Terms & Conditions


  1. The sending of the on-line booking form or the booking confirmation through an advertisement website (such as HomeAway or VRBO) confirms your acceptance of the terms and conditions set out below Directly after we have received the on-line booking form we will send an offer or quote (or an invoice). We very much appreciate that you reply within 3 days. As long as you have not replied and accepted the offer we have the right to offer our villa to other customers that want to make a booking for the same period or a part of the period, without notifying you. The booking shall be confirmed to the customer who is first to accept the offer.
  2. After your acceptance of the offer we will send you a confirmation and an invoice. We will temporary reserve your time period in the availability calendar. Each booking is definitely confirmed, directly after receipt of a signed copy of the invoice and receipt of the initial payment. A confirmation per e-mail will be send as soon as possible. Once we have definitely confirmed the booking, the named person on the booking form is responsible for the total rental price of the property, as agreed on the invoice.
  3. The remaining balance must be paid utmost 6 weeks prior to the arrival date. If the full balance of the rental cost is not paid as in accordance with these booking conditions, we reserve the right to cancel your booking and cancellation penalties will apply.

Initial payment

  1. At time of booking we will ask for a deposit (initial payment) of 30% of the total rental price, to be paid within 7 days after booking. Payment of this deposit will secure the reservation.
  2. In case of a booking within 6 weeks prior to arrival the full balance and security deposit must be paid to secure the booking.

Security/damage deposit

  1. The security/damage deposit is a standard charge and will be fully refundable if no damage has arisen during your stay. The sending of the booking form confirms your acceptance to pay for any damage of any kind caused by your occupancy of the property.
  2. The cost of repairs and/or replacements will be deducted from your security/damage deposit prior to the return of the balance. In the event of any excess damage of any kind, excessive cleaning costs by our management company or excessive use of electricity (caused by leaving external doors open with the air conditioning on) the named person on the booking form will be held responsible for all additional costs which exceed the security/damage deposit.
  3. The security/damage deposit will be returned within 2 weeks after your departure, as soon as our Management Company has inspected the house and reported no damage. Our local management company checks the home before your arrival and after your departure and will advise us of any faults. This may include additional cleaning costs for removal of stains due to spillage and removal of excessive waist that was not placed at curbside on collection days. The security deposit will be refunded to you via the same payment method used by you to pay the security deposit, (check, bank transfer, credit-card or PayPal), and therefore subject to any charges or fees levied by external companies e.g. PayPal or bank charges etc.

Balance payment

  1. Not later than 6 weeks prior to the arrival date the full balance and security deposit must be paid. In case of a booking within 6 weeks prior to arrival the full balance and security deposit must be paid to secure the booking.
  2. Directly upon receipt of full payment, not later than two weeks before the arrival date, we will send detailed information about driving directions to our villa, address of the villa, key-code for the front door of the villa, phone number, username and password to login to the guest area on our website and contact details of our Management Company. In the villa is a general information guide to make your stay an enjoyable one and trouble free.

Cancellation policy

  1. We always advise our Guests to be covered with cancellation insurance.
  2. Cancellation can only be accepted by a signed letter, send by post, fax or e-mail (scanned).
  3. If a cancellation is received not less than 6 weeks prior to date of arrive, the signatory will not be liable to pay the full balance. However the initial payment will be forfeited.
  4. If the cancellation is received within 6 weeks prior to the start of the holiday the signatory is liable to pay the full balance and payments made will not be refunded. If the owner is successful in re letting the property for the exact reservation period for the same price, the full balance or the part balance of the final invoice will be refunded.
  5. In the unlikely event that circumstances beyond our control necessitate cancellation of the booking, we will refund any monies paid to you. Refunds are without interest, compensation or consequential loss of any kind.


  1. The applicant and all other persons stated on the booking form are responsible for the care of the property and are expected to take reasonable care of it as if it would be their own house. This includes the locking of all doors, topping up of pool water (as required), the use of the pool cover by night in case you have pool heating and closing all curtains and blinds whenever the property is unoccupied.
  2. Further information about use of utensils, air-conditioning, appliances, pool heat, spa/jacuzzi, trash removal, etc. is provided in the general information guide. It is the guest's responsibility to notify the management company immediately of any sudden equipment failure.

Smoking/Pets/ Use of candle-light's/lamp oil

  1. For the safety and comfort of all our guests smoking is not permitted inside the property. Smoking is allowed outside on the pool deck and patio. Use of ashtray is required.
  2. There is a strictly enforced no pets policy.
  3. In the event that neutralization of smoke odors from cigarettes, cigars, pipes or other smoking materials is required, or in the event that burn marks from cigarettes, cigars, pipes, or other smoking materials are detected, the cost for elimination of those odors or repair of the burn marks will be deducted from the security deposit. This includes, but is not limited to burn marks on the pool-deck/patio.
  4. For the safety and comfort of all our guests use of candlelight's and lamp oil is strictly prohibited inside the property and on the pool-deck/patio. Removing candle stains spoiled on the pool-deck or patio deck will be deducted from the security deposit.

Party Size

  1. Our villa is fully licensed for short-term rentals in Florida. The maximum capacity in our villa is 8 guests (adults, teens & children). The four bedrooms have room for 8 guests. There are two foldable cribs for a little child/baby.
  2. Due to Florida state law regulations all persons occupying the property must be listed on the booking form or on the invoice, including small children.
  3. The villa cannot be shared or sub-let. Only the persons that are listed on the booking form are permitted to stay in the property. Failure to comply will render the booking void and no compensation will be paid.
  4. We cannot accept all male/female parties or parties of guests who are under the age of 25.

Check in and check out time

  1. On the day of arrival the villa will be available for occupancy from 4.00.PM. Check out time on the day of departure is promptly 10.00.AM.
  2. An earlier check in time or later check out time is only permitted if the owner has been informed prior to the date of arrival and has agreed to it.


  1. It is very much recommended that all guests are covered by travel insurance which carries adequate protection against delays and cancellations, and has adequate medical insurance for the USA, and for your luggage and personal belongings.
  2. The owners and the management company accept no responsibility whatsoever for death, personal injury, accidents, loss or damage to persons or personal belongings however caused. This extends to any other visitors to the home or swimming pool, or for any loss or damage however caused to any property brought to the premises.
  3. The use of all accommodations and amenities in our villa and those in and around the Glenbrook Clubhouse (including the pool) is entirely at the user's own risk. Children must be supervised by responsible adults at all times when using the pool.
  4. Particularly with children the guest must ensure that the provided safety-fence around the pool is erected, to keep children safe. The owners and the management company accept no responsibility for death or injury if the guest has removed or has not erected the safety fence.
  5. Glass or crockery is not permitted within the pool area.
  6. Diving is prohibited. The pool is 6ft deep at the deep end, however, it is not designed for diving as this activity is dangerous. Guests must also take care, and avoid running on wet surfaces, as the tiles inside the villa can be very slippery when wet.
  7. The owners or management company cannot accept any liability for any loss of rental time due to travel problem, flight delays or cancellations, industrial disputes or any events outside our control, including any form of Force Majeure.
  8. The owners and the management company cannot accept responsibility for the sudden failure of villa equipment but will take immediate reasonable action to rectify any such failure upon notification by the guests.
  9. The owners or the management company cannot accept liability if the pool heater cannot reach optimum temperature due to adverse cold weather conditions, but in the situation that this occurs the applicant may request the owner for a (partial) refund of the extra costs of pool heating. We can only allow such request if the management company was informed about these problems and the management company did turnoff the pool heating.
  10. It is the guest's responsibility to exercise a duty of care at all times and party leaders should ensure that all their party follow all the comprehensive operational and safety instructions relating to the use of facilities and equipment, familiarize themselves with the fire procedure displayed in the home and confirm all persons using the home are adequately covered by appropriate personal accident/injury/public liability insurance.

Pool & Spa

  1. The pool and spa/jacuzzi are heated by the same unit. The pool is heated by solar all year round.
  2. Additional electric pool heated and spa heating at extra costs is recommend in winter from October to April, as solar heating will not be sufficient to warm-up the pool water.
  3. The pool is regularly inspected, cleaned and maintained but may be affected by dust, dirt or insects –particularly during and after bad weather. In the unlikely event the pool heating breaks down during your stay (if you have pre-ordered this) the Management Company will either provide the owed day(s) pool heating at a later time or if this proves impossible you will be refunded the unused portion of pool heating cost upon your return.
  4. If you order electric pool heating from check in (we cannot turn pool heating on for you whilst the property is occupied by other guests) it will be turned on between 11 am – 4pm on your day of arrival. Depending on weather conditions the pool can take some hours to reach optimum temperature. If you have requested electric pool heating and the weather is warm you will pay for ordered pool heating as this will have been turned on in advance of your arrival and no refunds will be given in these circumstances. Please note that neither the Management Company nor ourselves accept responsibility for loss of pool heating or lighting facilities other than as mentioned, and, because we have no control over the weather, we cannot be held responsible for the pool heater not being able to reach optimum temperatures due to the weather. In principle your pool heat will not be refunded. However every situation is different and the applicant may request the owner for a (partial) refund of the extra costs of pool heating. The owner and the management company will examine the issue and decide if a request must be granted.
  5. Pool/Spa heating will be pre-set to the correct temperature on arrival to approx. 83-87 Fahrenheit for the pool and approx. 94-98 Fahrenheit for the Spa. Depending on weather temperatures it can take 35 to 50 minutes for the Spa to reach optimum temperature after the timer switch for the Spa has been turned on. You agree not to set the temperature any higher than this as it could cause damage to the heating mechanism, and any such damage will be deducted from the security deposit.
  6. During the cooler months when electric pool heating has been ordered, we provide a pool cover (blanket) to conserve the heat in the pool. Please place the cover on the pool (roll down from the reel, bubble side down in the water) when it is not in use, especially at night, this will ensure that the water temperature is maintained. Leaving the pool uncovered overnight will result in the pool being cold the following day and it will take several hours extra to reach optimum temperature again.
  7. The pool alarms located on the patio doors are set to the ON position and the alarm is sounded whenever the door is opened, this is a safety measure to prevent young children straying into the pool area. Florida law requires these alarms be on at all times. There is also a pool safety fence, which will be either erected on arrival, or stowed in the garage to keep young children safe in the pool area.

Code of Conduct

  1. Glenbrook Resort is a residential community. In the event that any member of your party behaves in a way that is likely to cause distress, danger or annoyance to any other guests staying of living in other properties in Glenbrook Resort or damage to any property, we and our management company reserve the right to terminate your rental agreement immediately. Please do not play loud music or engage in any activity, which may cause inconvenience to your neighbors after 10.30pm or before 07.30am.
  2. The owners or our management company will not be liable for any costs you will incur, nor shall we pay any compensation, nor make any refunds due to this action.


  1. The enjoyment of your vacation, and your satisfaction with the villa is paramount to us. Please contact our local management company if you experience any problems at all. Every effort will be made to assist but if the problem is not resolved you must report to us immediately. All complaints must be supported in writing or emailed within seven days and we cannot be responsible for complaints received after this period. A full investigation will be carried out and you will be notified as soon as possible. Should you be dissatisfied with our own booking procedure or administration please let us know immediately. Every effort will be made in an endeavor to improve our service.

Owners Access

  1. The owners or our management company shall be allowed access at any reasonable time during your stay, if this is needed to solve a problem. This includes weekly maintaining of the pool. In case the guests are not present the management will never enter the house without the guests approval, unless the situation is urgent and the management must enter the house to solve the issue. If this occurs the management shall notify the guest afterwards via phone or e-mail.

Force Majeure

  1. The owner or the management company accept no responsibility whatsoever and no compensation or any other payment will be made if any cancellation or change to the terms of the booking becomes necessary due to war or threat of war, riots, civil commotion, terrorist activities, industrial disputes, natural and nuclear disasters, fire, flood, adverse weather conditions (i.e. Hurricanes), building or construction in progress within the community, technical problems with transportation, closure or congestion of airports, alterations or cancellation of schedules by carriers, or any other events beyond our control.


  1. This conduct is subject to and shall be construed in accordance with the laws of the Netherlands and all parties hereby submit to the exclusive jurisdiction of the Dutch Courts.
  2. Should any term of these Terms and Conditions be found to be invalid then the parties agree that such event shall not invalidate the entire agreement between us.

Our Terms & Condition are subject to change without notice.


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