Tropical Breeze Resort Rental Terms and Conditions



Office Hours are 8:00AM-9:00PM EST Sunday-Thursday, 8:00AM-10:00PM EST Friday-Saturday

In case of AFTER HOURS EMERGENCY ONLY (non-medical and non-life threatening), call 941.960.6722. For medical emergencies, dial 911.


It is Tropical Breeze Resort’s goal to provide our guests with a 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 booking will be the acceptance of the terms and conditions.

CANCELLATION: The time factor is critical in vacation rentals and your deposit will hold this rental off the market for a period of time. If the reservation is cancelled more than 60 days before arrival, all funds will be refunded minus a $100.00 administrative fee. Guests covered under the CSA travel insurance recommended by Tropical Breeze Resort, may be exempt from this loss if the reason for cancellation is covered under the policy. The travel insurance fee is non-refundable.  Cancellations within 60 days of arrival, no shows or early departures after check-in will result in a 100% loss of all funds remitted to Tropical Breeze Resort. Guests covered under the travel insurance recommended by Tropical Breeze Resort, 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 a non-arrival, late arrival, early departure, cancellation, or alteration results in a loss of revenue to Tropical Breeze Resort, it will be charged.  The loss can 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, tornadoes, fire, lightning strikes, etc., the management and owners are not responsible for any refunds from monies which have been paid to Tropical Breeze Resort, or for providing lodging elsewhere.

Tropical Breeze Resort reserves the right to cancel any reservation subject to issuing a full refund.

TRIP CANCELLATION INSURANCE: The purchase of travel insurance is recommended to protect your vacation investment. Tropical Breeze Resort, our affiliates and owners, are not held liable for Acts of 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, advanced rental payments and final payments are NON-REFUNDABLE.


Guests who purchase travel insurance through CSA Travel 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 they chose. It is strictly the customer’s responsibility to ensure that the coverage terms are acceptable. If customer elects to decline this coverage, they do so fully understand our cancellation policy. Please use the following link for additional information regarding the travel insurance offered through CSA:

HURRICANES/WEATHER/NATURE/ACTS OF GOD: In the event of an Act of God such as adverse weather, tornadoes, fire, lightning strikes, or otherwise, Tropical Breeze Resort, its affiliates and owners are not responsible for any refunds from monies which have been paid to Tropical Breeze Resort or parent company, 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 if the guest has purchased insurance coverage (which included the respective and required coverage for their specific claim). If a hurricane threatens the area, and a voluntary or mandatory evacuation is issued, our office will close, and all guests will be required to leave the island. Items left are not the responsibility of Tropical Breeze Resort, our affiliates or our owners.

REFUNDS: Refunds issued by Tropical Breeze Resort will be submitted and/or processed no more than 30 days after departure date of original stay. Tropical Breeze Resort WILL NOT issue a refund to a guest unless the guest notifies Tropical Breeze Resort of the complaint immediately during their stay, while they are still on property; thus, providing Tropical Breeze Resort 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. Beach Closures, Public Road and/or Utility Closures and/or Work, Pool Closures, and Acts of God or Nature, are all outside of Tropical Breeze Resort’s control, and will not be refunded. Guests should always purchase travel insurance to protect their stay.

DISPUTES: I understand that if there are ANY disputes or dissatisfaction regarding the vacation rental property paid herein, that said dispute should be taken up directly with Tropical Breeze Resort. I agree that I will not request a chargeback or credit to my credit card in connection with any charge made pursuant to this agreement. I hereby expressly waive my rights to request any chargeback against Tropical Breeze Resort or its parent company now, and in the future. All complaints must be reported during the customer’s stay and not after departing the property.

PAYMENT: With the exception of the reservation fee of $100 that must be charged to your card, you may pay the remaining total balance by either check, credit card, debit card, or wire transfer (wire fees may apply).  50% of the total reservation is due at the time of booking, included in that amount is the $100 non-refundable fee, and the final balance due must be received by 60 days prior to your arrival. If the optional Traveler’s Insurance is purchased, the payment for that is due at the time of booking.

In the event that you choose to pay with a credit or debit card, you agree and understand that Tropical Breeze Resort will process your credit card, and the charge will appear on your credit card statement under the merchant services name “Your Vacation.”

TAX and FEES: All prices are subject to 12% sales tax. Every reservation is subject to 12% resort fee, which covers WiFi, HDTV, pool heating, parking, beach towels, beach chairs, BBQ Grills, Tiki Huts, Community Spaces, and daily housekeeping. If you choose to bring your dog, the pet fee is $15 per day – see restrictions and rules below for Pets.

CONFIRMATION OF RESERVATION:  If you elect to have Tropical Breeze Resort make the reservation for you the system will automatically send you a confirmation email containing a link to these terms and conditions. Payment of the booking will be the acceptance of the terms and conditions.

RATE CHANGES and WEBSITE CONTENT: Rates are subject to change without notice on the website. Confirmed booking rates will never be changed unless directed by the customer or 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.

RENTAL UNIT: The person who registered is responsible for the Tropical Breeze Resort rental unit and the conduct of other occupants and guests. Only the registered tenant may occupy the rental property; sub-letting 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. Tropical Breeze Resort shall not be liable to guests or to any party for any type of issued violations, including but not limited to: traffic tickets, noise complaints, turtle ordinance violations, etc. The sole responsibility lies on the responsible party including any incurred fees.

SURVEILLANCE CAMERAS: Our property is under 24 hour a day camera surveillance. These cameras are located throughout our properties, and they monitor our community spaces, walk ways, parking areas, public areas, sidewalks and property lines.

SECURITY DEPOSIT/DAMAGE: The guest fully accepts responsibility for any and all damage caused to the property by any act or omission of the guest. The rental rate and/or any fees paid by the guest for their stay does not cover intentional damage, theft, excessive cleaning, unintentional and 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 Tropical Breeze Resort 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 guest 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 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 Tropical Breeze Resort may charge to the guest’s credit card or send an invoice for the amount to the registered address. Tropical Breeze Resort 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 a 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 State of Florida in and for Sarasota County, Florida, regarding any legal action arising from, or otherwise related to this Agreement. Any dispute arising between customer and Tropical Breeze Resort shall be brought exclusively in the state courts located in Sarasota County, Florida.

PLEASE NOTE any damage to the rental unit 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 Tropical Breeze Resort 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, and if this occurs Tropical Breeze Resort reserves the right to terminate the rental agreement immediately without refund. 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.

ACCIDENTS, INJURY OR LOSS: Special risks may be involved when using pool, spas/hot tubs, beaches, or outdoor equipment (bikes, paddleboards, kayaks, etc.) and customer assumes all responsibility for himself/herself and their guests and for the consequences of those at risk. Customer agrees to waive any claim whatsoever and hold harmless Tropical Breeze Resort, its parent company, Affiliates and the property owner for accidents and 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. Tropical Breeze Resort, its parent company, its affiliates and owners, are not responsible for accidents, injury, death, or loss of personal belongings of any kind.  Guests shall indemnify and hold harmless Tropical Breeze Resort from any and against all liabilities, claims, expenses, fees, loss of use of actions of any kind arising out of renters or their guests use and occupancy of the premises.

BED BUGS: All of our rooms are inspected by a certified bed bug inspector and they are free of any bed bugs. This inspection is done prior to every arrival. If bed bugs are found, or the effects of bed bugs are noted, after this inspection, it is presumed that these bed bugs were brought into the home by the guest until the guest can show clear and convincing evidence to show otherwise. The treatment to exterminate these bed bugs will be at the guest’s expense.

RELEASE OF LIABILITY, WAIVER OF CLAIMS, AND ASSUMPTION OF RISK AGREEMENT:  I understand and accept that any equipment provided to me by Tropical Breeze Resort, or its parent company, managing company, or its affiliates (the “Equipment”), is provided without any warranty about its condition or suitability and I accept full responsibility for its care while it is in my possession.  I hereby agree to the fullest extent permitted by law, as follows: TO ASSUME ALL RISKS, and any harm, injury or loss that may occur to me or my property as a result of my use of the Equipment, TO RELEASE Tropical Breeze Resort, its owners, affiliates, officers, directors, employees, agents, and shareholders (“Released Parties”) 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 my use of the Equipment.

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

I understand that I am responsible for the care and on-time return of the Equipment. If any of these items are lost, stolen, or irreparably damaged due to my neglect; I agree to pay fair market value for their replacement with the credit card on file with Tropical Breeze Resort for incidentals.


SMOKING: ALL RENTAL PROPERTIES ARE SMOKE FREE. Smoking in a room will result in a $200 charge to the person on file.

FURNITURE AND ACCESSORIES: Furniture is not to be removed from the unit. Blankets 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 Tropical Breeze Resort, may be taken to the beach and/or used by the renter in their intended use, if lost, damaged or stolen the renter will be charged the present time replacement value for the item(s).

PETS: Pets are allowed under certain conditions and ALL animals, including service animals, must be disclosed, and approved prior to arrival. Fees are associated and charged due to the extended cleaning, deodorizing, and depreciation caused on the room and hotel. This fee is assessed for ALL animals, including emotion support animals. NO Animal is allowed in any of the resort’s Pool(s) or 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 property manager with your specific request and details, and we will provide you with reasonable accommodations for this.

2 pets max. Weight limit of 50 lbs. max total for 1 or 2 pets. NO Dangerous Breeds, aggressive, or intimidating animals are allowed. Owner(s) of the animals are responsible for any damage, property damage, medical expenses, 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.

“Bodily injury”, “property damage”, or medical expenses for which any insured may be held liable arising from or in any way connected with any “dangerous dog” owned or under the control of any:

  1. Insured; or
  2. Any tenant residing on the insured premises; or
  3. Any guests/visitors on the insured premises.

“Dangerous dog” means:

  • Any purebred or crossbred dog comprised of any of the following breeds:
    • Pit Bull-type,
    • Rottweiler,
    • German Shepherd,
    • Husky-type (including Siberian breeds),
    • Malamute,
    • Doberman Pinscher,
    • Chow Chow,
    • Any Wolf-dog hybrid, or
    • Any other dog that has been known to have bitten anyone where the injury required medical attention, or where any insured or any tenant, guest or visitor of the insured knew that a dog was potentially dangerous.

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

PARKING: Each unit has one designated parking space. Please park only in that space.  Each vehicle’s Make/Model/Color must be on registered with our staff.  Failure to register your vehicle with Tropical Breeze Resort could result in your vehicle being towed at the owner’s expense. Extra vehicles must be registered and provided with a street parking permit ($15), failure to return this permit will result in a $100 charge.  Unregistered vehicles may be booted, ticketed or towed.

POOL AND HOT TUB: Hours:  9:00 AM to DUSK.  Pool use is restricted to rental guests only. A parent must accompany all children.  NO DIVING, BEACH OR SAND TOYS IN THE POOL OR HOT TUB. NO THROWING OF BALLS, TOYS etc. NO RUNNING. NO GLASS IN POOL/HOT TUB AREA.

AIR CONDITIONING: The fan should be set on AUTO and system on COOL.  Do not set air conditioner thermostat below 72°F.  Do not operate air conditioner with windows or doors open. Damage due to improper use will be the responsibility of the guest.

GARBAGE DISPOSAL: Please do not put peelings or any fibrous materials through the disposal. Run plenty of water and feed material SLOWLY into the unit when using the disposal.

TOILET: Please do not put any item besides TOILET PAPER in the TOILET. Paper towels, baby wipes, feminine products etc. – anything besides toilet paper provided – may cause a plumbing issue. If this occurs, the guest will be responsible for the service call and repair.

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 $25 key replacement charge.

TERMINATION OF STAY – Failure to abide by the terms and conditions of Tropical Breeze Resort, or Florida Law, could result in the termination of the rental agreement without refund. Guest agrees that all persons on Property have transient status pursuant to § 82.045 Fla. Stat. (2017). Guest agrees that Tropical Breeze Resort has the right to remove any persons in violation of § 509.141 Fla. Stat. (2017). And, Guest agrees to vacate and agrees that Tropical Breeze Resort has the right to remove Guest and Guest’s party for breach of this agreement.

Tropical Breeze Resort is home to many guests, and we have adopted policies for the enjoyment of all renters and guests.  The willful disregard of the policies in this agreement, or § 509.141 Fla. Stat. (2017), can result in immediate TERMINATION OF STAY with NO REFUND of any unused portion of stay or security Deposit.


  • Fireworks may not be ignited within 200 yards of Tropical Breeze Resort premises.
  • Grills, barbeques, fryers, or open fires of any kind are not allowed within 200 yards of Tropical Breeze Resort premises without approval of Management. Permitted outdoor grills are provided by Tropical Breeze Resort.
  • Abuse of common spaces, including unattended children, is not permitted.
  • Exceeding the maximum occupancy of any Tropical Breeze Resort property is not permitted.

CHOICE OF LAW: The laws of the State of Florida govern this agreement, to the exclusion of all other legal theories.

ATTORNEY’S FEES: Attorney’s Fees. The Mgt. Co. 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 Adam Mott. Renters cannot assign or transfer this agreement.

ADVENTURE TIKI:  As a guest of Tropical Breeze you have access to our Adventure Tiki’s amenities. You acknowledge and understand that you are responsible for signing the release of liability form for these amenities and for checking out and returning all equipment provided to you as a guest of the resort, and the cost of any lost equipment or cost to repair damaged equipment will be charged to your credit card on file. These items include, but are not limited to, beach chairs, bikes, beach towels, and games. You understand that our “Preferred Vendors” are 3rd party entities that provide their services to our guests, sometimes at a discount for our guests, and all guests using these services do so under that companies separate rules, terms, insurances, and at their own risk.

MARKETING: By reserving this property and therefore agreeing to this agreement you give Tropical Breeze Resort 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: Tropical Breeze Resort is managed by Siesta Key Luxury Rental Properties and it is part of the Your Vacation group.

Part of the Your Vacation Group

Your Vacation Logo

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