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Please review the following terms and conditions relating to this reservation.

Terms & Conditions

Duncan Vacation Rental Agreement


1.       Arrival & Departure: Check-in time is 4:00 PM on day of arrival and check-out time is 10:00 AM. Please pick up all keys from our office, located at 310 Pine Avenue, Anna Maria, FL 34216. If you arrive after hours your keys will be in the drop box at this address in an envelope with your name upon it. Please note that no property address will be anywhere on the paper work enclosed with keys for security reasons. Please return ALL keys to the office upon check-out, a $25 charge will be deducted from security deposit for any lost keys. Please not that there can be no credit given in case of early departure.


2.       Deposit & Payments: The minimum deposit amount is 25% of the total reservation amount.  This may be paid by credit card online or by check, mailed to Duncan Real Estate, PO Box 1299, Anna Maria, FL 34216. Reservation Deposits are due within 14 days of booking or reservation will be cancelled. The full balance is due 60 days prior to arrival, if this balance is not received by Duncan Real Estate by this date the cardholder authorizes Duncan Real Estate to charge the remaining balance to the credit card on file plus an additional 3% convenience charge. Reservation Deposits are NON-REFUNDABLE, with no exceptions. We strongly encourage you to make use of the Travel Insurance offered at time of booking.


3.       Security Deposits: Security deposits are refundable approximately 3 weeks after departure if the property is left undamaged.


4.       Cleaning Charges: We have all of our properties professionally cleaned after each departure. The cleaning fee is NON-REFUNDABLE. Guest authorizes Duncan Real Estate, at their discretion, to deduct funds out of the security deposit for extra cleaning charges for excessive dirt, stains, carpet cleaning and fumigation of cigarette smoke.


5.       Occupancy: All properties have a maximum occupancy, only those designated within this agreement may occupy the premises. Should the occupancy of any property exceed the maximum number of guests allowed all Guests will be asked to vacate the property immediately and forfeit all monies and security deposits. No house parties allowed. No property will be used for functions such as weddings, receptions, family reunions or any other gatherings involving more than the maximum number of occupants specified without the prior knowledge and written approval of Duncan Real Estate.

PLEASE NAME ALL PERSONS WHO ARE TO OCCUPY THE PREMISES – persons not named within this contract will not be covered by any Travel Insurance purchased:







6.       Pets: Pets are not allowed on any property unless specifically stated and agreed upon. Properties that allow pets require a NON-REFUNDABLE pet fee of $150.


7.       Smoking: ALL of our properties are non smoking, smoking is not allowed on the premises. Should the property smell of cigarette or cigar smoke the Guest will forefeet any security deposit paid.


8.       Maintenance: Guest understands that the rental property is a private residence and agrees to notify Duncan Real Estate for any loss or damage to the home, or contents during guests’ stay. Guest agrees to keep premises clean and in good repair and to pay any cost of repair for any damage to premises caused by Guest’s negligence.


9.       Pool / Spa: Where a pool or spa is available please note that there are no lifeguards or other attendants, Guests are expressly responsible for the safety of themselves, members of their families, and guests using the facilities, and in so using or permitting to be used, specifically waive any and all liability claims. No guest shall permit any juvenile member of their family or guest to play in or around the swimming pool without providing an attendant who is able to swim and can protect said juvenile in case of difficulty in the water. Pool heat, where provided, is usually set at 80 degrees from November – April, during the summer months no pool heat is provided or required. Should a higher temperature be required there may be an additional charge.


10.   Failure of Equipment: We cannot guarantee air conditioners, appliances, and/or pools and spas. There will be NO REFUND on their failure. We endeavor to keep them in good working condition. We will do our utmost to have any malfunction repaired as soon as possible; however we have no control over the scheduling availability of vendors.


11.   Property Status: Substitution will be provided in the event the owners elect to change the status of their property. We will try to provide comparable accommodations or you will receive a full refund.


12.   Utilities: Utilities are included in the rental rate unless stated otherwise. Local calls are provided. All properties have long distance phone blocks and you will be required to bring a calling card or credit card.


13.   Condominium / Homeowners Associations: Anyone occupying a unit governed by a homeowners or condominium association shall abide by all association rules and regulations. Guest shall not be permitted occupancy unless association approval is obtained.


14.   Repairs & Entry: Upon not less than 24 hours notice, Guest shall make the property available during normal business hours to Duncan Real Estate, the owners or their Authorized Agent for the purpose of entering to a) make necessary or agreed repairs, decorations, alterations or improvements or supply agreed or necessary services or b) show the premises to prospective purchasers, mortgagees, tenants and contractors and c) to remove any prohibited signs or items placed in or around the property. In an emergency, Authorized Agent or representative may enter the premises at any time, without prior permission from the Guest.


15.   Liability: Duncan Real Estate shall not be liable to guest or any other person for any damages to property or for injury to persons upon the premises for any cause whatsoever, including, but not limited to, defects in the premises, or otherwise. Guest shall indemnify and hold harmless Duncan Real Estate from and against any and all liabilities, claims, expenses, fees, loss of use and every kind and nature arising out of Guest’s use and occupancy of premises.


16.   Radon Gas: Radon is a naturally occurring gas that, when it has accumulated in a building in sufficient quantities, may present a health risk to persons who are exposed over time. Levels that exceed federal and state guidelines have been found in buildings in Florida.


17.   Agency Disclosure: Pursuant to Florida Statutes Chapter 475, you are hereby notified that in connection with the property rented by this firm, Duncan Real Estate represents the owner/lessor.


18.   Furnishings: All units are turnkey furnished. Paper products, cleaning supplies, toiletries, barbeques, beach towels & chairs are NOT provided.


19.   Taxes: A 6.5% Sales Tax and a 4% Resort Tax is payable on all rentals of 6 months or less.




            ______________________________________________          _________________

Duncan Real Estate                                                                      Date



______________________________________________          _________________

Guest                                                                                            Date

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Contact us or call Duncan Real Estate today at 941-779-0304 to speak with one of our knowledgeable real estate specialists.