Vacation Rental Agreement






 1.) Rental Reservation: During the summer season (Memorial Day – Labor Day) our properties are rented as weekly rentals. Partial week summer rentals may be accepted based on availability with reservations made 14 days prior to check in. A partial week rental during the off season is allowed. Reservations can be made on-line from our website or by calling our office at (910)-409-6687.  

2.) Payment Terms:  A. For reservations made greater than 60 days out from arrival date we require a reservation deposit of one-half of the reservation total plus the Travel Insurance. We accept personal checks, money orders, Mastercard, VISA, and Discover cards. The balance payment is then due no later than 60 days from arrival. B. For reservations made less than 60 days prior to check in date, we require full payment upfront by MasterCard, Visa, or Discover Card. Credit card payments MUST be placed on a card held in the same name as the responsible party. For all reservations you will receive an email confirming receipt of the reservation deposit. A second email will be sent out one week prior to your balance due date reminding you of your balance due. Acceptance of the terms and conditions is approval of the automatic charge of the final payment to the card used for the initial reservation 60 days prior to arrival. There is a $35. fee for returned checks. For Reservations >60 days out: if the balance payment is not received 60 days prior to arrival date A1 Property Management reserves the right to cancel the reservation with a $150. Cancellation fee.

3.) Entry / Access: One week prior to your arrival date you will receive an email containing property address, directions to the property, parking instructions, and instructions for entry. Our properties have electronic door locks or lockboxes that require entry codes. We will provide the code and you will NOT need to stop by our office for key pick-up. Please make sure to print off your full check-in instructions to note entry information.  

4.) Check-In Procedures: Check-In times are specific to properties. They offer either a 3:00 PM or a 4:00 PM check in. As we are busy cleaning, inspecting, making any necessary repairs, and restocking the property we ask that you do not arrive before your designated check in time. When available, an earlier check-in may be allowed with prior written agreement only for a $50. fee. Unauthorized early entry without written agreement will result in a charge of $200. Please check with our office prior to early arrival. Upon arrival please take a moment to look around the property. If you notice anything that requires attention; standing water, A/C not operating, broken items, etc., please call our office within 1 hour of arrival to report any damages, otherwise you may be held responsible for damage caused by a previous renter.  

5.) Check-Out Procedures: Check-Out time is no later than 10:00 AM (STRICTLY ENFORCED). Property not vacated by 10:00 AM without prior written authorization, will result in a charge of $200. As we must clean, inspect and restock the property we cannot allow exceptions. Guests are required to remove all food items from the premises, put dirty dishes in the dishwasher and run the cycle, place all trash in the outside receptacle, turn air conditioner to 75 degrees in summer, heat to 65 degrees in winter, and remove all personal items.  

6.) Keys, Parking Passes, Garage Door Openers, and Pool Access: Please place all keys, parking passes, garage door openers, and pool access passes/keys (as provided) on the kitchen counter upon check out. There is a $10. lost key fee. There is a $50. lost pool access pass/key for our Pelican Watch properties. There is a $50. lost garage door opener fee.

7.) Damages: We ask that our guests report any breakage or damages upon occurrence and settle the matter before departure. All rental units are carefully checked for damages after guest departure. Tenant will be held responsible for all damages due to wilful neglect to the property during occupancy and will be charged for said damages. These damages include but not limited to unauthorized tv services, extra cleaning, and unauthorized pets on the property. These charges will be charged to the credit card on file. All damage must be reported at the time in which it occurs or at the latest at the time of check out. 


8.) Equipment & Services: All properties are equipped with electric ranges, refrigerators, furniture, cooking utensils, dishes, flatware, glassware, cable TV, free internet access (WiFi), air conditioning, washer and dryer, pillows, blankets, and bedspreads. SOME are equipped with a telephone which is available for local calls only. Some are equipped with an elevator. We make every effort to keep all equipment and appliances in good working order but sometimes failures occur. There are no refunds for equipment failures; however, we will make every effort to repair any and all failures as quickly as possible. 

9.) Linen Service: If a linen package (sheets and towels) is purchased, linens will be delivered by your check in time. The beds will be made and towels will be provided. DO NOT remove/place pillows, mattress pads, bedspreads, blankets or other items belonging to the property with the linen and towel rental items. Renter assumes all responsibility for items/products while out of the possession of the lessor and promises to return such items/products to the lessor in as good condition as it was received by the renter, natural wear from responsible use expected. Renter shall be liable for any loss, theft, damage or destruction of leased items/products. All items/products lost or damaged beyond repair will be charged to the renter at regular replacement cost. NOTE: All properties come with bedspreads, blankets, and pillows.

 10.) Occupancy: We maintain a family atmosphere to assure maximum enjoyment for all of our guests. We rent only to family groups and responsible adults over the age of 25. You must be at least 25 years old to rent one of our properties. The occupancy of each rental unit is designated for each property as Max Occupancy. Only children who sleep in cribs are not counted in total occupancy. Any use of the premises for purposes other than vacations must be addressed at the time of reservation. 

11.) Cancellations: 100% refund if cancelled at least 60 days prior to arrival. For Airbnb reservations: 50% refund of accommodation fees if cancelled 60 full days prior to check in time. Guest must go to Airbnb site and click on cancelation button on the confirmation page, which they can find in Dashboard >your Trips > Change or Cancel. If you need to cancel your reservation <60 days from check in, regardless of the reason, any advance rent payment WILL NOT BE REFUNDED unless the property is re-rented for the same period, full rent payment has been received, and a sign rental agreement has been received from the new tenant. Then the rent less a $150. cancellation fee will be refunded. Please reference #16 Trip Insurance for additional information regarding potential full rental refunds


12.) Pets: Some properties are dog-friendly and allow up to two small to medium size, well behaved dogs. Please be courteous of your neighbors. Excessive barking can be cause for eviction. We ask that you please bring your own plastic bags and pick up after your pet. Carolina Beach and Kure Beach have rules for dogs on the beach. If a pet is found in or on any property that does not allow pets, there will be an extermination fee of $100. plus tax as well as mandatory immediate removal of the pet. In addition, guests/renters will be asked to vacate the premises for breach of rental/lease contract.  

13.) Lost & Found: A1 Property Management will not be responsible for any personal items left in or around units. There will be a $20. Service charge plus shipping and handling if you request items to be forwarded to you. Items not claimed within 30 days will be discarded.  

14.) Grilling: Local fire ordinances prohibit the use of outdoor grills on decks, porches, balconies, etc., of condominiums and townhouses. Some communities have designated areas and provide grills. Please note: guests are responsible for cleaning the grill after use. A charge of $25. will be assessed if the grill is not cleaned by the guest.   

15.) Amenities: If your property is part of a community that has a Recreation Center you will have access to the facility. A1 Property Management will provide Rec Center passes for all approved renters as well as a posting of hours of operation. All rules of the Rec Center must be followed.  

16.) Trip Insurance: In the event of a mandatory ordered evacuation of Pleasure Island by

Emergency Management Authorities all guests must evacuate immediately. A1 Property

Management will advise all guests along with emergency personnel. We will inspect each property before any guest may re-enter the unit after a hurricane. Guests may not return following a hurricane until each unit is inspected. A1 Property Management does not reimburse for natural disasters. However, TRIP INTERRUPTION INSURANCE is available as a viable alternative, as it offers additional coverage such as death in the family, medical emergencies as well as a mandatory Hurricane evacuation. It does not insure against house or condo damage causing uninhabitable conditions on future rentals. PLEASE NOTE: According to Section 42A-36 of the North Carolina Vacation Rental Act, the tenant or guest is not entitled to a refund if prior to taking possession of the property the tenant refuses insurance offered by the rental agent or if the tenant does, in fact, purchase the insurance from the rental agent. The premium for Vacation Rental Travel Insurance may have been included in the cost of your initial deposit, thereby adding Travel Insurance to this Agreement. Please review the information regarding Travel Insurance posted on our website and our Cancellation Policy in #11 above. Travel Insurance can help protect you from certain unexpected risks offering protection for Trip Cancellation, Trip Interruption, and Travel Delay, among other benefits. You may decline the Vacation Travel Protection Insurance, by checking - No - when prompted to accept/decline this option.  

17.) Property for Sale: In the event that the property that you rent is on the market for sale, we may need to show the property during your visit. We will make every effort to schedule the showing at a convenient time and not interrupt your vacation. Should the unit be conveyed to a third party prior to the date of your vacation rental, you will be notified as soon as possible, guests have the right to cancel. A1 Property Management will make every attempt to find a comparable property. 

18.) Change Order Fee: If we are able to meet your request for a change to your reservation (change of property or change of dates), there is a $50. change order fee plus tax.

19.) Parking: Each property had a designated number of parking spaces provided. Vehicles in excess of the provided number of spaces will be subject to towing at the owners expense. Boats and trailers are not allowed. Our Ocean Dunes properties allow for one additional car to be parked in the southern end of the Ocean Dunes Rec Center parking lot with a parking pass on the dashboard. In addition Ocean Dunes has a number of guest parking spaces at various locations throughout the community, first come first serve. You must have a parking pass on your dashboard.

20.) Substitution: A1 Property Management reserves the right to substitute accommodations if circumstances require. Circumstances include but are not limited to acts of Nature or other accidents that render a property uninhabitable. In the event that a property becomes unavailable, we will try to contact Tenant to offer alternative properties or a full refund.  

21.) Expedited Eviction: If the tenancy created hereunder is for 30 days or less the expedited eviction procedures set forth in the Vacation Rental Act will apply. Tenant may be evicted under such procedures if Tenant: (i) holds over in possession after Tenants tenancy has expired, (ii) commits a material breach of any provision of the Agreement (including any addendum hereto) that according to its terms would result in the termination of Tenants tenancy; (iii) fails to pay rent as required by this Agreement; or (iv) has obtained possession of the Premises by fraud or misrepresentation.  

22.) Smoking: ALL of our properties are NON-SMOKING properties. You may not smoke inside any of the properties or on the decks or balconies. If any evidence/sign of smoking is found inside or on the deck/balcony of a property, there will be a $250. charge for clean up and air restoration charge. It will also result in immediate eviction.  

23.) Disclosures: A. All monies received by A1 Property Management Inc. will be held in a trust account with First Citizens Bank 612 N. Lake Park Blvd. Carolina Beach, NC 28428, a federally insured institution. Any interest earned shall be paid to the agent. B. A1 Property Management Inc. receives compensation for services such as linen rental, Travel Insurance, and other administrative fees. C. A1 Property Management Inc. will not be responsible for any accidents occurring on or because of rental property. D. Every effort has been made to ensure the accuracy of all information provided. A1 Property Management Inc. will not be responsible for errors in information and reserves the right to make any necessary changes. E. All rates, descriptions, and availability are subject to change without notice. F. All rentals are privately owned and decorated by their owners. There are no refunds because of tenant dissatisfaction with unit furnishings, any equipment malfunction or for errors in the advertisement of property.  

I certify that I agree to abide by the rules and policies herein as well as those pertaining to the property I am renting. Failure to adhere to the rules and policies may result in forfeiture of my deposit and/or denial of occupancy without refund. I authorize the use of my credit card for any damages incurred during my tenancy.