DreamBeaches and St-Martin-Vacation.com provide a collection of Villa Rentals, Condos, Apartments, Studios, Suites, Cottages on St. Martin and Sint Maarten
Villa Canoua on Happy Bay

View complete inventory of all our villas, condos, apartments, bungalows, studios and cottages for rent on St. Martin or St. Maarten!

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Legal Issues | Contracts, Agreements, Terms

Our goal is a smooth and safe way of cooperation between our clients, our property owners, and in many instances other involved parties, such as property management companies, travel agents, and other service providers.

In most cases, the contractual relationship is between the property owner/manager, and the rental party. We act as a broker, or as a platform provider for Internet displays of properties, who brings together those parties.

Please, keep in mind, as much as you are concerned about your investment into a perfect vacation place, as much owners think about the risks to give their in some cases multi million $ investment into the hands of somebody, they don't know. It requires trust from both sides, and understanding for the other party's legitimate needs, too! Below see a sample of terms as they might be used for your rental contract!


Dream Beaches Vacation Rental St-Martin-Vacation.com / Dream Beaches provides you with samples of most common policies for rental villas and condos on St. Martin/St. Maarten. Keep in mind, St-Martin-Vacation.com is NOT involved in booking and payment issues. The individual contract you sign with an owner or agent is your legal base!!

Below is a set of typical terms as many island properties use them. We apply them for the one specific villa for which DreamBeaches is the booking agent! Our FAQ section contains additional information!

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Villa Canoua
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Villa Canoua







Most common policies for rental properties
Terms Sample
Please note:
The Terms vary depending on property. The individual contract is the legal base.

Property Rental Terms & Conditions

When you reserve a rental property with Dream Beaches (or cooperating agents, owners), your Booking Confirmation will be forwarded to you via email, fax, or standard mail. The confirmation becomes a binding agreement when you sign the rental agreement. Sending payment in response to your booking confirmation constitutes your acceptance and agreement to these terms, conditions, limitations and restrictions as shown below.

It's a binding contract!

Security Deposit

Depending on properties, with some rental agreements you will also be required to submit a security deposit either on arrival or before arrival. A security deposit is not the booking deposit! Some owners and agents accept credit cards, if they dispose of a merchant account, some require cash, or Traveler Cheques. Regular checks are not suitable as they can be cancelled any time. The security deposit is for any additional charges you may have incurred during your visit. These charges may include, but are not limited to additional nights, additional maid service, telephone charges, rental items such as cots or cribs, damages to the rental property and/or its contents with the exception of general wear and tear. The security deposit will be returned on departure, if there are no damages at the rental property caused by the renting party, and if the party vacates the property in proper condition and within the check-out time.

Security Deposit required!

Payment & Cancellation Policy

A 25%-50% deposit (depending on property) of the total rental amount is due to confirm your reservation. Payment must be received within two weeks of reservation. Failure to make this payment will cancel your reservation automatically. The balance due of rent, government taxes, and any miscellaneous charges must be paid in full 60 days prior to the Guest's arrival.
Holiday season reservations require a 50% deposit and final payment is due 90 days prior to arrival.
Cancellation of booking at anytime may result in forfeiture of total deposit paid. Refunds for a property will only be made under the following circumstances:

  • The property is unfit for habitation and no equivalent substitute can be found; or
  • The property is rebooked for the period of the booking. If a portion of the rental time is rebooked, then a pro-rated refund will be made.

All refunds will be subject to a service fee assessed against the total property rate.

There will not be any refund for payments, if arriving later than booked for, or leaving earlier than booked for.

All cancellations and any request for changes to your reservation (such as date changes or changes in the number of persons) must be made in writing.

Dream Beaches recommends travel cancellation insurance, which is available through many insurance companies. If you must change or cancel any portion of the services you have already booked, please notify your booking partner in writing. No-shows, late arrivals, reduction in number of persons in your group after your arrival, and early departures after your arrival are non-refundable.

Deposit for confirmation, remainder before arrival!




Cancellation may cause loss of payments!



Travel Insurance strongly recommended!

Payment Methods

Payments may be directed to your booking partner, the property owner, the property management company, or to Dream Beaches, depending on individual arrangements. If Dream Beaches is involved, we act as a fund transfer agent in order to facilitate the process through international accounts, and we do not hold payments like in an escrow account. Dream Beaches and most cooperating agents/owners accept payment by wire transfer, personal checks of US banks, and various international transfer methods. Most common is the use of personal US-$ checks. Credit card payments - more here information about renting a property instead of going to a hotel - are only accepted at certain credit card enabled properties and at some cooperating rental agents. Most often service fees are applied for use of credit cards. The service fees reduce the credited amount, and need to be balanced with the final payment. For more detailed information for Dream Beaches with regard to the procedures, accounts, currencies, etc. click on information about renting a property instead of going to a hotel for payment details.

Payment methods vary, limitations for credit cards!

Damages & Utilities

All normal utilities are usually included in the rental price, if not noted explicitly otherwise. Guests are required to notify the property manager or owner immediately of any damages to the rental property and/or its contents during their stay. Guest hereby agrees to pay the property manager or owner the cleaning or replacement costs for all damages to personal property, or to the real estate, which may occur as a result of the Guests' occupancy, excluding normal wear and tear.

Locked pantries and closets are reserved for the use of the property owner and are not included in the rental. You as the Guest agree to take all reasonable steps to ensure that your family and other Guests in your party adhere to the rules and regulations affecting your rental property. All properties are privately owned, so decor, colors and inventories will of course vary. All properties are fully furnished, including an ample supply of bed linens and towels for Guests' use. Rearranging the furniture or removing any items from the property is not permitted, if not explicitly agreed to by the owner/property manager. This also includes taking loungers and sun shades to the beach.

Responsibility of guest for damages!


Properties are individually equipped.

Telephone and Internet Charges

If telephone access is supplied, local calls are free in most properties. Keep in mind that calls from the Dutch part to the French part and vice versa are international calls, and are exactly the same as calls to a foreign country! If the phone services allow for such and other international calls, additional phone charges may incur. The use of Internet access may also be charged separately, if not other terms apply.

Local calls free, other calls to be paid!


Dream Beaches is acting hereunder as a platform for owners and cooperating agents showing prequalified properties. For some properties, we also act as the reservation agent for accommodations. We do not assume liability for property loss or damages, nor liability for injury, accidents, delay, or irregularity, which may be caused either by reason of defect, or the acts of any company, or persons engaged in conveying passengers to or from their property. Transportation (airlines, ferries, charter vessels, rental cars and taxis) is supplied by providers who operate independently of owners, cooperating agents, or Dream Beaches. We assume no responsibility, therefore, for any loss, injury, or damage to persons or property, because of the acts of those providers. Furthermore, Guests are responsible for their rented property during occupancy, and must lock property's windows and doors securely at all times when not on the premises, and must observe all cautions as given by your escort or local contact people.

Liabilities are with individual service providers!

Arrival & Departure

Some property  owners, where indicated, arrange for greeting services at the airport in order to facilitate your way to the rental property. The greeting person does not provide transport for liability, and other legal reasons.
Typical check-in time: 3pm or later on arrival day.
Typical check-out time: 11 am on departure day.

Greeter does not transport!

Check-in-out times are critical!


Pets of any kind are not allowed in or on the property's premises without specific written permission from the owner or property manager. A pet or evidence of a pet found on premises will cause immediate eviction, and forfeiture of Guest's entire rent and deposit.

No pets, exceptions possible!

Complaints & Maintenance

Owners and property managers shall make every effort to keep properties and their inventories in good working order. In case of a maintenance problem, they will strive to repair the problem as soon as possible after being notified. However, no refund or rate adjustment shall be made for unforeseen mechanical failures such as the supply of electricity, telephone service, water, pool filtration systems, Jacuzzis, air conditioning, television or cable service, appliances, etc. It is the Guest's obligation to report any problems or damage to their rented property to the person in charge.

Report problems quickly!

Property Keys

The owner or the owner's representatives shall charge Guest a minimum of $25.00 for each set of lost or mishandled keys and $100.00 for lost or mishandled gate remote controls. Guest is required to follow all instructions precisely on where to leave the property keys and gate remote controls when they depart - call if you are unsure!

Lost keys are charged!

Capacity of Rental Properties

The total number of persons allowed in rental property at any one time is restricted to the number of persons scheduled and paid for, based on two persons per bedroom. Should a rental party misrepresent themselves, they will be required to pay for the excess persons immediately, or shall vacate the property without refund.

Report all property users!

Quiet Enjoyment & Parties

Owners wishes to maintain a friendly atmosphere for the quiet enjoyment of Guests. They rent to family groups and responsible adults only; absolutely no house parties or functions, such as weddings are allowed without advance written permission from the contractual partner. Guests shall be sufficiently quiet and peaceful, so as not to disturb other residents of the neighborhood.

Regular, quiet use, no events!


Guests have to be aware that rental properties do not have a standardized level of facilities, comfort, cleanliness, and features. They reflect the individual requirements, values, and standards of owners. In the unexpected case of conflicts, Guests, and contractual rental partners should undertake every reasonable effort to solve conflicting views in a fair and compromising way.

Let's discuss and solve conflicts!

Rates & Printing Errors

The information pertaining to each property on Dream Beaches' websites is constantly updated. Dream Beaches is not responsible for printing errors or inadvertent omissions. All rates and property details are subject to change without prior notice.

Errare humanum est!

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