Rental Policies

By booking a reservation with BEACHHOME Costa Rica Vacation Rentals (part of Rock Property Management S.A., a Costa Rican corporation, acting agent of the property owner), hereinafter called BEACHHOME, you are stating that you have fully read, understand, and agree to the rental policies listed herein. This constitutes a written rental agreement between you, the RENTER (also referred to as “Guest”) and BEACHHOME to rent a specific Property for a predetermined set of dates (the "Booking").

Upon payment of the rents due by RENTER and RENTER’S performance of his obligations under this Agreement, RENTER shall have use of the premises as designated in this Agreement during the term of the Agreement.


Our prices and fees are quoted in U.S. dollars and will be charged either in US$ or in Costa Rican Colones at the exchange rate on the transaction date.

Rates and fees are subject to change without notice until confirmed with payment by RENTER.

Rates are quoted with applicable taxes (currently 13.00% sales tax) at the time of reservation. Should the Costa Rican tax legislation change prior to check-in, the rates will be increased accordingly, and RENTER will have to pay the difference, even if the reservation has been fully paid in advance.

Rates are quoted on a per night, per week or per month basis as noted. Rates quoted are for a specified number of people.  Additional guests, where allowed, are subject to a per-person, per night rate. RENTER must inform BEACHHOME of any changes to the number of people who will be staying at the Property.

Rates do not include daily maid service (unless noted), gratuities, transportation, car rental, food or beverage, laundry services or tours.

Additional cleaning is optional and can be arranged for a small daily fee.

Check-out or weekly cleaning is added to the total cost of the reservation and cannot be waived.

All properties represented by BEACHHOME Costa Rica come fully equipped with television(s), linens, towels, dishes and utensils and an initial supply of soap and paper goods. Other amenities vary per property.

ADDITIONAL CHARGES (not included in rate):

Rates do NOT include daily maid service (unless noted), additional guest supplies to those provided initially, gratuities, out-of-country long-distance phone charges, car rental, food, liquor, laundry, personal items, excessive cleaning upon departure (i.e. upholstery or rug shampooing, etc.), rental unit items not found in unit upon departure or keys and remote controls not returned.


Payment of the initial applicable 50% Rental Deposit amount together with a completed Guest Reservation Application must be received and approved by BEACHHOME Costa Rica before a confirmation will be issued.  No grace period will apply. Final payment, consisting of the remaining balance, must be received by BEACHHOME Costa Rica at least thirty (30) days prior to guest arrival (or immediately if booked less than thirty (30) days in advance of guest arrival). Failure to make final payments on a timely basis will make reservation subject to automatic cancellation without refund.

Payments may be made by credit card, by bank deposit or international wire transfer (sorry, no checks).

All reservations must be made by an adult over the age of 21. A minimum of one person over the age of 21 for every two persons staying in the property is required. Reservations made under a false pretense will be subject to eviction and forfeiture of rent payment, fees and taxes.


When you confirm a reservation with payment, a specific property will be assigned. Should RENTER request to change the confirmed property for another property represented by BEACHHOME, RENTER must submit this request in writing.  Acceptance of any change is subject to approval by BEACHHOME Costa Rica.  Should BEACHHOME authorize the change, RENTER will have to pay any applicable cancellation fees and penalties for the initial property, as detailed below, and any price difference for the new property. An additional $100.00 administrative fee will be charged by BEACHHOME Costa Rica for any change to a booking after a Confirmation has been issued.

In the event that the confirmed property is sold or deemed unfit for habitation before or during the stay, we will inform RENTER of the change as soon as possible. RENTER will then be offered an alternative property at its current rate. If the new arrangements are not satisfactory, RENTER will have the option to cancel without any penalties upon receiving the notification of change. Once RENTER accepts the new arrangements, the standard cancellation policy, which will be detailed below, will be reinstated.  In any case, BEACHHOME will not bear any further liability to the RENTER, including any costs related to travel.


Should RENTER wish to cancel a confirmed reservation, he or she must submit it in writing to BEACHHOME. Cancellation of booking at any time after Confirmation has been issued will result in forfeiture of deposit(s). In every cancellation, the Reservation Fee is forfeited and a Cancellation Fee will apply. The Cancellation Fee will depend on the time left to arrival, season booked and length of stay. The Cancellation Fee is calculated as a percentage of the total rent and tax for the Booking, using the following percentages:

Fresh Season reservations under 31 nights: 
10% if canceled more than sixty one (61) days prior to arrival.
25% if canceled between sixty (60) and thirty one (31) days prior to arrival.
50% if canceled thirty (30) days or less prior to arrival.

Hot Season reservations under 31 nights, including Holy Week (variable dates within March and April):
20% if canceled more than sixty one (61) days prior to arrival.
50% if canceled between sixty (60) and thirty one (31) days prior to arrival.
100% if canceled thirty (30) days or less prior to arrival.

Christmas and New Year (December 18-January 7) and reservations of 31 or more nights:
50% if canceled more than sixty one (61) days prior to arrival.
100% if canceled sixty (60) days or less prior to arrival.
 If a reservation spans more than one season, the highest cancellation fee applies.

Any applicable Refunds (in those cases where the sum of the Reservation Fee and Cancellation Fee are less than the amount already paid by RENTER), will be processed within 14 business days from the receipt by BEACHHOME of the written cancellation notice. All Refunds will be issued through the same payment method used by RENTER.  If more than one method of payment was used, BEACHHOME will determine at its discretion as to through which method to issue said Refund. RENTER will be responsible for any bank wire fees incurred. BEACHHOME is not liable for any processing delays by credit card companies or banking institutions.

To protect against cancellations caused by unforeseen events, such as illness, death, natural disasters, disease outbreaks, social disturbances, warfare, travel advisories or travel restrictions, flight cancellation, etc., we STRONGLY recommend that RENTER purchases Travel Protection Insurance with trip cancellation and interruption protection to assure refund of deposits paid and reimbursement of other vacation payments. Such insurance may be available through travel agents, auto clubs such as AAA, or online at or , among others.


If a travel advisory or travel restriction, whether issued by a foreign government outside of Costa Rica or by the Costa Rica government itself, catastrophe (hurricane, tornado, earthquake, flood, tsunami, disease outbreaks, etc.), inclement weather or any situation simply beyond our control impairs the vacation rental or RENTER'S ability to make use of the vacation rental, BEACHHOME Costa Rica is not responsible for finding alternate lodging for the renter or for the renter's financial losses related to trip cancellation, transportation or alternate lodging. There will be NO REFUNDS OR CREDITS FOR EMERGENCY EVACUATIONS.

Therefore, we STRONGLY suggest you consider Travel Protection Insurance to secure your vacation investment and eliminate your financial risk in case of cancellation or interruption of your stay. There will be no refunds of any kind for trip cancellations, evacuations, late check-in and/or early departure for any reason.

No refund or rate adjustment shall be made for circumstances outside of our control such as, but not limited to, the failure of the supply of electricity, water, telephone, television, internet or cable services, municipal garbage collection, or other circumstances such as noisy neighbors and weather.


Check-in time is {reservations.unit_check_in_time}.
Check-out time is {reservations.unit_check_out_time}.

Please be respectful of these times as cleaning and maintenance crews are required to follow strict scheduling.

Failure to vacate the rental property on time will incur in one additional night charge. If you stay in the unit, without written permission, after the Rental Agreement has ended, you will be a holdover tenant and will be liable for twice the amount of daily rent under the Rental Agreement for each day you are a holdover tenant. 

Early check-ins and late check-outs may be arranged depending upon availability. If granted, a late check-out will be charged as follows:
  • Up to 12:00 pm: no extra charge.
  • Up to 2:00 pm: 10% of the current daily rate.
  • Up to 6:00 pm: 25% of the current daily rate.
  • Later than 6:00 pm: 100% of the current daily rate.
During periods of high demand, there is a possibility that a unit will not be ready at {reservations.unit_check_in_time}. We work hard to ensure your property is properly cleaned and meets our quality standards. We greatly appreciate your patience and suggest that you have alternate plans between {reservations.unit_check_in_time} and 5:00 pm.


The total number of persons allowed in the property at any time is restricted to the stated limit for each property. BEACHHOME reserves the right to refuse entry or to expel persons not named as members of RENTER’S party. Eviction without refund is the penalty.


We are very serious about maintaining a respectful atmosphere for the quiet enjoyment of all our guests. We will rent to family groups and responsible adults only. No children will be allowed to check-in or stay without their parents.
No minor’s sexual abuse or illegal substances will be tolerated on the property. Eviction without refund and the corresponding report to authorities will follow immediately.
Additional charges may apply. No catering, parties, weddings or gatherings are allowed without prior written permission from BEACHHOME. 
No catering or outside music permitted without prior consent, additional charges may apply.
Use of common areas must respect posted condominium rules and shall be quiet and peaceful so as not to disturb others.
Guest shall abide by the House Rules of the Owner, Property Manager, Condominium Association and/or the Booking Agent as provided to Guest.
Guest shall not bring any pets or let in any animal onto the property. 
Guest may not sublet or assign this rental agreement.
Owner or its agents may enter the property at reasonable times to make repairs or provide maid service.
Guest shall not permit any use of pools or hot tubs by unsupervised children or other people, and shall keep gates closed. Guest and other invitees shall use the pools and hot tubs 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.


RENTER is required to settle a Security Deposit to protect against any damages to and/or loss of items from the Property and to assure payment of items charged to the Guest Account.

RENTER agrees to provide the amount specified in the rental agreement as a Security Deposit in cash or through a credit card authorization (a hold, not a charge) upon check in, or prior to check in if arriving after hours. The deposit will be held in BEACHHOME Costa Rica Client Trust Account or the booking agents account.

Deductions can be made for the following reasons: to repair or replace anything that is damaged or missing; to pay any and all amounts due; to replace all keys; additional cleaning expense or to clean excessive dirt (i.e. stained carpets, furniture, walls, appliances, etc.) and put the unit, and the things in it, in the condition when you moved in. If your deposit is not enough to cover all the damages and costs, you must pay the extra amount, and you authorize us to charge the credit card provided.

BEACHHOME will inspect the property after it has been vacated. However, no guarantees are made that we will complete the inspection by the time the renter leaves town. Upon satisfactory inspection of the property, Security Deposits will be refunded or released, minus deductions, not later than 14 calendar days after the termination of the agreement. BEACHHOME will give you a written statement at that time explaining any deductions.

Should BEACHHOME need to deduct or make any charges it will do so at the replacement value and/or actual cost of the repair, plus an administrative fee of up to 20% of the total cost. Any and all remaining balances after charges on the Security Deposit will be refunded to the RENTER within 14 business days. When in cash, RENTER will assume the financial institutions’ charges to wire money internationally.

Should the Security Deposit not be sufficient to cover all repair and/or replacement required to bring the property back to the condition it was in at the check-in time, the RENTER agrees to authorize BEACHHOME to charge the credit card provided, and or to reimburse BEACHHOME with full payment within 10 days of departure.

The premises will be examined by RENTER prior to occupancy and will be received in good condition.

For a full refund or release of the security deposit RENTER should observe the following conditions:
  • The property and its contents shall be in the same condition upon departure as at check-in. Normal wear and tear excepted.
  • RENTER must not allow any waste, misuse or neglect.
  • RENTER must not allow damage to be done to unit or its contents beyond normal wear and tear. For example:
  • Stained or bleached items will be considered unusable.
  • No trash is thrown into toilets or sinks.
  • No missing items are noticed while completing the unit's inventory checklist (you will be given an inventory list at check-in).
  • All windows and doors are closed and locked every time RENTER steps out, or at night, or when departing the unit, or in the case of rain and wind.
  • RENTER must leave the property reasonably clean and abide by the following house rules. Those units left in an abnormally dirty or disorderly manner are subject to a deep cleaning charge of at least $30.
  • Guests will rinse feet of sand and mud prior to entering the unit.
  • All debris or garbage must be placed in the proper receptacles, and bags with trash removed from the unit for collection.
  • All dirty dishes and kitchen utensils must be placed in the dishwasher and/or scraped off food and neatly placed on the kitchen counter.
  • All burnt-on food must be removed from the oven and barbecue grill with a metal brush.
  • No Smoking in the common areas, including parking areas. Smoking is only allowed on the balcony of condominium apartments or private house terraces with the doors closed and with the condition that all cigarette butts are safely disposed in an ashtray. If the smell of smoke is found inside the unit there will be a minimum fee of $250 for cleaning.
  • Guests shall not bring any pets (unless authorized) or let other animals into the property.  If animal smell, hair or waste is found, an extraordinary cleaning fee will apply.
  • No use of glass at the pool or its surrounding areas. If Guest takes a glass item to the pool and it breaks RENTER will have to cover the cost to drain the pool at a minimum of $500.
  • Guests must not rearrange the furniture, take any items outside that are part of the interior decor, or move any furnishings or kitchen items to another property.
  • No charges are incurred due to the collection of rent or services rendered during your stay or to the enforcement of the terms of this Lease.
  • All charges accrued during the stay are paid prior to departure.
  • All keys, remote controls, parking passes, and gate cards are returned to the rental office. Losing keys forces us to change lock combinations, which is expensive. There will be a $100 non-negotiable fee for each item that is not properly returned upon departure or lock that needs a new combination.
  • Guest shall abide by the House Rules of the Owner, Property Manager, Condominium Association and/or the Booking Agent as provided to Guest.  RENTER shall be responsible for any Condominium Association fines incurred during the Guest's stay.
  • Guest may only cook in areas specifically designated for cooking.
  • Guest must immediately notify BEACHHOME of fire or other damage to property.
  • Guest shall be liable for all acts of invitees, employees, or other persons invited onto the property.


To protect against any damage to real or personal property of the unit as a result of inadvertent acts or omissions, we recommend that you purchase Security Deposit Protection plan (Insurance). The Security Deposit Protection plans covers unintentional damages to the rental unit building or contents that occur during your stay, provided they are disclosed to management prior to check-out. The policy will pay a maximum benefit of $1500.00. BEACHHOME would charge the credit card on file for any damages. The Insurer will reimburse you for the cost of repair or replacement of such property up to a maximum benefit of $1500.00. Certain terms and conditions apply. Full details of the Security Deposit Protection coverage are found online at or


You are renting a privately-owned home or condo so please treat it as if you were a guest in their house.

Please refer to each property’s description webpage for the full list of amenities included in it.

Unless specified otherwise in the property’s amenities, you will be given a limited supply of bath towels and washcloths (2 sets per registered guest), and in some cases beach/pool towels. 2 sets of bed linens per bed are provided.

You will be given an initial limited supply of personal soap, laundry detergent, garbage bags, toilet paper, tissue and paper towels. Should you need more, you may buy these at the local grocery store.

Large objects such as surf boards and bicycles are not allowed inside the living areas of the property unless permission is granted from BEACHHOME. 


Rental units will be cleaned to excellent quality standards prior to your arrival as well as after your departure.

Unless specified in the property’s amenities, rental rates do not include daily maid service or a change of linens/towels. When included, daily maid service refers to a light cleaning of bedrooms, bathrooms and floor cleaning, but not kitchen cleaning or personal laundry.

All cleaning services not included can be set up for a small fee. Please ask our reservations agent. 


If you lock yourself out of your vacation home after office hours, you will need to call a locksmith. You will be responsible for paying any applicable fees directly to the vendor at the time they come out, as well as any damage to the property incurred while opening a lock or door. If you lock yourself out of your property during office hours, of course we will be happy to help you ourselves, though there may be a small service charge depending on the location. 


Some properties may have limited parking availability. Please call BEACHHOME ahead of time to discuss other parking options.

Some condominiums prohibit boats, trailers, jet-skis, motor homes, and buses. If traveling with any of these, please call BEACHHOME ahead of time to discuss other parking options. 


There is a long-distance block on all rental phones. You will need a long-distance calling card (such as ATT, MCI or Sprint) or prepaid local calling card (available at local retail stores) to make a long-distance call from the property. Local calls and local 800 calls are free (not USA 800 calls). 


No pets are allowed in rental units unless authorized in writing by BEACHHOME. Violation of the No Pet policy will result in immediate eviction. Your security deposit will also be forfeited, and you will be charged additional for carpet cleaning and a flea spray treatment if any evidence of a pet(s) is found in your unit. 


Absolutely no smoking is allowed in rental units. If you do smoke (in single house properties only), please be sure to smoke outside (without allowing smoke to enter property). Violation of the No Smoking policy will result in immediate eviction and forfeit of security deposit.


The property owners and management work hard to ensure that your vacation home is in the best condition that it can be. If you should discover otherwise, please report it to us immediately and we will correct it as quickly as possible.

Please do not wait until you are checking-out to let us know about problems, as we no longer have the opportunity to rectify the situation. At times we must wait for parts or service. Please bear with us during these times.

Management will be available to handle questions, complaints and supervise maintenance. In case of a maintenance problem, management will strive to have the problem repaired as soon as possible after being notified.

BEACHHOME staff and/or an authorized employee or repairman may enter the premises during normal business hours for any purpose pertaining to repair, care, and management of the premises. We will try to notify you, if possible, in as far advance as is possible of any entry.


There is an agent on-call 24 hours a day for EMERGENCIES. Non-emergencies will be noted and handled the following day during office hours. 


RENTER may not sublet the property.

RENTER is responsible for the property, its contents, and themselves during occupancy. Guests must always lock windows and doors securely. A safe box is provided in most properties; please use it to leave passports, cash and other valuables. In Costa Rica, you can carry only a copy of your passport (information page and stamp page).

RENTER is responsible for ensuring that both themselves and all guests, whether they are registered in the rental unit or not, adhere to the policies in this agreement and to the rules and regulations affecting the building and/or community.

RENTER must immediately notify BEACHHOME of fire or other damage to property.

RENTER acknowledges that management, property owners, and employees do not carry personal liability insurance and cannot be held responsible regardless of fault, for any accident, loss, damage or injury suffered by the RENTER, members of their party or any other guests which the RENTER or their party have allowed access to the property, regardless if said loss is a result directly or indirectly from acts of God, danger incident to the sea, any body of water, fire, breakdown of machinery, equipment, acts of government or other authorities, delays or cancellations of or changes in itineraries or schedule or from acts of omission of any airline.

RENTER shall not permit any use of pool or hot tub by unsupervised children or other guests and shall use such pool or hot tub at their own risk.

RENTER understands that there are certain inherent risks to persons and property located adjacent to the ocean, including the possibility of drowning. RENTER accepts responsibility for themselves and their registered guests of all inherent risks associated with ocean swimming. 

Furthermore, RENTER will release and hold harmless any and all parties involved with the rental, management, and reservations of the property and to release and hold harmless its owners or representatives for any loss or damage to personal property or for any injury and/or death.

RENTER agrees to carry insurance covering all of your personal property located in the unit or bear full responsibility for its damage including damage from fire, water, theft, or any cause. Neither BEACHHOME, nor the property owner will be held responsible for:

 - Acts of theft or vandalism or other damages to the guest’s personal items left in the property.

 - Personal items left on the premises by guest upon departure. 

If you leave any personal property, which we determine to be of value, we will try to contact you. A $20 service charge plus shipping costs is required if you request BEACHHOME to pick up and mail the items back to you. Any items otherwise unclaimed will be considered abandoned after seven (7) days from your departure, and we may advertise the items for sale or donate them to a charitable organization.


Under no circumstances shall BEACHHOME Costa Rica be responsible for any loss, expense, damages, claims or injury direct, indirect, consequential or otherwise whatsoever, howsoever caused or incurred whether arising in contract or otherwise in law or equity as a result of rendering of the services or accommodations as described or substituted and including, without restricting the generality of the foregoing as a result of any delay(s), substitution(s), rescheduling(s) or change(s) in the provision of services or land accommodations by BEACHHOME Costa Rica or by reason of military actions, revolution or acts of God, government agencies, or unforeseen circumstances or events, by any agents, owners, employees, subcontractors, servants or services as substituted; BEACHHOME Costa Rica, at all times will act in good faith and use its best efforts to substitute with accommodations or services of a type as comparable as possible to those contracted.

BEACHHOME Costa Rica will not be liable under any circumstances, including substitutions, to refund any unused portion of booked accommodations or services. Some activities in which guests engage are especially dangerous and include scuba diving, snorkeling, deep-sea fishing, boating, golfing, swimming, boogie boarding, surfing, hiking, biking and mountain climbing. This list is not all-inclusive, but indicates some of the hazards of vacationing in Costa Rica. Guests may also encounter the following risks: slippery floors and stairs, especially when wet, lanais with spaces between rails (dangerous for little children), precipitous drop-offs on ocean floor, unfenced pools, faulty electrical or plumbing systems, gas BBQ grills, clean/clear sliding glass doors, and dangerous stairs or pathways, Therefore, each guest agrees that he/she is voluntarily participating in any and all activities, risks, and use of the accommodations, and hereby assumes all risk of injury, illness, damage or loss to person and property that might result, including, without limitation, any loss or theft of personal property.

By booking this property, you acknowledge that in all events and circumstances, BEACHHOME Costa Rica, its officers and employees shall not be liable.


RENTER must notffy in advance if Guests will be absent from the property for 5 days or more. If you do not give us this notice, you will have to pay for any damage that may result from your absence.


If we have to give any notice to RENTER, we can serve it to any occupant in the property. By serving one of you, we have given notice to all of you. If we cannot deliver a notice to you, we may post the notice in a conspicuous place in or on the unit. 


BEACHHOME reserves the right to cancel or rescind this rental agreement if it is found that the Guests are conducting unlawful activities, not abiding by the Home Owners Association or House Rules, disturbing others by playing loud music, percussion, audio or instruments, or cause any loud or offensive noises, have made any misrepresentations about the nature or size of the group, or the use of the property, or any other misrepresentations or any other way in breach of the rental agreement.

Upon violation of the terms of this agreement, BEACHHOME may terminate this agreement and enter said premises. Upon notice of termination, RENTER shall vacate the premises IMMEDIATELY.


All accommodations are governed by appropriate Costa Rica Laws and also Rules and Regulations that are applicable to said premises. These Rules and Regulations, where applicable, will be enclosed in your arrival packet along with any required parking permits and/or pool keys/passes for the condominium complexes, so be sure to go through them thoroughly.

The parties agree to abide by Costa Rican law. Any conflict, dispute or disagreement, arising as a result of the interpretation, execution, breach, termination or liquidation of this Agreement, is to be settled through arbitration under the Center for Conflict Resolution of the Costa Rican American Chamber of Commerce in San José, Costa Rica, with unconditional submission to its norms and regulations as applicable at the moment of the conflict. 

Thank you for vacationing with BEACHHOME Costa Rica Vacation Rentals!
We look forward to your visit.

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