Terms of Service/Contract - Christies Gulf Beach Rentals

Gulf Coast Property Management LLC d/b/a Christies Gulf Beach Rentals

All terms and conditions below apply to all guests and reservations across all managed properties. By confirming a booking, accepting a door access code, or entering a property managed by Christies Gulf Beach Rentals, you explicitly agree to the following legally binding terms:

Last Updated: June 2027

Welcome to Christies Gulf Beach Rentals. This document constitutes a formal legal agreement between you (the “Guest” or “Responsible Party”) and Gulf Coast Property Management LLC d/b/a Christies Gulf Beach Rentals (referred to as “we,” “us,” or “Christies”) at the time of booking.

This agreement governs the use of our website, direct booking platform, and the physical occupancy of the rental property. All transactions and actions are governed by the laws of the State of Mississippi and the United States. Exclusive jurisdiction and venue for any dispute resolution, litigation, or arbitration shall be Harrison County, Mississippi.

1. Definition of Services & Platform Use

Third-Party Links: Our website and digital guest books may feature links to external vendors, local attractions, or service providers to enhance your stay. Guests utilize these links entirely at their own risk. Christies and individual property owners assume no liability for the outcomes, products, or services of third-party platforms.
System Availability: In the event that our direct booking platform or guest portals experience temporary downtime, guests must communicate time-sensitive inquiries directly to the host via phone call or text message.
Modification of Terms: Christies reserves the right to modify or amend these terms and conditions at any time without prior individual notice. The terms in effect at the exact time of the booking confirmation shall govern that specific reservation.

2. Responsible Party & Occupancy Framework

The Account Holder: The individual who executes the booking is designated as the “Responsible Party.” This individual assumes full financial and legal liability for the reservation, regardless of whether they physically occupy the property. Our contract is held exclusively with the individual who books, who is directly responsible for the behavior, safety, and compliance of all additional occupants and visitors.
Mandatory Initial Inspection: To prevent fraudulent claims and ensure immediate remediation of any issues, guests are required to inspect the property immediately upon arrival. Any structural, cleanliness, or functional elements that do not meet advertised expectations must be reported to Christies within two (2) hours of physical arrival.
Remediation Protocol: If an issue cannot be reasonably rectified, Christies reserves the right to request that the guest vacate the property in exchange for a calculated refund. We do not offer cash discounts, partial refunds, or post-stay charge reductions for maintenance items that can be repaired or resolved upon request during the stay (e.g., a running toilet or minor appliance adjustments).

3. Arrival, Departure, and Overstay Penalties

License to Occupy: Your reservation constitutes a limited, temporary license to occupy the property strictly between the established check-in time and check-out time specified in your booking documentation.
Overstay Enforcement: Upon the expiration of the reservation date and time, the license to occupy terminates immediately. Under Mississippi state law, any individual who intentionally overstays their check-out time without explicit, written managerial consent is legally classified as a vagrant and will be subject to immediate removal by local law enforcement.
Liquidated Damages for Overstay: Any unauthorized holdover past the designated departure hour will trigger an immediate penalty rate of 2.5 times the standard nightly rate, alongside full liability for any subsequent costs, including specialized cleaning fees, guest relocation costs for incoming travelers, and all accrued legal fees required
Extended Stays and Maintenance of Transient Status: For reservations extending thirty (30) days or more, the Responsible Party explicitly acknowledges and agrees that the occupancy remains strictly transient lodging in nature and does not establish a residential tenancy under the Mississippi Residential Landlord and Tenant Act.
- To maintain this transient status, the guest affirms and covenants that:
  - The rented property is occupied solely for temporary, short-term vacation or corporate travel purposes, and the guest maintains a separate, permanent, primary legal residence elsewhere.
    - The guest will not attempt to establish legal residency, register to vote, or direct official government mail (other than temporary courier deliveries) to the property address.
      - The guest remains subject to all rules regarding immediate removal, vagrance laws, and lock-out provisions applicable to transient innkeeper guests under Mississippi law if they hold over past their checkout date or commit a material breach of this agreement.
        
        Management reserves the right, at its sole discretion, to require guests on extended stays to execute a supplemental, non-residential Transient Lodging Addendum or to undergo a mandatory mid-stay safety and cleanliness inspection every fourteen (14) days.to effect an eviction.

4. Financial Policies, Taxes, and Fees

Taxation: All reservations are subject to state and local lodging sales taxes, currently calculated at 12% of the total accommodation rate. Christies collects and remits these funds on behalf of property owners to the State of Mississippi. Taxes are broken out transparently on your invoice.
Booking Fees: A fixed booking fee is assessed for each stay to cover merchant credit card processing, digital platform synchronization, and administrative overhead directly associated with securing the reservation.
Price Guarantee: Guests will not be subject to any unexpected fees above the line items authorized in the original, pre-paid invoice unless additional guest services, pet registrations, or post-departure property damages occur.

5. Cancellation, Modifications, and Refund Policy

Guests may cancel their reservation at any time prior to the arrival date via their booking portal or written notice. Refunds are calculated strictly using the following chronological milestones:

30+ Days Before Check-In: Eligible for a full 100% refund of all payments made if canceled at least 30 days prior to the scheduled check-in time.
Booking Grace Period: If a reservation is made fewer than 30 days before check-in, a full 100% refund is permitted only if the cancellation is executed within 48 hours of the initial booking timestamp and at least 14 days prior to the scheduled check-in.
7 to 30 Days Before Check-In: Cancellations made outside of the grace period up to 7 days before check-in are eligible for a 50% refund of the total booking amount.
Fewer than 7 Days Before Check-In: No refunds or credits will be issued for any cancellations executed within 7 days of the scheduled check-in date.
Rule Violation Evictions: If a guest is legally required to vacate the property early due to a violation of local ordinances, community rules, or the terms of this contract, zero refund will be issued for any remaining reservation time.
Managerial Cancellation & Property Substitution: Christies endeavors to provide the exact property reserved. However, if a property becomes uninhabitable due to a sudden change in ownership, critical mechanical failures, or severe property damage, Christies reserves the right to substitute alternative accommodations of comparable size and utility. If an appropriate substitute property cannot be secured through no fault of the guest, a 100% refund will be issued, or the guest may choose a future stay with an applicable 10% discount.
Calendar Synchronization: While our platform utilizes advanced channel management software to sync calendars across third-party networks (e.g., Google, VRBO, Expedia), rare double-bookings can occur. If a double-booking occurs through no fault of your own, Christies will immediately attempt to find alternative lodging. If you reject the offered alternative, you will receive an immediate 100% refund.
Travel Insurance: We strongly encourage guests to purchase third-party travel insurance to safeguard their financial investments against unexpected life events, medical emergencies, or schedule changes that fall outside of our standard cancellation windows.

6. Weather, Environmental, and Named Storm Policies

Hurricane Season Risks: The Mississippi Gulf Coast is subject to tropical weather systems and hurricanes, primarily from June 1st through October 31st annually. Natural weather events, including named storms, do not invalidate our standard cancellation policy. Christies is not financially responsible for mandatory evacuations, voluntary cancellations, or altered travel itineraries resulting from acts of nature.
Monitoring Protocols: Guests are advised to monitor the National Weather Service or local television broadcasts during hurricane season. If the National Weather Service issues a forecast indicating a named hurricane of Category 3 or higher is projected to make direct landfall on or adjacent to the Mississippi Gulf Coast, we strongly advise guests against traveling to the region.
Active Stay Protocols: In the event that a critical storm develops while a guest is currently occupying a Christies property, management will establish direct communication to coordinate safety protocols, shelter instructions, or orderly evacuation measures in compliance with local emergency directives.

7. Community Standards, Local Laws, and Ordinances

Local Compliance: Guests are strictly required to adhere to all municipal noise ordinances, parking restrictions, and civil codes. Any fines, citations, or legal penalties assessed to the property owners or Christies as a direct result of a guest’s behavior will be charged back entirely to the guest, along with a management coordination fee and legal expenses.
Underage Party Prohibitions: Christies maintains a zero-tolerance policy regarding un-monitored events or parties thrown for minors. The Responsible Party must ensure full supervision and compliance with the law at all times.
Trash and Sanitation Management: All household waste must be securely bagged, placed inside the designated exterior roll-carts, and rolled to the curb on the specific collection days highlighted in the on-site Guest Information Binder. Trash must never be left loose outside of the rigid bins, as the local coastal climate attracts vermin.
Parking Parameters: Vehicles must be parked exclusively within the designated driveways, carports, or assigned stalls detailed in the Guest Information Binder. Parking on lawns, blocking neighbor driveways, or obstructing public rights-of-way is strictly prohibited and subject to immediate towing at the vehicle owner’s expense.
Homeowners Association (HOA) Overrides: If a rental property is situated within a gated community or condominium complex governed by an HOA, the guest is legally bound to follow all posted HOA rules. Any fines issued by the association due to guest non-compliance will be billed directly to the guest’s ledger.

8. Municipal Occupancy Constraints

Enforced Limits: Several coastal municipalities and condo associations enforce strict legal occupancy limits on short-term rentals to comply with safety and zoning guidelines. Maximum occupancy limits are explicitly displayed on our listing pages and within the on-site property binders.
Mandatory Eviction Regions: If code enforcement officers or HOA representatives establish that an unauthorized headcount is occupying a property within the cities of Ocean Springs, Long Beach, Pass Christian, or Biloxi (or any managed condominium complex), the reservation will be terminated immediately. Guests will face immediate eviction with zero financial refund.

9. Prohibited Activities & Restricted Behaviors

Violation of any item within this section constitutes a material breach of contract and provides grounds for immediate removal without compensation:

Illegal Substances: The possession or consumption of illegal drugs is strictly prohibited. Marijuana remains classified as a controlled substance under federal regulations and state frameworks; its use, cultivation, or possession is entirely banned on all managed properties, including outdoor decks and common areas.
Underage Drinking: The consumption of alcoholic beverages by individuals under the age of 21 is strictly forbidden on the premises.
Unattended Minors: Children must never be left completely unattended inside the property, on elevated decks, or near water features.
Firearms Policy: While firearms are permitted on site in accordance with state laws, the discharge of any firearm, weapon, or firework is completely prohibited anywhere on the property boundaries, except in verified scenarios of legal self-defense. Minors under 18 may not possess firearms on the property under any circumstances.
Property Modifications: Guests must not alter the physical setup of the home, including moving interior furniture to outdoor areas, adjusting structural barriers, or altering mechanical infrastructure.
Automotive Maintenance: Performing mechanical repairs, changing automotive fluids, or flushing vehicle systems is strictly prohibited on the driveways or grounds of the rental property unless express written permission is granted by management in advance.

10. Strict Non-Smoking Policy

Interior and Exterior Boundaries: All Christies properties are strictly non-smoking environments. Smoking of any substance (including tobacco, vaping products, e-cigarettes, and marijuana) is completely prohibited inside the home. Smoking on exterior porches, patios, or decks is also banned if the primary entry doors or windows to those areas remain open.
Remediation Penalties: If air testing, physical residue, or odor analysis indicates smoking occurred inside a property, an automatic minimum remediation fee of $950 will be billed to the guest. The guest is also fully liable for any documented loss of rental income resulting from subsequent reservations that must be canceled or delayed to facilitate deep cleaning, duct clearing, and fabric ozone treatments.

11. Property Maintenance, Damage, and Departure Cleanliness

Standard Cleaning Scope: The standard cleaning fee covers routine laundry of linens, professional sanitization of bathrooms and kitchens, vacuuming, and washing floors between stays. It does not cover excessive mess or neglect.
Guest Departure Obligations: Upon checkout, guests are expected to leave the property in a respectful condition. This requires placing all accumulated garbage into external bins, loading and starting the dishwasher (or thoroughly washing utilized flatware/dishes), wiping down counters, and clearing prominent debris from flooring.
Liability for Destruction: Guests are financially responsible for repairing or replacing any furnishings, artwork, electronic devices, structures, or personal property damaged or removed during their occupancy. Permanent stains on carpets, upholstery, or flooring will be repaired professionally at the guest’s expense, inclusive of external vendor costs and a management fee.
Accidental Damage Insurance: Christies offers an optional, low-cost Vacation Damage Insurance policy during the online check-in process. We strongly recommend that large groups, families traveling with children, or long-term guests secure this protection prior to arrival.
Non-Emergency Maintenance Window: Emergency maintenance (e.g., active water leaks, electrical shorts, health-threatening failures) will be addressed immediately. Non-emergency requests—including dead remote-control batteries, minor cosmetic issues, or secondary appliance questions—must not be reported after 9:00 PM and will be deferred to regular business hours.

12. Swimming Pool Safety Rules (Where Applicable)

For properties featuring private or community swimming pools, usage is strictly subject to the following safety regulations. Use of the pool constitutes full legal acceptance of this risk framework:

No Lifeguard on Duty: All swimming pool facilities are unmonitored. Guests swim entirely at their own risk.
Minor Supervision Milestone: Children and teenagers under 18 years of age must be directly supervised at all times by a responsible adult (age 21 or older). To ensure basic safety margins, at least two people must be physically present in the pool area whenever a minor is swimming; solo swimming by minors is entirely prohibited.
Diving & Behavior Restrictions: Diving is strictly prohibited due to structural depth limitations. Running, horseplay, pushing, or reckless behavior is banned on the pool deck.
Glassware Ban: Glass containers, bottles, or cups are absolutely prohibited inside the pool enclosure. Broken glass requires complete pool draining, professional vacuuming, and structural checks, the costs of which will be billed directly to the guest alongside a structural shutdown penalty.
Sanitation: Proper swimwear is mandatory. Infants or toddlers who are not fully toilet-trained must wear approved, leak-proof swim diapers at all times.
Barrier Integrity: Safety gates, self-latching mechanisms, and structural pool barriers must remain closed and securely latched at all times when the pool area is not actively occupied.

13. Animals, Service Dogs, and Pet Policies

Pet-Permitted Houses: Guests must confirm that a specific property explicitly permits standard pets before finalizing a reservation. Properties that allow pets enforce strict limits regarding the quantity, weight, and species of the animal. A non-refundable pet fee is required at the time of booking. Failure to register a pet prior to arrival will result in the fee being assessed at 1.5 times the standard rate upon discovery.
Unauthorized Pet Penalties: Bringing an unregistered pet into a non-pet-friendly property will trigger an immediate minimum penalty charge of $350, plus specialized allergen and deep-cleaning fees ranging between $200 and $900, depending on the physical condition of the soft furnishings.
Animal Containment: Pets must never be left unattended on the property grounds unless securely resting inside an owner-provided portable kennel or crate. Excessively barking dogs that create a localized neighborhood disturbance must be boarded externally or removed; failure to control a noise disturbance may result in an eviction without a refund. Guests are required to pick up all solid pet waste, seal it within bags, and place it directly into the exterior trash bins.
Service Animals (ADA Compliance): In strict compliance with ADA Title II and Title III regulations (28 C.F.R. § 35.104 and § 36.104), professionally trained Service Dogs that perform specific tasks to mitigate a documented disability are fully welcomed across all properties. In accordance with federal guidelines, Emotional Support Animals (ESAs), comfort animals, and non-canine species are not classified as service animals and remain subject to standard property-specific pet restrictions.
Fraudulent Service Animal Representation: Under Mississippi Law (Miss. Code Ann. § 43-6-155), it is an explicit misdemeanor to knowingly misrepresent an animal as a trained service animal, carrying civil penalties and fines up to $1,000. Guests traveling with a service animal must provide a written attestation during check-in confirming compliance with ADA definitions.

14. Intellectual Property, Security, and Privacy

Content Rights: This website, its digital assets, scheduling engines, and brand marks are the exclusive property of Gulf Coast Property Management LLC.
Guest Reviews & Promotion: Guests are encouraged to submit comments, reviews, and feedback regarding their stay. By publishing a review, you grant Christies a royalty-free, perpetual, irrevocable, worldwide license to utilize your written text and first name for promotional marketing, blogs, and website displays. Christies will never expose your full surname, email address, phone number, or personal identifying credentials to the public.
Security Surveillance: No cameras, recording devices, or optical sensors are active within the interior living spaces of any Christies property during a guest’s stay. Exterior security cameras, smart doorbells, and automated electronic locks are deployed to monitor access points, protect property physical integrity, and assist with remote check-in logistics. These systems may be reviewed after-the-fact or live-monitored.
Forgotten Items: Christies assumes no legal bailment or financial responsibility for personal assets left behind after check-out. If a forgotten item is located, it can be shipped back to the owner at the guest’s expense. The invoice will include packing materials, tracking oversight, courier fees, and shipping costs. All unclaimed items are permanently discarded or donated after five (5) calendar days.

15. Environmental Health and Safety (Mold & Mildew)

The coastal environment of the Mississippi Gulf Coast presents naturally high humidity levels. The health, air quality, and physical safety of our properties are monitored continuously. If a guest contacts Christies post-arrival with a subjective complaint regarding potential atmospheric mold or mildew, Christies reserves the right to request that the guest vacate the property immediately to allow professional air-quality vendors to execute inspections. No partial credits, rate reductions, or free nights will be issued, as monetary adjustments do not resolve potential air quality issues. A full structural remediation evaluation will take place once the property is entirely vacant.

16. Credit Card Fraud & Pre-Emptive Chargeback Policy

Agreement Against Fund Recalls: By executing this booking, you explicitly authorize the credit card charges on your ledger and agree that you will not initiate a chargeback or dispute with your issuing bank for legitimate fees, standard cancellation withholding, or authorized damage assessments that comply with these terms.
Administrative Chargeback Fees: Any attempt to reverse a credit card charge through a banking institution to bypass our cancellation policy or avoid valid fees will trigger an immediate $75 administrative processing fee, plus document preparation fees billed at our standard operational hourly rates.
Legal Escalation, Financial Recovery, and Criminal Referral: If a chargeback is successfully executed by a guest’s bank and legitimate funds are withheld from Christies, the outstanding balance will immediately be turned over to a specialized collections agency or filed directly within the Harrison County Justice Court. The guest explicitly agrees to reimburse Christies for all collection fees, court filing costs, operational overhead, and reasonable attorney fees.

Furthermore, under the Mississippi Credit Card Crime Act (MS Code § 97-19-21) and MS Code § 97-19-1 (Defrauding an Innkeeper), initiating a fraudulent chargeback with the intent to avoid payment for accommodations or services received constitutes a crime. For disputes totaling $100 or more, this offense is classified as a felony under Mississippi law. Christies strictly enforces a zero-tolerance policy for theft of services and reserves the right to refer verified instances of digital contract fraud, bad-faith fund reversals, or signature fraud to local law enforcement for criminal prosecution, as well as filing a comprehensive federal review with the FBI’s Internet Crime Complaint Center (IC3).

17. Comprehensive Indemnification and Liability Release

You explicitly agree to maximize the safe, reasonable use of the vacation rental property. You hereby agree to indemnify, defend, and hold harmless Gulf Coast Property Management LLC d/b/a Christies Gulf Beach Rentals, their corporate officers, staff members, contracted vendors, and the individual property deed-owners from any and all physical accidents, medical injuries, structural illnesses, thefts, property losses, or fatalities that may arise during or as a result of your occupancy. This comprehensive release encompasses all acts of nature, weather damage, personal negligence, or accidents occurring on decks, stairs, docks, boat launches, or within swimming pools.

18. Binding Arbitration Framework

In the event of a persistent legal conflict, contractual dispute, or interpretation disagreement arising out of this rental agreement or your physical stay, all parties explicitly agree that the matter shall be resolved exclusively through final and binding arbitration. The arbitration shall be independently administered by the American Arbitration Association (AAA) in strict accordance with its Commercial Arbitration Rules. The physical location for the arbitration proceedings shall be Harrison County, Mississippi, and the arbitrator’s judgment may be entered within any court holding competent jurisdiction.

Digital Acknowledgment and Contract Execution

This document constitutes the complete framework and entire contract for property utilization between the Guest and Christies. Entering the physical boundaries of a Christies Gulf Beach Rentals property, inputting an electronic access code, or confirming your reservation payment configuration constitutes full, uncompromised legal execution and acceptance of these terms and conditions. You may download, print, or request a digital transcript of this active agreement at any time via your checkout portal or guest confirmation link.