Terms and conditions

Terms & Conditions


Opulent Property Management

2260 Beach Blvd.

Jacksonville Beach, FL 32250

www.opulentproperty.com         info@opulentproperty.com        904-431-0800


  1. RATES:
    Rates are quoted on a per night, per week or per month basis as noted. Unless specified, check-in time is after 4:00 p.m., and checkout by 10:00 a.m. on the day of departure. Most rates quoted are for a specified number of people (4 for 2-bedroom, 6 for 3-bedroom), additional guests are subject to a per person, per day charge. Charges vary and are subject to change without notice. All properties represented by Opulent Property come fully equipped with television(s), linens, dishes and utensils and an initial supply of soap and paper goods. Other amenities vary per property.

Regardless of the method of payment, all cancellations are subject to a $500.00 cancellation fee. Any cancellations by you must be delivered to us via email at least sixty (60) days prior to your arrival date. For your protection, please use an email program that requires a delivery and read receipt so that proof of delivery to us and a receipt can be recorded. Cancellations received less than (60) days of your reservation will forfeit the total rental fee you owe. Once paid in full, there will be no refund in the event of a cancellation. We strongly recommend you purchase travel insurance (See Section 28). If there is a balance owed less than sixty (60) days prior to arrival, we reserve the right to charge the credit card on file for the remaining balance. A 3% processing fee for any such charge will be added to the amount owed. If you do not receive a Cancellation Confirmation within 48 hours of notifying us please call us immediately at 904-431-0800

    Any request for a change of dates or transfer to a different unit must be submitted by email at least sixty (60) days prior to arrival and any changes are subject to a $250 transfer/change fee. Requests to change property will not be granted after the account is paid in full. Requests for changes cannot be guaranteed. No changes may be made within 60 days of the arrival.


    Upon receipt of full payment your Reservation Confirmation will be emailed to you. Your check-in information and instructions on how to obtain keys to your unit will be emailed to you on Wednesday the week of your arrival date. Check-In time is after 4:00 pm. To request an early check-in, please call or email us as your earliest convenience, at least one week prior to your arrival to see if we can accommodate your request. If early check in is available a fee of $100-250 (depending on the property) will be charged to your CC on file.
    Check-out is before 10:00 am on the day of departure. Your entire party must vacate the property and lock up the unit before 10:00 am. Failure to check out on time may result in a $150 late fee. The Property will be inspected and cleaned upon your departure and the cleaning fee has been included in your total rental fee. Late check-outs after 10:00 am can be requested. You will be charged for a ½ day rate until 2:00 pm, departures later than 2:00 pm will be charged a full day’s rate. If you would like a late check-out, please make arrangements with us at least 24 hours before departure time. Late departure are subject to calendar availability, and cannot be guaranteed.
    The property shall be in the same condition upon departure as at check-in. Normal wear and tear excepted. Owner or its agents may enter the property at reasonable times to make repairs or provide maid service. Guest may cook in areas specifically designated for cooking. Guest must immediately notify Owner or agent of fire or other damage to property. Guest shall be liable for all acts of the family, invitees, employees, or other persons invited onto the property. Guest may not sublet or assign this rental agreement. Guest shall be responsible to return all keys and gate or garage door openers upon departure. Guest shall abide by the House Rules of the Owner, Property Manager, Condominium Association and/or
    the Booking Agent as provided to Guest. Guests shall not bring any pets onto the property. Guest will not smoke indoors. Guest will rinse feet of sand prior to entering the unit. No parties shall be allowed without prior consent. Additional charges may apply. No catering or outside music permitted without prior consent, additional charges may apply. Guest shall not permit any use of pool or Jacuzzi by unsupervised children or other guests, and shall keep gates closed. Guest and other invitees shall use the pool and Jacuzzi at their own risk. Guest understands that there are certain inherent risks to person and property located adjacent to the ocean or to a golf course, including the possibility of drowning or being struck by a golf ball. Guest acknowledges that the owner would not rent the property unless the Guest accepted this condition.

OpulentProperty.com requires all guest to purchase a nonrefundable $59-79 (covers $1500-3000) Property Protection Insurance. This protects the property manager/homeowner against accidental property damages (flooring, walls, appliances, or furniture) by guest that may occur during booked stay. It does not cover damages caused by deliberate and malicious intent, orbecause of breaking the house rules.

Should the Owner of any property managed by us elect to no longer rent their property for any reason, you will be relocated to a comparable property as determined by us. If a comparable Property is not available, you will receive a full refund.

Any reservation obtained under false pretense will be subject to forfeiture of advance payment, deposit and/or rental money, and the party will not be permitted to check-in. If a renter is evicted by us, the Condominium Association or their property management, or law enforcement, you will not receive a refund of any kind.

Although each property will be completely equipped for rental purposes, we cannot accept responsibility for aesthetic conflicts. We reserve the right to change your reservation from one property to another comparable property due to any unforeseen circumstances. In any such case, we will notify you as soon as possible.

    After entering the Property, place the key BACK inside the lockbox. We do not offer emergency lockout services. If you do get locked out during business hours, we can arrange for an independent vendor to come out, but there is a charge for this service for which you will be responsible. If the lockout is after hours, the charge will be higher. If a locksmith needs to be called to the Property, the charges will be assessed due to the circumstances by the locksmith. These charges will be processed on your credit card and are not payable with the damage waiver or security deposit.
    All of our properties -homes and condos- are privately owned and equipped for basic vacation needs. Basic starter supplies such as soap and toilet paper are usually provided by the individual owner. We will make every effort to make sure this is the case, BUT this cannot be guaranteed. To be sure, please bring a starter supply with you. Grocery stores are very close if you need to get some immediately. Telephones may be provided. Local calls are free. You may use your cell phone or dial collect to place long distance calls. Some properties do have an internet -based phone which may also provide free long distance. Maintenance problems in Property will be handled in a timely and professional manner provided we are given notice of a problem. Please let us know immediately upon arrival of any issues with Property.
    Each property has a specific maximum occupancy. Take note of the maximum occupancy allowed in the homes and condos before making your reservation. This maximum occupancy includes all members in the party regardless of age and includes your registered guests. By exceeding the maximum occupancy may incur additional fees and/or eviction without any form of refund.
    Renter must be 25 years of age to reserve any of our properties and check-in. Submitting a reservation request authorizes us, at our sole option, to perform a background check which may include a credit inquiry. The individual owners reserve the right to refuse rental to any party based upon information obtained from a background check. If we discover that renters are under the age of 25, they will be immediately evicted, and forfeit any rights to a refund.
    Because of the salt content of the air here being one of the highest in the world, using the doors and/or windows for open ventilation is prohibited. The salt air saturates and damages everything inside Property. Therefore, NO windows or doors can be left open. We appreciate your understanding of this issue as we seek to protect the quality of the units we represent.

The thermostat CANNOT be set below 74 degrees. In Florida this will cause the coils to freeze over in most cases and render the system inoperable. You will be responsible for repairs and/or loss of deposit if thermostat is set below 74 degrees or if the coils are frozen over.

    All of our properties – homes and condos- are Non-Smoking. There are absolutely no exceptions. If there is evidence of smoking in the unit, you will be charged a $500 fee and asked to vacate the Property immediately. This includes smoking on the balconies.
    We allow a maximum of 2 pets in our designated Pet Friendly Properties. Pet Policy differs by each individual vacation property. See individual listing for further information. The condominium associations where a property is located may also have limits on a pet’s breed and weight. They can evict your pet if it does not meet their rules. For stays shorter than 4 weeks, there is a non-refundable $150 pet fee per pet to cover additional carpet and upholstery cleaning. For stays of 4 weeks or longer there is a non-refundable $200 per month, per pet, pet fee. Extra weeks will be pro-rated accordingly.


Every pet must be disclosed to us BEFORE your arrival. We must approve the weight and breed of your dog. If you arrive with an unapproved pet, you will be charged a $500 pet fee.

PROHIBITED dog breeds:
Akita, Australian Blue, Heeler Boxer, Chow, Dalmatian, Doberman, English Bulldog, Great Dane, Husky (any type), Malamute, German Shepard, Mastiff (any variation), Pit Bulls, Presa Canarios, Rottweiler, Saint Bernard, Wolf-dog Hybrid.We hereby reserve the right to decline any dog for any reason at our sole discretion. If any dog is deemed to be a threat or nuisance, in our sole discretion, we reserve the right to evict the pet and/or you and your party at any time. No dogs under 6 months of age are allowed.
All dogs must be spayed or neutered.

    For properties with curbside trash pickup, please place trash in the appropriate bins and take the bins to the curb. After the trash has been picked up, please put the bins back to their original location. The trash pickup information can be found in your check-in documents. A $50 fee will be charged to your credit card if more than 2 bags of trash remain after departure.
    Upon arrival, please notify us if the grill needs cleaning. Please clean the grill after use to prevent excessive grease buildup which could start a fire. A $50 fee will be charged to your credit card if the grill is not cleaned before departure.
    We, or any agent representing us, may enter Property at any time in the event of emergency. In all other cases, we will use our best efforts to give 24-hour notice for normal maintenance or sales inspections. Some condominium complexes require pool passes to be issued to renters. This is beyond our control. If this is the case the passes may be left within Property on the counter with the keys. The individual condominium association rules will be available online, on the counter inside, or can be obtained by emailing us.
    Parking at the beach is very limited. We cannot guarantee the safety or security of your vehicle. All parking is at your own risk. Parking is usually on a first come, first serve, and cannot be guaranteed. Some of our condominium complexes require parking passes to be issued to owners, renters, and their guests. This information will be noted in your check in information sent to you the Friday prior to your arrival. This is beyond our control. If the condominium complex office is closed upon your arrival, please secure a pass the next time they are open. Failure to obey posted parking restrictions may result in your vehicle being towed at your sole expense.
    Boat, motorcycle and trailer parking cannot be guaranteed. Each individual condominium complex sets their own rules and regulations and will, at times, change rules and regulations without notification to us. Additionally, during peak season weeks, there will be no additional parking available and these further limits the ability to park a trailer. We cannot guarantee the safety or security of your boat or motorcycle. All parking is at your own risk.
    As a Tenant under Florida Law you have the right to occupy the Property and use all of the amenities in the community or condominium complex subject to the rules and regulations of the community or condominium complex. That means all members of your party have the right to use all amenities entitled to be used by Owner in the community or condominium complex. No lease can be restricted based on race, and religion per Federal Law.
    Each community and/or condominium complex maintains a set of unique rules and regulations for its owners, visitors, invitees and guests. A copy of the rules and regulations for your particular rental property are provided in your check-in information and shall be incorporated into this Agreement by this reference and as such, you and all members of your party including any visitors, acknowledge and agree to abide by these rules and regulations. Violating these rules and regulations may result in considerable fines. Any fine incurred due to the action(s) or inaction(s) of your or any of your party including your visitors, will be your responsibility and will be immediately charged to the credit card on file.
    Check-out is no later than 10 am on the day of your departure. Should you be planning to leave before 10 am, if you are able, please text your cleaner with your approximate time of departure, to better assist them with your departure cleaning. The cleaner’s number is located on the Property Handbook that is located in Property. Also, as a reminder, prior to your departure, wash and dry all beach towels, load and run the dishwasher and take out any excess trash. If the unit has a washer and dryer, they are there for your use throughout the duration of your stay. If Property does not have a washer and dryer there should be a coin laundry within the community or condominium complex. Please do not leave any more than the allotted amount of laundry for the cleaner on your day of departure, (two loads of linens for a two-bedroom property, three loads of linens for a three-bedroom property and four loads of linens for a four-bedroom property).
    If a catastrophe (hurricane, tornado, earthquake, flood, etc.) or any situation simply beyond our control impairs the vacation rental, Opulentproperty.com is not responsible for finding alternate lodging for the renter or for the renter's financial losses related to transportation or alternate lodging. OpulentProperty.com does not offer refunds or reschedule trips due to hurricane activity. If you are concerned about possible interruption, cancellation, or delayed travel due to tropical occurrences, you are strongly encouraged to purchase trip insurance. Trip insurance is 7% of your reservation total and offers a 30-reason comprehensive cancellation and interruptions policy which can protect you not only in event of weather related storms, but sudden emergencies as well.
    OpulentProperty.com does not offer refunds or reschedule trips due to hurricane activity. If you are concerned about possible interruption, cancellation, or delayed travel due to tropical occurrences, you are strongly encouraged to purchase trip insurance. Trip insurance is 7% of your reservation total and offers a comprehensive cancellation and interruptions policy which can protect you not only in event of weather related storms, but sudden emergencies as well. Hurricane season is June 1 – November 30, and OpulentProperty.com strongly encourages all guests to purchase trip insurance, especially during these months. See Section 28 below.
    We are happy to provide the opportunity for you to purchase travel insurance to cover your vacation purchase. Travel insurance in approximately 7% of the total reservation cost and may be purchased at the time of making your initial reservation payment or prior to your paid in full date. Please call us at 904-431-0800 to protect your vacation today. We will be happy to send you the Rental Guardian flyer, for a description of Coverage.
    The Renter shall not do or permit any act or thing to be done upon the rental premises which may subject Owner to any liability or responsibility for injury, damages to persons or property or to any liability by reason of any violation of any laws, rules, ordinances, regulations, statutes, requirements, restrictions and codes affecting the rental premises or any portion thereof or affecting the maintenance, use or occupation of the rental premises or any portion thereof. The Renter shall exercise such control over the rental premises as to fully protect Landlord against any such liability. The Renter shall indemnify and save the Indemnities harmless from and against (i) all claims of whatever nature against the Indemnities arising from any act, omission or negligence of the Renter, its contractors, licensees, agents, servants, employees, invitees or visitors; (ii) all claims against the Indemnities arising from any accident, injury or damage whatsoever caused to any person or to the property of any person and occurring during the term in or about the rental premises; (iii) all claims against the Indemnities arising from any accident, injury or damage occurring outside of the rental premises but anywhere within or about the real property of which the rental premises is a part, where such accident, injury or damage results or is claimed to have resulted from an act, omission or negligence of the Renter or Renter’s contractors, licensees, agents, servants, employees, invitees or visitors; and (iv) any breach, violation or non-performance of any covenant, condition or agreement in this lease agreement set forth and contained on the part of the Renter to be fulfilled, kept, observed and performed. This indemnity and hold harmless agreement shall include indemnity from and against any and all liability, fines, suits, demands, costs and expenses of any kind or nature (including, without limitation, reasonable attorneys’ fees and disbursements) incurred in or in connection with any such claim or proceeding brought thereon, and the defense thereof but except with respect to claims with respect to bodily injury or death, shall be limited to the extent any insurance proceeds collectible by Landlord under policies owned by Owner or such injured party with respect to such damage or injury are insufficient to satisfy same. “Indemnities” means Owner, GreatOceanCondos.com, LLC, their respective members and managers, and their respective successors, assigns, employees, agents and contractors.

I hereby agree to all of the terms and conditions set forth above and acknowledge receipt by placing the down payment on the property.

info@opulentproperty.com                                                   904-431-0800