renter’s address above, and postmarked with-in 14 days of departure.

Hurricane Policy & Vacation Rental Insurance: : Florida Keys Hurricane Season extends from June 1st thru November 30th. Guests are encouraged to purchase “Trip Interruption Insurance” to protect their investment, as there are no Refunds for cancellations due to a hurricane or any other acts of God. Trip interruption/Vacation Rental insurance is available by our CSA Vacation Rental Insurance Provider. This policy covers your trip cancelation, delays, interruption and MUCH MORE. For complete coverage details please visit www.TropicalPropertyRentals.Com and select our “Guest Services” Tab. By submitting payment for this plan, you authorize and request CSA Travel Protection and Insurance Services to directly pay Tropical Property Rentals Inc. any amount payable under the terms and conditions of the Rental Insurance Protection Program.

Vacation Rental Damage Protection: This policy covers unintentional damages to the rental property (interior) that occur during your stay. Service calls made necessary by actions of Guests/Visitors shall be solely at Guest expense; and charged to the credit card on file, this includes but is not limited to clogging toilets & seemingly non-functioning TV’s. Meeting the guidelines listed in the guest directory will help ensure no charges to your credit card. Late check-outs are unauthorized and will result in an additional charge of $50.00 dollars per half hour as additional cleaning staff will be necessary to get unit prepared for the next guests. Smoking in the unit will result in a $250.00 charge. Keys not returned will result in a $100.00 charge. Failure to vacate boat slip and trailer facility at time of check out will result in a $250.00 charge. Exceeding maximum occupancy will result in a $200.00 per person charge. If the premises are rented furnished, an inventory list of furnishings and personal property provided therein, shall be provided to the Guest upon check-in. Guests shall immediately notify Owner upon occupancy if any of the furnishings and personal property are missing or damaged. Otherwise, Guests shall be responsible for maintaining and returning said furnishings and property to Owner at end of the subject Rental Agreement in the same condition it was in upon occupancy, absent only normal wear and tear. Guest’s policy will pay a maximum benefit of $5,000 (Five Thousand Dollars). Any Damages that exceeds $5,000 dollars will be charged to the credit card on file. If, during your stay at one of our Rental Properties, an Insured Person causes any damage to real or personal property in the unit, as a result of inadvertent acts or omissions, the Insurer will reimburse the Insured for the cost of repair or replacement of such property up to a maximum benefit of $5,000 (Five Thousand Dollars). Certain Terms and Conditions Apply. Full details of the Rental Damage Protection Plan can be found at www.CSATravelProtection.com By submitting payment for this plan; you authorize and request CSA Travel Protection and Insurance Services to directly pay Tropical Property Rentals Inc. any amount payable under the terms and conditions of the Rental Insurance Protection Program.

Cancellation Policy: We do not allow cancellations and CANCELLATIONS ARE NON REFUNDABLE. We highly recommend protecting your vacation investment with our CSA Travel Insurance, in the event that a cancellation is necessary. If you are concerned about unexpected events such as Hurricane Evacuations, Acts of God, Family Illness, or other emergencies, please select our CSA Travel Insurance. For more information on our CSA Travel Insurance, please select the "Guest Services " tab on the Home screen and Click on the Insurance Tab. Advance payment is Only Refundable in the event of Cancellation thru CSA Travel Protection.

Accommodations: Individually & privately owned, each rental home reflects the tastes of its owner (s). Each is equipped with basic housekeeping items; laundry, cleaning or paper products may not be furnished. Linens and towels are furnished in all homes. Every effort is made to assure accurate descriptions with no misrepresentation intended. Substitutions and refunds will not be made upon arrival for any reason. Guests acknowledge that repairs and maintenance to buildings and their grounds are ongoing, and no allowance is made for inconvenience due to the same. Mobile/RV campers of any kind are not permitted on the property. Tenants agree to abide by all rules of any homeowners or condominium association, City and State Ordinances.

Substitute Accommodations: Guests acknowledge that the availability of a Rental is not guaranteed. Owner shall make all reasonable efforts to have the rental premises available for Guest’s rental term. In the event of only natural disaster, fire or other casualty, due to the sale and transfer of ownership of the property to another party, or if Tropical Property Rentals Inc. is no longer the Property Manager of the said premises; Owner’s Manager will offer a substitute property to the guest for approval. If guests reject the substitute property, then all collected deposits and fees will be immediately returned to tenant, and Owner and Property Manager shall have no further liability or responsibility to Guests. All terms and conditions of this Rental Agreement shall apply to any acceptable substitute rental property.

Check-in & Check-out Policy
Check-in's run from 3 to 4 P.M. Check-out is 9:00 A.M.
Please don’t make us enforce these Policy times!! Every effort is made to make sure all our
guests are able to get into their rental on time; as these rentals are cleaned weekly, the staff
needs access to units at 9 A.M. so all guests can receive the same clean accommodations.
Guest will be e-mailed check-in instructions 24 hrs prior to arrival if you do not receive them
please contact Tropical Property Rentals at 305-393-3004

Repairs: Guests agree to report all inoperative and/or missing equipment to Agent immediately. Service must be scheduled and may require parts to be ordered. Problems will be corrected as soon as humanly possible. Priority is given to air conditioners/heat, refrigeration, plumbing/septic, water or electrical problems. Agent or authorized employee or repairman, and landlord, will have right of entry at any time. No refunds are issued for delay of check-in or early check-out (for any reason), damage to Guests’ belongings due to malfunctioning equipment/appliances, discoloration of clothing due to chemical content of water, mechanical failures of appliances/electronics, interruption/loss of utilities (including cable/internet) or inclement weather including hurricanes or other acts of God.

Eviction Policy: The lease period begins at check-in on arrival date and ends at 9:00 A.M. on departure date. Rental is restricted solely to the specific number of occupants as described/advertised for each home (only babies sleeping in cribs are not included in occupancy count). Landlord will not rent to anyone under the age of 24 (legal photo ID required upon request of Agent) and Leaseholder must be in occupancy of the said unit during the entire lease period. Agent reserves the right to deny occupancy, evict and refuse refund to anyone at any time, that appears to be detrimental to the property.

Guests acknowledge and agree that Owner may remove, or cause to be removed from the rental premises any Guest or occupant who, while at the rental premises, illegally possesses or deals in controlled substances, violates any of the terms of this Rental Agreement, is intoxicated, profane, lewd, or brawling; who indulges in any language or conduct which disturbs the peace and comfort of other Guests or neighbors, or which constitutes a nuisance, or which injures the reputation, dignity or standing of the rental premises, anyone who fails to make a payment of rent at the agreed-upon rental rate and fees at the agreed-upon times, anyone who fails to check-out at the agreed-upon time, unless an extension of time is expressly agreed to by the Owner or the Owners Agent, and the Guests prior to check-out. Admission to and removal from the rental premises, are not, and shall not, be based upon race, creed, color, sex, physical disability or national origin. Any notice to vacate may be given orally or in writing by Owner/Owner’s Agent to Guest or occupant, and if in writing shall be as follows: “You are hereby notified that this establishment no longer desires to entertain you as it Guests, and you are requested to leave at once. To remain after receipt of this notice is a misdemeanor under the Laws of this State.”

If any Guest who is asked to vacate early has paid in advance, Guest will forfeit all advanced payments. Owner may retain any security deposit without further notice as agreed upon liquidated damages, consideration, for the execution of the Rental Agreement and in full settlement of the claims, or Owner, at Owner’s option, may proceed in a legal manor with any damages claim. Any Guest who remains or attempt to remain in the rental premises after being requested to vacate shall be guilty of a misdemeanor of the second degree punishable in accordance with Florida Law. If any person is illegally at the subject rental premises, Owner may call upon any law enforcement officer of this State for assistance. If Guest is arrested, Owner shall employ all reasonable and proper means to care for any personal property which may be left at the rental premises by the guest; however, upon arrest, the Guest(s) shall be deemed to have given up any right of occupancy and to have abandoned such rights. Guest(s) may not assign, re-assign, or sublet rental unit at any time, for anytime period, during their rental term. Any such activity will result in immediate eviction and forfeiture of all payments.

Smoking: This home is posted NO-SMOKING. Please respect this and smoke only outside the home. Guests also agree that cigarette butts and all associate waste shall be properly disposed of in waste receptacles. If our cleaners have to pick up your cigarette butts a $250.00 charge will result.

Pets: Only “ Special “ Pets will be allowed and only with the expressed consent of the home owner, and an additional non refundable damage deposit of $250.00 will be required. “ Special “ shall be determined as a pet that is specifically trained to assist a guest that has a documented medical condition that needs that animals specific care, and documentation will be required. If the pet is permitted, said pet shall be under owners control at ALL TIMES, and not allowed to disturb neighbors or wildlife. Guests must clean up after the pet and not leave messes in the yard. Pet cannot be left unattended in the home unless they are kenneled. Guests that do not adhere to these guidelines will forfeit their pet deposit. All animals must be leashed while off the property. Violators of the animal ordinances are subject to be ticketed or fined.

Notice! Pets brought onto a property will result in a $500.00 damage insurance claim on your policy WITHOUT EXCEPTON & possible immediate eviction from the property!

Pool/Jacuzzi/ Water frontage: Guests acknowledge and specifically understand that drowning is the leading cause of death of young children in Florida and is also a significant cause of death for medically frail elderly persons. Consequently, tenants agree, as a material condition of this Lease and as a material inducement to tenant’s to enter into this Lease, to constantly supervise, or provide constant adult supervision, when children or medically frail elderly persons use, are near, or have any possible access, intentional or unintentional, to the swimming pool, Jacuzzi, or Water that is a part of this rental premises. Tenant further acknowledges and understands that the subject swimming pool, Jacuzzi, water and rental premises contain pool safety features designed to deny, delay or detect unsupervised entry to the swimming pool so as to reduce the risk of drowning or near-drowning incidents. Consequently, tenant agrees, as a specific material condition of this Lease and as a material inducement to tenant to enter into this Lease, to use all such safety devices as intended and to advise all family members, guests and invitees of said requirement, including, without limitation, any gate latches, exit alarms if applicable or swimming pool safety covers, if applicable. DO NOT TAMPER WITH OR DISABLE ANY ALARMS!

Gas BBQ Grill: If there is a gas grill on the property is for cooking only. DO NOT place charcoal in the gas grill. If you need gas, you are responsible for filling the tank. Simply disconnect the tank, take it to the local home depot, and exchange for a freshly filled tank. We will reimburse you for the charge; just bring us your sales receipt. PLEASE, when you finish cooking, and the grill is still warm, give the grill a quick cleaning so the next Guests will have a clean grill to use also. We appreciate your thoughtfulness!

Pool Heater: On our pools that have heaters, pool heat is an option that needs to be requested if you would like the pool heated for your stay, due to the cost of Key’s Power, the fee will be $150.00 per week as we set our temp to 90 degrees for our enjoyment. Pool heat is not a profit center for our owners, and is provided specifically as a luxury convenience for our Guests during certain times of the year at their request. Please let us know in advance if you would like this option and the heater will be turned on prior to your arrival. 

Standard Items List: Each rental home is equipped with the following items unless its brochure description states otherwise: Dish Towels, Fully Equipped Kitchen, (accommodates the total occupancy number), Linens and Bath Towels, toilet paper and paper towels (limited supply).

Telephone: Local calls from the leased premises are free; however, there may be an irremovable long distance block requiring a credit card to place calls. Un-authorized long distance charges via phone, fax, or computer will entail cost of charges plus a $20.00 fee.

Utilities: Water, Cable TV, Wireless Internet, and Electricity (not including pool heat) are included with Rentals.

Liability: By signing below, Guests/renters warrants that they, and all persons accompanying them, agree to hold harmless the owner of the property and his/her agents or assigns, from any liability due to injury, loss of life or loss of property by the Guests or any persons accompanying the Tenants.


Owners Obligation: Owner agrees to make the property available for the above dates, or alternative dates, to the Tenant, in clean and proper working condition. Should any condition or circumstance arise that would prevent the Owner from fulfilling the obligation, including acts of nature, hurricane damage or any change in local vacation rental ordinances, the Owner and his agent agree to do everything possible to find alternative equivalent or satisfactory accommodation, but the only obligation in such case, or in any case, shall be for the Owner, to return all monies paid is said property is not available.

Cleaning: The above rate includes normal exit cleaning, the unit is cleaned before you arrive and again after your departure. Additional cleaning during your stay is not included unless arranged in advance for an additional charge per cleaning. The unit shall be returned in the condition found with the exception of normal cleaning and normal laundry. Since a washer/dryer is provided, Tenant and Guests shall keep up with their use of linens and towels and leave only one set of linens and towels per room upon departure. Furniture shall not be re-arranged. Dishes shall be left clean and properly stored. The last load of dishes, once washed, may be left in the dish-drainer or dishwasher.

Agency Representation: Guy Moreau of Tropical Property Rentals Inc. and all Associates and representatives of the owner, pursuant to Florida Statute 21V-10-033, will be paid by the Owner. The Owner/Agent is not responsible for loss, theft, or personal injury. If you are entering unseen, your signature in this agreement releases the Broker, and His representatives from any and all deficiencies you may find upon arrival.

Indemnification & Hold Harmless Clause: Guests are responsible for and shall indemnify the Owner and Owner’s agents, upon demand, and hold them harmless from any and all claims, liability, demands, actions, causes of action, expenses, damages, losses or injuries sustained by any person including Guest, Guest’s Family, agents, Guests or invitees as a result of, or arising from the Guest’s subject occupancy and tenancy, including but in no way limited to claims arising from the use of any pool, hot tub, spa-pool, water area or dock which are part of the rental premises. Guests shall also be liable and indemnify Owner upon demand for attorney’s fees and court costs incurred by Owner in enforcing any of the terms, covenants or conditions of this Rental Agreement, or which are sustained by Owner as a result of or arising from or during Guest’s subject occupancy and tenancy. Buy Signing below, the Tenant warrants the Guest/Tenant, and all persons accompanying Tenant, agree to hold harmless the Owner of the property and his agents of assigns, from any liability due to injury, loss of life or loss of property by the renter or any persons accompany the renter.

Mediation: In the event of a disagreement between the parties concerning an alleged breach or interpretation of this agreement, the parties consent to binding, mandatory mediation with a certified mediator in Marathon, Monroe County, Florida. The party not prevailing shall pay all the mediation fees. This agreement contains the entire agreement between the parties hereto and may be modified only in writing signed by all parties. This agreement shall be binding upon and insure to the benefit of the successors and assigns of the agent and the heirs, administrators, executors, successors and assigns of the owner. It Shall be governed by the local ordinances of the municipality, County of Monroe, the laws of the State of Florida and the laws of the United States of America. If any provisions of this agreement inadvertently are in conflict with said ordinances or laws, the latter shall prevail.

Privacy Policy: Your privacy is very important to us at Tropical Property Rentals Inc. we DO NOT share, sell, or trade any information our Guests provide us for Rental Purposes. The only information that you will receive from us in the future will be directly related to our rentals and current Florida Keys Market Conditions and information. Should you have any questions concerning this please feel free to contact us any time at [email protected] as we appreciate your Business!

Payment Procedures: All forms of payment are to be made to Tropical Property Rentals C/O Guy Moreau and mailed to P.O. Box 500202, Marathon, Florida 33050, Should you have any questions or concerns please feel free to contact Guy Moreau cell direct at 305-393-3004


E-mail information is to be used as a convenient way to for our Guests to communicate with us, but is not intended for official notification for any of the above mentioned. Please print a copy of this contract for your records and another to sign and send to our Property Manager if you did not complete it online, at the above listed address with your down payment. Our agent will counter sign and make sure Tenant has a copy of the executed Rental Agreement.

Tropical Property Rentals Inc.
C/O Guy Moreau
P.O. Box 500202 Marathon, Florida 33050
Cell Direct: 305-393-3004