Terms of Service

Acceptance of Terms

By making a reservation, completing a booking, or using our website, you confirm that you are at least 18 years of age, legally capable of entering into binding contracts, and that you accept these Terms in full on behalf of yourself and all members of your party.

The primary guest named on the reservation is responsible for ensuring all guests in their party comply with these Terms, house rules, and any applicable laws during their stay.

Reservations & Bookings

Reservations can be made through our website, by phone, or through authorized third-party platforms (e.g., Airbnb, VRBO). A booking is only confirmed upon receipt of the required deposit or full payment and our written or electronic confirmation.

• All reservations are subject to availability.
• Booking confirmations will be sent to the email address provided at the time of reservation.
• The guest named on the reservation must be present during the stay and is responsible for the conduct of all guests.
• Subletting or transferring a reservation to another party without our prior written consent is strictly prohibited.
• We reserve the right to refuse or cancel any booking at our sole discretion, including for reasons of safety, property protection, or violation of these Terms.

Payment & Fees

All rates are quoted in U.S. dollars and are subject to applicable taxes and fees. The total cost of your stay includes the nightly rate, cleaning fee, applicable taxes, and any additional service fees disclosed at the time of booking.

Payment Schedule

• At booking: A deposit (typically 50% of the total) is required to secure your reservation.
• 30 days before check-in: The remaining balance is due in full.
• For bookings within 30 days of check-in: Full payment is required at the time of booking.

Security Deposit

A refundable security deposit may be required. This deposit will be returned within 7 business days of check-out, provided no damage, excessive cleaning, or policy violations have occurred during your stay. Any deductions will be itemized and communicated to you promptly.

We accept major credit cards and other payment methods as displayed during checkout. By providing payment information, you authorize us to charge the amounts due under these Terms.

Cancellation Policy

We understand that plans can change. Our cancellation policy is as follows:

• 60+ days before check-in: Full refund of all amounts paid, minus a processing fee.
• 30–59 days before check-in: 50% refund of the total booking amount.
• Less than 30 days before check-in: No refund. The full booking amount is non-refundable.

To cancel a reservation, please contact us in writing at info@therockcompany.com. Cancellations are effective upon our written acknowledgment.

Our Right to Cancel

In rare circumstances (e.g., property damage, safety hazards, or force majeure events), we reserve the right to cancel a confirmed booking. In such cases, we will provide a full refund and make reasonable efforts to assist you in finding alternative accommodations.

Check-In & Check-Out

• Check-in time: 4:00 PM (EST) or later on your arrival date.
• Check-out time: 10:00 AM (EST) on your departure date.
• Early check-in or late check-out may be available upon request and subject to availability and additional fees.
• Check-in instructions, including access codes or key pickup details, will be provided prior to your arrival.
• Failure to vacate by the check-out time may result in additional charges equivalent to one additional night's rate.

Upon check-out, guests are expected to leave the property in a clean and orderly condition, dispose of trash, run the dishwasher, and return all items to their original locations. Excessive mess or cleaning requirements beyond normal use may result in additional cleaning charges deducted from the security deposit.

House Rules & Conduct

All guests must comply with the following house rules throughout their stay. Violation of these rules may result in immediate termination of the rental with no refund and/or charges against the security deposit.

Occupancy

• Maximum occupancy limits are strictly enforced. Exceeding the stated maximum is grounds for immediate termination of the rental.
• Only registered guests are permitted to stay overnight at the property.

Noise & Neighbors

• Quiet hours are from 10:00 PM to 8:00 AM. Guests must respect neighbors and the surrounding community.
• Loud music, parties, or gatherings that disturb neighbors are strictly prohibited.

Smoking

• Smoking (including e-cigarettes and vaping) is strictly prohibited inside all properties. Designated outdoor smoking areas may be available — please ask upon check-in.
• Evidence of indoor smoking will result in a minimum $500 deep-cleaning fee.

Pets

• Pets are not permitted unless explicitly stated in your booking confirmation and approved in advance. Unauthorized pets may result in additional charges and/or immediate termination of the rental.

Pool & Waterfront Safety

• Pool use is at guests' own risk. Children must be supervised by an adult at all times near the pool and waterfront areas.
• No diving in the pool. No glass near the pool area.
• The property owner is not responsible for accidents, injuries, or drowning. Guests assume all risks associated with water activities.

Property Care

• Guests are responsible for treating the property, furnishings, and equipment with care.
• Do not rearrange furniture or remove items from the property.
• Report any damage or maintenance issues promptly to avoid being held responsible for pre-existing conditions.

Liability & Damages

Guests are financially responsible for any damage to the property, its contents, or the surrounding premises caused by themselves, their guests, or their pets during the rental period. Damage charges will be assessed at replacement or repair cost and deducted from the security deposit. If damages exceed the security deposit, guests agree to pay the additional amount promptly upon request.

Limitation of Liability

To the fullest extent permitted by law, The Rock Company shall not be liable for:

• Personal injury, illness, or death occurring on or around the property.
• Loss, theft, or damage to guests' personal belongings.
• Service interruptions such as loss of power, internet, cable, or water supply.
• Acts of nature, weather events, or circumstances beyond our reasonable control.
• Noise, construction, or disturbances in the surrounding neighborhood.

Guests stay at the property at their own risk and are encouraged to obtain appropriate travel and personal property insurance.

Permitted Property Use

Our properties are rented for residential vacation use only. The following are strictly prohibited:

• Commercial activities, filming, photography shoots, or events for hire without prior written consent.
• Parties, weddings, or large gatherings exceeding the maximum occupancy.
• Any illegal activities on or around the property.
• Use of the property for short-term subletting or re-listing on any platform.
• Operating a business from the property.

Guests agree to comply with all local ordinances, HOA rules (if applicable), and Florida state laws during their stay.

Website Use

By using our website, you agree not to:

• Use the site for any unlawful purpose or in violation of these Terms.
• Attempt to gain unauthorized access to any portion of the website or its related systems.
• Transmit any harmful, offensive, or disruptive content.
• Use automated tools (bots, scrapers) to access or collect data from the site without our express written permission.
• Impersonate any person or entity, or falsely represent your affiliation with any person or entity.

We reserve the right to suspend or terminate access to our website for any user who violates these Terms.

Intellectual Property

All content on this website — including text, photographs, graphics, logos, and software — is the property of The Rock Company or its content suppliers and is protected by applicable copyright and intellectual property laws.

You may not reproduce, distribute, modify, create derivative works from, or commercially exploit any content from this site without our express written permission. Personal, non-commercial use of the site content is permitted provided you do not remove any copyright or proprietary notices.

Dispute Resolution

In the event of any dispute arising from or relating to these Terms or your stay at our properties, we encourage you to first contact us directly so we can attempt to resolve the matter amicably.

If a resolution cannot be reached informally, any dispute shall be governed by the laws of the State of Florida, without regard to its conflict of law provisions. You agree to submit to the exclusive jurisdiction of the courts located in Manatee County or Lee County, Florida, as applicable.

Changes to Terms

We reserve the right to update or modify these Terms of Service at any time. Changes will be effective upon posting to our website with an updated "Last Updated" date. Your continued use of our website or services after changes are posted constitutes your acceptance of the revised Terms.

For active bookings, the Terms in effect at the time of your reservation will govern your stay, unless otherwise required by law.

Contact Us

If you have any questions about these Terms of Service or need clarification on any of our policies, please don't hesitate to get in touch.