Policies & Rules -Draft

Policies & Rules

Having a good relationship and understanding with our guests is invaluable.
So, it is a good idea to set a clear set of policies and rules ensure that your stay is safe, yet enjoyable!

2J Properties’ Good Neighbor Policy

Guest Code of Conduct

We are pleased to make 2J Properties Vacation Rental available for visitors to share and enjoy all that Gulf Shores and Northwest Arkansas has to offer. Please bear in mind that the Property you are renting is someone’s personal residence and/or in a neighborhood with many permanent residents. To ensure the quality of our Property and the peace and quiet of our neighborhoods, all occupants must adhere to the guest code of conduct and our rental terms and conditions. Certain Property have additional restrictions so Please contact or message us in advance of booking to make sure this Property and our policies are compatible with your group and intended use. We thank you in advance for your understanding.

  • Identification and use: The names and ages of all occupants and proposed use of the property must be provided. A government-issued identification and the credit card used at booking must be presented at check-in prior to check-in. All adult groups must be 25 years of age or older for rentals less than 30 days.
  • Maximum Occupancy: Guests shall not exceed the number of adults and children published on the property listing. Additional daytime guests are limited to a maximum of 4 and must depart prior to 10:00 PM. House parties and/or gatherings are strictly prohibited and will result in immediate eviction with no refunds.
  • Noise: The City of Gulf Shores has a 24hr/day noise ordinance stating that excessive noise that is not associated with construction, events or necessary activities and is plainly audible at 100 feet is subject to penalty at any time of day. Guests must keep the volume of voices and music to a reasonable level and bring conversations indoors after 10:00 p.m. and close windows and doors to keep any noise inside.
  • Trash: All other garbage items should be bagged, tied closed, and placed only in the trash or recycle bin. Please contact us if the bins are full.
  • Parking: Do not exceed the designated amount of parking provided on the property. Do not block neighboring driveways or use others parking spots, and maintain access for emergency vehicles at all times. The Gulf Shores complex requires a $25 dollar per stay parking fee with a maximum of two (2) vehicles. For the boaters, we have a boat ramp and two private piers, one with boat slips with a $20 boat launch fee per vessel.

Rental Terms and Conditions

Please do not proceed with a booking if you are not comfortable with these policies


“Guest” is an adult at least 25 years of age and will be occupying the Property during the entire reserved period unless other arrangements are approved in writing by 2 J Properties. Guest and occupants’ government issued I.D. must be presented upon request. Guest assumes responsibility for the actions of all occupants and visitors to the Property. No keys or entry code will be issued to anyone who is not an adult at least 25 years of age. Any reservation found to be obtained under false pretense will be subject to forfeiture of all payments and deposits and the party will be required to vacate the property immediately.


Should Guest wish to cancel their reservation, the notice of cancellation must be in writing and Guest is responsible to verify receipt and confirmation in writing from 2 J Properties.

  • For notice received thirty (30) or more days prior to the check-in date, 2 J Properties will refund 100% of payments received, less 3% of the rental amount and tax.
  • For notice received less than thirty (30) days prior to check-in date, 2 J Properties will refund 100% of payments received, less 50% of the rental amount and tax. Insurance is non-refundable.
  • For notice received fifteen (15) days or fewer prior to check-in date, Guest will be liable for 100% of the contracted amount less tax, cleaning fees and Vacation Rental Damage Protection. Insurance is non-refundable.

There are no refunds for early departures, delayed arrivals, construction activity, inclement weather, or reduction in the number of nights reserved for any reason. Trip cancellation insurance is highly recommended. If the Property becomes unavailable or unsuitable for rent for any reason whatsoever, including but not limited to, casualty loss, construction, noise, physical deterioration, or loss of utility services, the 2 J Properties’ liability will be limited to the return of all monies paid on account at the time of cancellation by the 2 J Properties. In the event 2 J Properties cancels the reservation; 2 J Properties will attempt to substitute the Property with a like-kind. All monies received will be refunded to Guest within 7 business days of confirmation of notice of cancellation.


2 J Properties or its agent has the right to inspect and photograph the condition of the premises without prior notice at any time to enforce the terms of this agreement. Should Guest or any occupants violate the terms of this Agreement, Guest shall waive all rights to due process for failure to vacate the premises upon termination. Guest is notified that all individuals occupying the Property will be subject to immediate eviction procedures under State law. 2 J Properties or its agent may enter the premises and remove Guest, the members of Guest’s party, and their belongings. Noise disturbances or use of the Property for any unlawful purpose including, but not limited to the possession, serving, or consumption of alcoholic beverages by persons less than 21 years of age, house parties or keg parties, beer pong, or use of common areas in a manner contrary to the provisions of this agreement, or the rules of the Property owner’s association, are prohibited.


50% of the total amount is due for reservations received more than 60 days prior to the arrival date.100% of the balance is due 60 days or less from the arrival date. Accepted forms of payment are major credit cards, wire transfer, or personal checks. Guest agrees to provide 2 J Properties with a valid credit card to be used for any non-payments or damages. Should Guest fail to make the final payment in full by the due date, 2 J Properties may in its sole discretion deem the reservation null and void or charge the final payment to Guests credit card. Should Guest utilize a different party’s credit card for payment, it must be pre-approved by 2 J Properties and there is a $25 fee per each additional transaction. Guest assumes all liability and will be financially liable for any disputed or chargeback amounts by said party. Rates are subject to change and no refunds are given in the event advertised rental rates are reduced. If a discrepancy arises between information or rates quoted verbally, on the website, email or otherwise, the rate on the reservation will prevail. In the event incorrect information or rates are quoted due to a typographical or other error, 2 J Properties shall have the right to refuse, cancel or limit any reservations listed incorrectly.


Guest is offered VRDP at the time of booking. If during the dates of occupancy, Guest causes any damage to real or personal property of the Property or premises as a result of inadvertent acts, and the total cost of damage is not covered by a Security Deposit, the VDRP will be applied to cover the additional cost of repair or replacement of such property up to a maximum benefit of $3,000.00. Guest must notify 2 J Properties of any damages prior to check out for the VRDP to apply. Any repairs or replacement costs not covered by the VDRP will be charged to Guest. 2 J Properties may impose a refundable Security Deposit in addition to the VDRP at any time prior to or during the dates of stay. If a Security Deposit is imposed, it must be paid to 2 J Properties upon demand, or Guest will not be allowed to enter or remain in the Property. The Security Deposit may also be withheld or surrendered should Guest violate any terms of the agreement, including noise disturbances. The Security Deposit less any deductions will be returned within 14 days of the departure date. If damaged real or personal property is deemed by 2 J Properties to be intentional or because of negligence, reimbursement will not be covered by the VRDP and will be deducted from the Security Deposit or charged to Guest. Should 2 J Properties be unable to recover costs of repairs or replacements from the Security Deposit or credit card on file, Guest is responsible to provide an alternative method of reimbursement within 48 hours of notification. The VRDP does not cover missing items or damage from pets or allergy/flea/smoking remediation.


Should Guest need to transfer the reservation to a substitute Guest, substitute Guest must be approved by 2 J Properties and agree to all current terms and conditions. A $150 transfer processing fee shall be applied to the reservation.

  1. CHECK-IN:

Check-in time is 4:00 PM. Early check-in is allowed only with prior written approval. Keys or entry code will be provided once all fees and charges have been collected. If for some reason, the Property is not ready for check-in you will be notified. Please do not attempt to check-in or visit the Property prior to notification that the Property has been cleared for check-in. Please notify 2 J Properties upon arrival so we may ensure the Property is to your satisfaction.


Check out time is 10:00 AM. There is no holding over. PRIOR WRITTEN APPROVAL IS REQUIRED from 2 J Properties for late check-out. Cleaning and maintenance are pre-scheduled, so adhering to the Check-Out Time is very important. A fee will be charged for each hour (or portion thereof) past the required check out time and Guest will be liable for any additional damages incurred, but not limited to the cost of supplying alternative accommodations for arriving guests.


Each Property will be inspected, sanitized, and cleaned prior to your arrival and after your departure. Guest should leave the Property in the same general condition at Check-In meaning:
a) Rubbish and discards removed or placed in the garbage.
b) Cooking and other messes cleaned up and dishwasher started.
c) Put back any furniture or items that have been moved (inside and outside the Property).
d) Garage remote(s) on the kitchen counter. All other remote controls left in plain sight.
e) Turn-off lights, heater/air conditioner, fans, appliances, etc.
f) Make sure all doors and windows are closed and locked.
g) If the Property is equipped with a lockbox, please return keys to the lockbox after locking up.
The cleaning fee is for a standard cleaning only. If the Property was left in a state that additional cleaning is required, fees will be charged to Guest’s credit card on file. A $25 per item fee will be charged for each missing key and $75 for each garage door opener and remote control that is not left at the Property upon check-out.


Guest understands and agrees that Property shall be occupied by no more than the number of individuals (including children and infants) indicated on the website listing, and day/evening guests are limited to 4 persons. A minimum charge of $200 per day per person may be imposed for excess occupancy. All-day/evening guests must vacate the premises by 10:00 p.m. Should Guest wish to entertain or have more than 4 guests; Guest must obtain pre-approval by 2 J Properties in writing.


The Property is fully furnished, and includes ready-made beds, 1 set of bath towels per guest, and an equipped kitchen. Furnishings and amenities are not new and may exhibit signs of wear and tear. Amenities and furnishings are subject to change and may or may not be the exact same as represented due to replacement, substitution, or other reasons. 2 J Properties provides a starter kit of soaps, dish detergent, laundry soap, shampoo, toilet paper, paper towels, and other dispensable items. Since a limited supply is provided, Guest should plan to shop to replenish these items if necessary. 2 J Properties assumes no responsibility for the quality or contents of any food products left on the premises and Guests use and/or consumption of the same is not recommended and shall be at Guest`s own risk(s). Towels (except beach towels) and linens are not to be taken from the Property.


Landline phones are provided. Emergency medical, fire and police service can be called by dialing 911. The Beaver Lake property may have poor cell phone coverage. Please consult with 2 J Properties if you are concerned with cell phone signal strength.


Guest and their guests shall behave in a civilized manner and shall be good neighbors, respecting the rights of the surrounding neighbors, and shall not create noise or disturbances that interfere with the quiet enjoyment of their property. Outdoor noise or noise carrying outside from inside the Property should be kept to a minimum regardless of the hour and in compliance with the local Noise Ordinance.


Guest must notify 2 J Properties upon arrival to the Property. Upon arrival, Guest shall examine the Property, all furniture, furnishings, appliances, fixtures and appearance of the property, and shall report any deficiencies upon discovery. Guest also agrees to immediately notify 2 J Properties of any occurrences that may cause damage to the property or adjacent Properties and to take any necessary measures to mitigate damage. Otherwise, Guest may be responsible for damages for failure to do so. Guest acknowledges that unless 2 J Properties is notified on the day of check-in of any damage or cleaning concerns, Guest will be liable. All damages, breakage, lost or missing items during the occupancy will be Guest`s responsibility and must be reported to 2 J Properties prior to departure.


Should Guest or acquaintance of Guest rent another property in proximity to the original rented property, no items shall be moved from Property to Property. Because of wear and tear, plumbing, and noise considerations, no more than 4 – 6 guests from either Property should occupy the other.


Guest shall place all food scraps in the garbage and not sinks. All waste generated during the rental period must be disposed of in a lawful manner in trash bags and in the receptacles provided. Guest is cautioned not to leave trash outside for long periods of time because it attracts pests. Contact 2 J Properties for any hauling needed or concerns.


Guest shall not sublet the property.


No smoking is allowed on the premises. If smoking does occur on the premises, Guest may be evicted and is financially responsible for all damage caused by the smoking including, but not limited to, stains, burns and the cost of odor remediation and removal and replacement of damaged property.

  1. PETS:

Pets are prohibited. If an unauthorized pet is found on the premises, Guest may and/or pet may be evicted and Guest is responsible to remedy any and all pet damages and the cost of remediation, including pet allergen remediation, flea remediation and reimbursement to 2 J Properties. This includes any refunds or costs necessary to relocate or compensate for the relocation of future guests until remediation is completed.


Guest expressly acknowledges and agrees that this Agreement is for transient occupancy of the Property and that Guest does not intend to make the Property a residence or household.


Guest agrees not to access the owner`s storage area, even if unlocked, which contains the owner’s personal property and may contain cleaning supplies and chemicals that could be hazardous to children and adults.


The Property is equipped with a minimum of one (1) fire extinguisher. It is the duty of the Guest to locate fire extinguisher, notify all other occupants of the location, and inform management immediately should the fire extinguisher be missing, or be less or become less than fully charged.


The Property has smoke detectors and a carbon monoxide detector installed and they are believed to function properly at the time of rental. Guest will notify management without delay if detectors are missing, uninstalled, “chirps” or have a low battery condition.


Guest is advised that in many high-density beach communities, parking is at a premium and alleyways, garages and parking spaces can be smaller than normal. Guest is advised to ask for measurements if parking is needed. No refunds will be given if vehicles do not fit in designated spaces. Please verify the dimensions of spaces and vehicles.


Guest shall see to their own and to the Property security by locking doors, windows, garage doors, etc. when it`s prudent to do so and always when the Property is unoccupied.


Guest shall not make or permit to be made any alterations to the Premises or change or add any lock without the prior consent of 2 J Properties.


2 J Properties shall bear no responsibility for lost, stolen or abandoned items. Every reasonable effort will be made to contact the Guest for return. There will be a minimum $25.00 handling charge plus shipping costs for any found items returned at Guest`s request. 2 J Properties shall not be held liable for the condition of said items. Any items not claimed for longer than 30 days may be donated or sold.


Services are provided as a convenience only and are not integral to this agreement. No refund of rents shall be given for outages, content, lack of content, speed, access problems, lack of knowledge of use, or personal preferences in regard to service.


Most rentals are not equipped with air conditioning. If so equipped, and if not regulated otherwise, Guest agrees that Air conditioning shall not be set below 72 degrees and heat shall not be set above 78 and that the fan setting shall be “Auto”. Doors and windows shall be closed when either heat or air conditioning is in operation. There are no refunds for lack of or malfunctioning HVAC.


If so equipped, spa heating is included. Pool heating, unless solar equipped is an additional fee and must be paid for prior to use. Guest agrees not to tamper with pool heat controls or manipulate heater in any way. Pool heat shall not exceed 86 degrees. Guest understands that the area surrounding the pool and spa may not be fenced or secure. Guest also understands and agrees to be responsible and liable and will pay 2 J Properties upon request for any damages that occur to the pool and spa and related systems because of tampering, misuse, and/or negligence.


Utilizing electrical outlets to charge vehicles is prohibited without preapproval in writing. Guest will assume any and all liability and be subject to additional fees in this event.


In the event, the rental Property sustains a failure of a system, including but not limited to water, sewer, septic, electrical, gas, plumbing, mechanical, appliances, heat pump, ventilating, pool, hot tub or other system or structural systems, furnishings or amenities, 2 J Properties will make every reasonable effort to repair or replace the failed system or equipment, and in such event, Guest agrees to permit 2 J Properties or its service provider to have reasonable access to the Property to inspect and make such repairs. Neither the Property owner nor 2 J Properties shall be liable to Guest for damages, and no refunds will be given for such failures.


Guest is aware that Property is in a populated area and it is, therefore, subject to noise from nearby residences/businesses/traffic and or construction. If Property has common walls, ceilings, or floors, noise will likely travel between and cause disturbance to Guest from other residences.


2 J Properties does not accept liability for any loss or damage caused by but not limited to the following: weather conditions, natural disasters, pests, construction disturbances, pandemics, acts of God, or other reasons beyond its control. There shall be no refunds of rents because of shortened stays, ruined expectations, or departures due to work and family emergencies, illness, unavailability of any or all parts of the Property, or any other reasons. It is highly recommended that Guest purchases travel insurance.


If Property is actively listed for sale or lease, 2 J Properties may notify Guest to schedule and show Property.


for spa, hot tub, Jacuzzi, whirlpool, pool, sauna, pond, decks, railings, bunk beds, etc. herein referred to as Special Features. If so equipped, it is the Guest`s responsibility to practice and explain safety precautions to other occupants. Guest understands that there are special risks involved for anyone, particularly children who are not carefully supervised, person(s) intoxicated, on any kind of drugs or medication, with health risks, or if pregnant. Guest agrees to explain the risks of the presence and use of Special Features to all occupants at the Property. Guest agrees to instruct all guests on-premises to not access any off-limit, or unsafe sections of the property including roof-tops. Swimming pools and spa may not be fenced. Even if so, special care should be taken. Guest agrees to assume all responsibility to make all occupants aware of risks and for the consequences of those risks and to be fully and solely responsible for any accidents that may occur. Guest agrees to waive any claim whatsoever against the Property owner or 2 J Properties for accidents or claims.


If for any reason, the Property is not available or becomes unavailable or uninhabitable for the reservation dates, every effort will be made to locate substitute accommodations. If the substituted Property rents for more for the same period, or remaining period respectively, Guest will have the option to pay any additional charges or cancel the reservation within 72 hours of notification of Guest by 2 J Properties. However, if the substituted Property rents for less for the same period, the difference will be refunded to Guest. In any event, the sole remedy for any perceived damages, liability, or inconvenience is a full refund of the rental amount upon Guest cancellation. It is highly recommended that Guest considers the purchase of travel insurance.


It is mutually understood and agreed that 2 J Properties is acting as Agent only for the Property owner and has no liability to either party for the performance of any terms or covenant of this agreement. Furthermore, Guest understands 2 J Properties is being compensated in this transaction by the Property owner and is contractually obligated to protect the interest of the same. 2 J Properties hereby discloses to Guest that should Guest elect to purchase travel insurance protection or damage insurance through 2 J Properties, 2 J Properties may be compensated by the provider(s) for cooperation in the transaction.


The Guest and all occupants shall hereby indemnify and hold harmless the 2 J Properties and the Property owner against any and all claims of personal injury, property damage, or loss arising from the use of the premises regardless of the nature of the accident, injury or loss. Guests also expressly recognize that any insurance for property damage or loss which the Landlord may maintain on the property does not cover the personal property of Guests, and that Guests should purchase their own insurance if such coverage is desired.


The undersigned, for himself/herself, his/her heirs, assignors, executors, and administrators, fully releases and discharges 2 J Properties and Owner from any and all claims, demands, and causes of action by reason of any injury or whatever nature which may have occurred to the undersigned, or any of his/her occupants or guests as a result of, or in connection with the occupancy of the premises and agrees to hold 2 J Properties and Owner free and harmless of any claim or suit arising therefrom. In any action concerning the rights, duties, or liabilities of the parties to this agreement, their principals, agents, successors, or assignees the prevailing party shall be entitled to recover reasonable attorney fees and costs.


Any exceptions to the above-mentioned policies must be approved in writing by 2 J Properties in advance.


Any disputes under this Agreement shall be governed by and interpreted in accordance with the laws of the State of California. Any action relating to this Agreement shall be filed only in the San Diego County court in California in which county the Property is located. Both parties’ consent to the exclusive venue and jurisdiction of such court. Guest agrees to pay all reasonable costs, attorney`s fees and expenses that shall be made or incurred by the 2 J Properties enforcing this agreement.


Facsimile signatures are deemed original signatures and approving online terms and conditions constitute approval of the terms and conditions.


Guest agrees to provide 2 J Properties with a valid credit card for the duration of the reservation. Guest is providing the credit card as a guarantee. Guest certifies that he/she has read and agrees to abide by the terms of this agreement, and agrees to pay and authorize 2 J Properties to charge any rental amounts, taxes, security deposits, extra cleaning, missing property and any damages not covered under the Security Deposit Protection (Paragraph 3) and fines or charges pertaining to violations of the rental agreement. Guest understands that all credit card sales are final. Should 2 J Properties be unable to recover costs from the credit card on file, Guest is responsible to provide an alternative method of reimbursement within 48 hours of notification.


By checking the box and clicking on the “I AGREE” button, Guest is consenting to the use of an electronic signature in lieu of an original signature on paper. Guest has the right to request to sign a paper copy instead. By checking the I AGREE button, Guest waives that right. After consent, Guest may, upon written request to 2 J Properties, obtain a paper copy of the electronic record. No fee will be charged for such copy and no special hardware or software is required to view it. Guests’ agreement to use an electronic signature for any documents will continue until such time as Guest notifies 2 J Properties in writing that you Guest longer wishes to use an electronic signature. There is no penalty for Guest withdrawing this consent. Guest should always ensure that 2 J Properties has a current email address on file to contact Guest regarding any changes, if necessary.

Ashlee June 2022

We had an amazing vacation. This condo was just perfect for what we needed. Us and another couple stayed here and it was just right! The walk to the beach wasn’t bad at all. The pool and hot-tub area was super cool. Also the lagoon was just there so that was perfect for fishing. Overall great experience would definitely stay here again!

Kathy June 2022

What a great property! Loved our stay, the pool was great, the condo was decorated so beautifully, but still comfy. Location was across the street from the beach, very close. Staff so friendly and helpful, our host Meagan was wonderful, very helpful. Will definitely stay again.

Chelsea June 2022

Perfect place to stay with a beautiful resort like feel over looking the bay. Right across the street from a small beach and 5 minutes from the larger public beach and bigger restaurants/shopping. Meagan was the perfect host and quick to respond.

Julie June 2022

Meagan’s condo was precious. The decor was amazing and the condo was very clean. We recommend staying at Megan’s condo!!

Jessica June 2022

Everything was nice and clean. great location not far from the Hangout.....Meagan responds within minutes to any questions or concerns

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