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Terms and conditions

Rental Agreement Terms and Conditions
This agreement constitutes a contract between “Guest” and AA Oceanfront Rentals and Sales (hereinafter “Agent”) on behalf of the owner of the unit.

CHECK IN: Check in time is 3:00 p.m. Every effort is made to ensure property is ready by 3:00 p.m. but Agent cannot guarantee time. There are no exceptions for early arrivals unless Agent has released the property.
CHECK OUT: Check out time is 11:00 a.m. Request for late check out can be made 48 hours prior to departure, subject to availability, at a half day charge.

  • A deposit of 25% of the total rental amount or a minimum of $295 will be taken at the time your reservation is made. Total balance is due and will automatically be charged to the credit card on file 30 days prior to arrival.
  • The minimum deposit of $295 must be processed on Visa or MasterCard. If paying the remaining balance by check, it is due in full 60 days prior to arrival. There is a $35 NSF fee for checks not honored by the bank. Please make checks payable to: AA Oceanfront Rentals and Sales, 1279 S. Kihei Road, #107, Kihei, HI 96753
  • A reservation fee of $55 applies to all reservations and is non-refundable.
  • A rental damage protection fee of $40 is required. This covers accidental damage caused to the property by guest, up to $1,000. Damage must be reported by guest prior to check out.
  • For reservations of 28 days or more a $500 refundable damage deposit must be processed on Visa or MasterCard. This deposit will be refunded within 7 business days if there is no damage, excessive cleaning needed or excessive energy use.
  • All rates subject to Hawaii General Excise Tax of 4.166% and Transient Accommodation Tax of 10.25%. Tax rate is subject to change.

  • There is a $200 cancellation fee if reservation is cancelled 30 days or more prior to arrival date, plus the $55 reservation fee is retained. If reservation is cancelled within 30 days of arrival there is no refund. If the unit can be re-rented the balance or pro-rata balance may be refunded.
  • Trip cancellation and travel insurance is optional but strongly suggested for 6.95% of your total booking cost. Please visit https://www.aaoceanfront.com/vacation-rentals/travel-protection/ for more information on protecting your vacation investment. If you decline, you acknowledge that you have been informed and have read available information.
  1. Agent reserves the right to correct errors in pricing and amenities.
  2. Occasionally there may be unusual circumstances (owner of property makes the dwelling unavailable, or unit is undergoing major repairs) that will result in a change of your specific premises. Agent will use all reasonable efforts to inform Guest should this happen, and provide Guest with comparable premises when available. If comparable accommodations are not available the Guest agrees to accept a full refund of any monies paid, and any obligations hereunder are terminated.
  3. Guest agrees that Agent reserves the right to enter the rental property at any time deemed necessary to investigate disturbances or violations, check for damage, or make repairs.
  4. Please review and observe any Condominium House Rules. Specifically, Guest will not hang towels or garments from lanai railings and will keep all entries and outside hallways free of objects. Violations will be corrected immediately and Guest may be charged if not compliant. Excessive House Rules violations are grounds for eviction with no refund.
  5. In compliance with Hawaii State Law all properties are non smoking of any kind, including on outdoor lanais. If smoking is detected, Guest will be charged a minimum of $200 to deodorize unit.
  6. There are no pets allowed.
  7. In the event of a lockout or lost code please call us or come to our office between 8-4 daily. If it is after business hours, please call our emergency line at (808) 250-3862. In the event of a lock out where keys must be delivered to you there is a $20 fee.
  8. Agent will use its best efforts to ensure that all equipment within the unit is in good working order. Agent cannot guarantee that any equipment will not break during your stay. Agent will make every effort to quickly repair non working items but will not issue refunds for circumstances out of their control.
  9. Guest understands that renovation or construction to the building or adjacent units may create an inconvenience, noise or dust. This does not constitute a breach of this contract and there will be no refund issued due to construction.
  10. Hawaii is located in a tropical climate and insects, rodents, and lizards/geckos flourish in this climate. The property treats all units quarterly for pest control and every effort is made by Agent to keep these pests at a minimum. Guest understands that any contact with such pests within or outside of the unit does not constitute a breach of this contract and no refund will be issued.
  11. Daily maid service is not included, but can be arranged for an additional charge. Housekeeping includes arrival and departure clean, and a starter kit containing the following items (these items must be replenished by Guest for the remainder of your stay as needed): toilet paper, paper towel, a few days supply of dish soap, bar soap, and a few loads of laundry/dishwasher detergent where applicable.
  12. Standard occupancy for a Studio (2 people), 1 bedroom (2 people), 2 bedroom (4 people). Guests under 18 years of age stay free, but are included in maximum occupancies. Additional person charge of $10 plus tax per person, per night to a maximum of Studio (2 people), 1 bedroom (4 people), and 2 bedroom (6 people).

An e-mail will be sent to you with important check-in instructions 1 week prior to your arrival date. It is your responsibility to bring this information with you. If you have not received this e-mail within 3 days to arrival, please contact our office.


Terms & Conditions
AA Oceanfront Rentals and Sales
Rental Agreement and Credit Card Authorization
Thanks for your business and we hope you enjoy your stay in our luxury property.

Reservations for this property are fully refundable 60 days or more prior to check-in date.  Reservations for this property are non-refundable if cancellation is made within 60 days.

Damage Waiver, Capacity Restrictions, and Home Compliance Inspections: Our properties are inspected before and after each reservation guests agree to pay for any flagrant damage to the units, excessive cleaning required at check-out, missing or damage to the units’ contents, or any other accidental damage to anything within the rental unit during the rental period.  Renter authorizes any said damage or missing items charged to their credit card identified above. The sleeping capacity for this property is limited to the number of beds provided, so twin beds sleep 1 guest; double, queen and king beds sleep 2 guests each.. Extra guests beyond the maximum sleeping capacity are not allowed without the expressed written permission in advance by Pacific Breeze Properties. No pets, smoking, or parties of any kind are allowed at this property.  The renter agrees to allow the home compliance inspectors to perform any necessary inspections, which generally takes 30 minutes, between 9AM to 5PM. It’s also helpful if the renter can inform the inspector of any issues or things not working correctly so they can be addressed or fixed immediately.

Terms include a No Tolerance Policy regarding excessive noise, parties, or disturbing neighbors. Please make sure you are comfortable with our Terms as they are strictly enforced.

RESERVATIONS: All Reservations are subject to Management and Property Owner approval. Online rates are subject to change without notice. Should there be ANY issues with the reservation, you will be contacted within 48 hours.

PROPERTY: Guest rents, for vacation purposes only, the furnished real property and improvements described.

ARRIVAL & DEPARTURE: Check-in time is no earlier than 3:00 PM on arrival date. This time may be delayed should unforeseen circumstances arise. Check-out time is NO LATER than 11:00 AM on the departure date. Early Check In and Late Check Out options are available for an additional fee if available (Not an option during Peak Times). If Early Check and/or Late check out are approved you will get a email confirmation from the reservation team.

PAYMENTS: ALL PAYMENTS ARE NONREFUNDABLE. Outside 60 days of arrival, Deposit Payment is due to reserve property. Balance Payment is due 30 Days before Arrival and will be charged automatically to same credit card used, unless communicated otherwise. Within 30 Days of Arrival, Total Cost is due to reserve property. . ALL Payments are NONREFUNDABLE. 

CANCELATIONS & REFUNDS: ALL PAYMENTS ARE NONREFUNDABLE. If Reservation is canceled outside 60 days of arrival, Deposit Payment will be forfeited and Guest is released from financial liability on remaining balance owed. Cancelations with less than 30 day notice will result in 100% loss of all payment less any security deposit or damage waiver. If Pacific Breeze Properties can replace Guest reservation and rebook the dates we will credit you 75% of the recouped rent towards another reservation in the future. 

UNAVAILABILITY: For any reason beyond the control of Management, the Premises become unavailable, Management may substitute a comparable unit or cancel this Agreement and refund in full all payments made by Guest.

STRICT NOISE ORDINANCE: The town of Kona has a strict noise ordinance that must be followed. No loud noises, music, load vehicles are allowed between the hours of 10:00 pm and 7:00 am. Please note if the these are followed you can be fined and asked to vacate the property.

APPROVED GUESTS AND USE: The Premises are for the sole use as a personal vacation residence by Approved Guests. Reserving Guest is responsible for any guests that use the property during the term of this agreement. Guest may not exceed Max Occupancy for Property at any time. If the Premises are used, in any way, by more than max allowed guests, (i) Guest and all others may be required to immediately leave the Premises or be removed from the Premises; (ii) Guest is in breach of this Agreement; and (iii) Guest forfeits its right to return of any monies collected.

OCCUPANCY: Approved Guests are persons who will occupy the Premises. No unlawful activity or any other activity that constitutes a nuisance is permitted on Premises. Approved Guests take full responsibility for all lost or broken items, and any damages to the Property of any kind.

SECURITY DEPOSIT: A Valid Credit Card to be kept on file is required upon Reservation. We collected a deposit, or we will hold a credit card at check in. Should a Security Deposit not be collected or damages cost are above the coverage of the damage waiver or above the amount of deposit, the Credit Card on file will be charged for any of these costs. Guest hereby grants consent for Pacific Breeze Properties to charge Credit Card on file for any damages, missing items, excessive cleaning, fines, and, if necessary, cost incurred to remove Guest from property.

CLEANING: Premises will be delivered to Guest in a professionally cleaned condition. Upon termination of occupancy, Pacific Breeze Properties will arrange for a professional cleaning service to clean Premises. Guest is responsible for cost of this cleaning . Cleaning fee is mandatory and nonrefundable. Should Guest use and activity require more than regular cleaning services, Guest will be charged for associated excess costs.

PETS: Pets are NOT allowed. If unauthorized pet is discovered on Premises, Guest will be asked to leave without refund as Guest will be in breach of this Agreement.

NO SMOKING: No smoking is allowed on the Premises. If smoking does occur on the Premises, (i) Guest is responsible for all damage caused by the smoking including, but not limited to, stains, burns, odors and removal of debris; (ii) Guests may be required to immediately leave the Premises, or be removed from the Premises; (iii) Guest is in breach of this Agreement.

CONDITION OF PREMISES: Guest shall, on arrival, examine the Premises, all furniture, furnishings, appliances, fixtures and landscaping, if any, and shall immediately report, in writing, if any are not in operating condition or are in disrepair. Reporting repairs does not give Guest the right to cancel this Agreement or receive a refund of any payments made.

LOST ITEMS OR LEFT ITEMS: Management assumes no responsibility for lost, stolen or abandoned items. Reasonable effort will be made to contact the Guest for return. There will be a $25.00 handling charge plus shipping costs for any found items returned at Guest’s request. Management shall not be held liable for condition of said items. Any items not claimed for longer than 30 days, may be donated or sold.

MAIL SERVICES: You may ship directly to the home that you are staying in using Fedex or UPS while your are in the home, however we can not guarantee delivery or security of the package. This will be up to the shipping client and the shipping receiver to arrange.

If you would like to ship to our secure facility, it may take up to 24 hours for your package to be transferred from our facility to your home, so perishables and time sensitive materials are not recommended. 

*Pacific Breeze Properties is not responsible for any lost, damaged or delayed deliveries. Returning late deliveries after a guest has left will incur an additional fee, plus cost of shipping.

MAXIMUM OCCUPANCY: No guests in excess of the maximum occupancy specified in the rental agreement shall occupy the property. Breach of this will result in immediate termination of the rental agreement with a forfeiture of the entire rental amounts and or security deposit.

NO PARTIES: All of our rentals are in residential areas and may NOT be used for weddings, receptions, parties, or large gatherings. Any disruptive events could result in the eviction and forfeiture of entire rental amount and security deposit.

ILLEGAL SUBSTANCES: No illegal substances are allowed in the rental, and minors should not be in possession of alcohol. Violations will result in eviction from the property and no refunds will be issued.

TV/CABLE/INTERNET/SATELLITE: No refund shall be given for number of devices, outages, content, or lack of content or personal preferences with regard to cable/internet/satellite service. Services are provided as a convenience only, and are not integral to this agreement. No refund shall be given for outages, content, lack of content, speed, access problems, lack of knowledge of use, or personal preferences with regard to service.

AIR CONDITIONING: Most rentals are not equipped with air conditioning. If so equipped, and if not regulated otherwise, Guest agrees that Air conditioning shall not be set below 72 degree, and that the fan setting shall be “Auto”. Doors and windows shall be closed when air conditioning is in operation. There are no refunds for lack of, or malfunctioning HVAC units.

POOL AND SPA: If so equipped, spa heating is included. Guest agrees not to tamper with pool heat controls or manipulate heater in any way. Pool heat shall not exceed 82 degrees. Guest understands and agrees to be responsible and liable for any damages that occur to the pool and spa and its support equipment through Guest misuse and/or negligence.

SYSTEM(S) FAILURES: In the event the rental unit sustains a failure of a system, including but not limited to water, sewer, septic, electrical, gas, plumbing, mechanical, appliances, heat pump, ventilating, pool, hot tub or other system or structural systems, neither the property owner nor the Management shall be liable to Guest for damages, and no refunds will be given for such failures. However, Management will make an effort to promptly repair or replace the failed system or equipment, and in such event, Guest agrees to permit Manager or its service provider to have reasonable access to the property to inspect and make such repairs.

UNFORESEEN OCCURRENCES: Management will not assume liability for any loss, damage or inconvenience caused by but not limited to the following: weather conditions, natural disasters, pests, construction, acts of God, or other reasons beyond its control. There shall be no refunds available as such instances are beyond the control of Management. It is highly recommend that Guest considers travel and/or rental insurance.

RULES; REGULATIONS: NO COMMERCIAL USE. Guest agrees to comply with any and all rules and regulations that are at any time posted on the Premises or delivered to Guest. Guest shall not, and shall ensure that Guest and licensees of Guest shall not: (i) disturb, annoy, endanger, or interfere with other Guests of the building in which Premises is located or its neighbors; (ii) use the Premises for any commercial or unlawful purpose including, but not limited to, using, manufacturing, selling, storing, or transporting illicit drugs or other contraband; (iii) violate any law or ordinance; or (iv) commit waste or nuisance on or about the Premises.

MAINTENANCE & REPORTING: Guest shall properly use, operate and safeguard the Premises including, if applicable, any landscaping, furniture, furnishings, appliances and all mechanical, electrical, gas and plumbing fixtures, and keep them clean and sanitary. Guest shall immediately notify Management of any problem, malfunction or damage. Guest shall pay for all repairs or replacements caused by Guest, excluding ordinary wear and tear. Guest shall pay for all damage to the Premises as a result of failure to report a problem, malfunction or damage in a timely manner.

ENTRY: Management and Managements representatives and agents have the right to enter the Premises, at any time, (i) for the purpose of making necessary or agreed repairs, decorations, alterations, improvements, for maintenance or to supply necessary or agreed services; (ii) to verify that Guest has complied with the terms of this Agreement; or (iii) in case of emergency. Management and Managements representatives and agents have the right to enter the Premises, upon reasonable notice of at least 24 hours, to show the Premises to prospective or actual purchasers, tenants, mortgagees, lenders, appraisers or contractors.

PARKING: Please utilize the designated parking stall for your unit, if there is one.

TERMINATION OF OCCUPANCY: Upon termination of occupancy, Guest shall: (i) return all copies of all keys or opening devices to the Premises, including any common areas; (ii) vacate the Premises and surrender it to Management empty of all persons at agreed upon time; (iii) vacate any/all parking and/or storage space; and (iv) deliver the Premises to Management in the same condition less ordinary wear and tear as received upon arrival.

WEATHER/MOTHER NATURE: Pacific Breeze Properties cannot be held responsible for circumstances beyond our control. This includes excessive noise from construction or public/private events, wildfire/smoke, weather related interruptions, road closures, interruption of services and utilities or unexpected appliance breakdown. 

PERSONAL PROPERTY AND INJURY: (i) Owner Insurance: Guest personal property, including vehicles, are not insured by Owner or, if applicable, HOA, against loss or damage due to fire, theft, vandalism, rain, water, criminal or negligent acts of others, or any other cause. Owner/Management does not insure against personal injury to Guest, guests or licensees due to any reason other than the condition of the Premises. (ii) Guest Insurance: Management recommends that Guest carry or obtain insurance to protect Guest and licensees and their personal property from any loss or damage. (iii) Indemnity and Hold Harmless: Guest agrees to indemnify, defend and hold harmless Owner and Management from all claims, disputes, litigation, judgments, costs and attorney fees resulting from loss, damage or injury to Guest or licensees or their personal property.

MEDIATION: Guest agrees to mediate any dispute or claim arising out of this Agreement, or any resulting transaction, before resorting to arbitration or court action. Mediation fees, if any, shall be divided equally among the parties involved.

JOINT AND INDIVIDUAL OBLIGATIONS: If there is more than one Guest, each one shall be individually and completely responsible for the performance of all obligations under this Agreement, jointly and individually with every other Guest.

ENTIRE CONTRACT: Time is of the essence. All prior agreements between Owner and Guest are incorporated in this Agreement, which constitutes the entire contract. It is intended as a final expression of the parties` agreement, and may not be contradicted by evidence of any prior agreement or contemporaneous oral agreement. The parties further intend that this Agreement constitutes the complete and exclusive statement of its terms, and that no extrinsic evidence whatsoever may be introduced in any judicial or other proceeding, if any, involving this Agreement. Any provision of this Agreement that is held to be invalid shall not affect the validity or enforceability of any other provision in this Agreement. The waiver of any breach shall not be construed as a continuing waiver of the same or any subsequent breach. This Agreement shall be governed and construed in accordance with the laws of the State of Hawaii and Hawaii County. Hawaii County shall have personal jurisdiction over the parties and the county in which the Premises is located shall be the forum for any legal action brought in relation to this Agreement.

RELEASE: In consideration of the right to visit the home, Guest agrees to release to the fullest extent allowed by law, Owner and its Management, members, officers, associates, employees, agents, representatives, attorneys, assigns, and affiliates (collectively, the Affiliates) from all liability or responsibility of any kind whatsoever for any personal injury, death, property damage or other loss sustained by me, my minor children, any guest identified on this form, or any guest or person allowed onto the property during my rental dates as a result of my, my childrens or the guests participation in a visit to the home, due to any cause whatsoever, including without limitation negligence on the part of Owner or Management. I understand that this release will bind my heirs, administrators, executors, and any other person or entity seeking to claim under or through me.
AA Oceanfront Rentals and Sales
75-169 Hualalai Road
Kailua Kona HI 96740