Short-Term Rental Policy: Strict 60-Day Cancellation, Liability Waiver & Property Acceptance Terms

We welcome you to Villa Kia Orana and are committed to providing a comfortable, high-quality stay. To protect both parties and ensure a smooth experience, the following terms apply to all reservations.

STANDARD CANCELLATION POLICY (Not all reservations have the same cancellation policy. Please refer to your reservation for your cancellation policy)

No Cancellations Within 60 Days of Check-In
All reservations are non-refundable within 60 days of the scheduled check-in date. This applies regardless of reason, including illness, travel delays, personal emergencies, weather events, or force majeure. We highly suggest you get travel insurance to protect any unforeseen last-minute travel changes.
Holiday reservations are non-refundable. This includes all reservations that include the following periods: Thanksgiving, Dec 15-Jan 5, MLK Weekend, President’s Day Weekend, Easter, Memorial Day, Labor Day, Carnival/4^th of July.
Full Refund for Cancellations Made More Than 60 Days in Advance
Guests canceling more than 60 days before check-in will receive a 100% refund of nightly rates, cleaning fees, and applicable taxes less any third-party booking service fee refund that is governed by their own policy.
Modifications Within 60 Days of Check-In
Changes to dates, guest count, or length of stay within the 60-day window are permitted on a case by case basis. We will do our best to accommodate changes but we will not guarantee we can make them and no refunds or credits will be issued.
No-Show Policy
Guests who fail to check in on their reservation date without prior written notice will forfeit the reservation and will not receive a refund.
Travel Insurance Strongly Recommended
We highly encourage all guests to purchase travel insurance that includes trip cancellation, trip interruption, and emergency coverage.

PROPERTY USE & LIABILITY WAIVER

By confirming your booking and entering the property, you voluntarily accept full responsibility for your own safety and that of all guests and visitors. You agree to release and hold harmless the host, property manager, and owner from any liability or claims related to your stay.

This includes, but is not limited to:

Injuries caused by slips, trips, or falls on wet or uneven surfaces (e.g., decks, stairs, patios).
Burns, cuts, or accidents caused by use of cooking equipment, fire features, or household appliances.
Medical incidents, including allergic reactions, environmental sensitivities, or accidents.
Loss, damage, or theft of personal property.
Improper use of amenities such as pools, tubs, fireplaces, barbecues, furniture, etc.

Children and individuals requiring supervision must be monitored at all times. Entry and use of the property and its amenities are entirely at your own risk.

PROPERTY CONDITION & AMENITY ACCEPTANCE UPON CHECK-IN

By checking in and/or receiving the keys or access instructions from the host or property manager, you confirm the following:

You have inspected the property to your satisfaction.
You accept the current condition and cleanliness of the property and its amenities as-is.
You waive the right to dispute or demand refunds or compensation based on the property’s condition, decor, size, amenities, or location.
You acknowledge that any questions or concerns were addressed prior to check-in and that you are satisfied with the accommodations provided.

No retroactive claims or disputes will be considered and no future claims will be allowed once check-in is complete and possession of the keys from the house manager has been taken.

After your stay the property will be inspected by house management and any damage that occurred during your stay will be documented and forwarded to you for replacement/reimbursement. Replacement or repair costs will be subject to shipping and taxes.

LIMITATION OF LIABILITY

To the maximum extent permitted by law, the host and property owner are not responsible for any injuries, damages, losses, delays, or incidental expenses resulting from your stay. Your use of the property is entirely voluntary and at your own risk.

By proceeding with your reservation, you confirm that you have read, understood, and fully accepted all terms listed above. These policies are binding and enforceable, and are in place to ensure a safe, fair, and professional hosting experience for all parties.

Force Majeure, Service Interruptions & Limitation of Liability

Please read this section carefully. By signing this Booking Contract, you (the “Guest”) acknowledge and agree to the following.

1. Island Location and Nature of the Property

Villa Kia Orana is located on St. John, U.S. Virgin Islands — a remote island destination. Electricity, water, internet, telephone, and other utility services are supplied by third-party providers and public utilities over which the Owner has no control. Service interruptions, including island-wide or localized power outages, can and do occur in this region and are a normal characteristic of travel to the Caribbean.

2. Force Majeure Events

The Owner shall not be liable for, and no refund (full or partial), rate reduction, credit, or other compensation shall be owed for, any failure, delay, interruption, or reduction in the enjoyment of the Property caused in whole or in part by events beyond the Owner’s reasonable control, including but not limited to:

• Acts of God and natural events of any kind;
• Hurricanes, tropical storms, high winds, flooding, heavy rain, drought, extreme heat, or other weather conditions;
• Power, electrical, or generator outages or surges; loss or reduction of water, internet, cable, satellite, telephone, or cellular service;
• Failures, maintenance, rationing, or rolling outages by any public utility or third-party provider (e.g., the Virgin Islands Water and Power Authority);
• Fire, earthquake, landslide, or other disaster;
• Epidemic, pandemic, or public-health event; government order, advisory, curfew, travel restriction, or closure;
• Civil disturbance, strike, labor dispute, war, terrorism, or act of public authority;
• Disruption or cancellation of ferry, flight, or other transportation services.

3. Reasonable Efforts; No Guarantee of Uninterrupted Service

The Owner will make commercially reasonable efforts to address service interruptions within the Owner’s control and to assist the Guest where possible. However, the rates paid are for the right to occupy the Property and are not a guarantee of uninterrupted utilities or services, the provision of which depends on third parties. The continuous availability of any specific utility, amenity, or service is not a condition of this booking.

4. No Refund for Force Majeure Events

All payments remain governed by the Cancellation Policy. In addition, the occurrence of any Force Majeure Event during the stay shall not entitle the Guest to any refund, partial refund, rate adjustment, credit, or other compensation, and shall not constitute grounds for a payment dispute or chargeback.

5. Travel Insurance Strongly Recommended

Because events beyond anyone’s control can affect any trip, the Owner strongly recommends that every Guest purchase comprehensive travel insurance at the time of booking. A travel insurance policy that includes trip interruption, trip delay, and travel-inconvenience coverage is the appropriate way for the Guest to protect against losses arising from weather, utility outages, transportation disruptions, and other Force Majeure Events. The Owner does not provide, sell, or endorse any specific insurance product; Guests are encouraged to compare policies and confirm what each covers before purchasing.

6. Guest Acknowledgment and Agreement

The Guest acknowledges that the matters described above are known characteristics of island travel, that they have had the opportunity to obtain travel insurance, and that the rates reflect this allocation of risk. The Guest agrees not to initiate a credit-card chargeback, payment dispute, or reversal on the basis of any Force Majeure Event described in this section, and agrees that this signed acknowledgment may be presented as evidence of that agreement in response to any such dispute.

Guest agrees by agreeing to book