Terms & Conditions | Beach Pros Realty

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CHECK IN is no earlier than 3 PM. You may check-in anytime between 3PM and 5PM.

If by design or due to unexpected delays, you need to check-in after 5PM, we've got you covered. Just call our office during business hours or BEFORE 5PM and let us know. Your packet and keys will be in the drop box just outside our office door. Our hours are Monday through Saturday 9AM - 5PM. We will go over a few details and tell how to get your keys and Check-in packet after hours. You will need a code, so please don't forget to call us! There are no refunds due to late occupancy. Please do not go to the property before checking in at our office as it delays cleaning, servicing, and inspection of the property and your check-in time.

Check-out is no later than 10 AM. You must vacate your property no later than 10 AM. We only have between 10 AM and 3PM to take care of all the cleaning and maintenance prior to the next guest's arrival at 3PM. Thank you for your understanding. Late check-outs will be billed an extra day's rent.

Upon check-out, please review the check-out list that you will be provided in your Check-in Packet. We only ask that anything you bring into the home be taken out when you depart, and that it be left in substantially the same condition as when you arrived. All food and perishables as well as all trash needs to be put in the large trash bins outside at beach homes or in the trash chutes or dumpsters at beach condos. Please put your dirty dishes in the dishwasher and start it before you leave. Pull your linens from the beds and pillows and leave in a pile. Leave mattress pads on the beds. We ask that you not rearrange the furniture, if you do, please make sure it is put back where it belongs before you leave. PLEASE make sure you have all your belongings. We cannot be responsible for items left behind. However, if something is turned into our office, we will contact you. You will need to pay a service fee along with cost of postage for returning any items left behind.

Due to the very short time frame we have to prepare the properties for the arriving guests, we cannot guarantee early check-in on houses or 4 bedroom condos. You may contact us AT LEAST 48 hours in advance of your arrival and we may be able to arrange it as long as no one is departing the day of your arrival. Early Check-in is $100.

If you are paying by check, you must confirm your reservation by mailing your Reservation Deposit so that it arrives at our office within 3 business days of booking your reservation. To confirm your reservation we will need a signed copy of your Rental Agreement and a copy of your valid Driver’s License or Military ID. Electronic Signature is now provided in the Reservations Confirmation email you receive as soon as you book a Reservation. If you do not use electronic signature, a hard copy of your signed Rental Agreement and copy of your valid Driver’s License or Military ID will need to be mailed, faxed, or scanned and emailed to our office within 3 business days of booking your reservation. Failure to return documents within the time frame may result in cancellation of your reservation. The balance of the rent, taxes, and fees may be paid by credit card, we accept Visa, MasterCard, and Discover. We cannot accept checks less than 30 days prior to your arrival, so if you plan on paying by check, please send it early.

Violation of this policy will result in immediate eviction. Non-returned lost or replacement keys will result in a $10 charge per key. A $25 fee will be assessed for lost or replacement Sanctuary Condominium Swipe Cards and Sandbridge Dunes Condominium Cards. All properties will be maintained in the same condition as found upon arrival with the exception of normal wear and tear. Stolen items from the properties will be billed to the credit card on file.

We are instructed by our owners to rent to Family vacation groups only. Fraternity, Sorority, Student or Single Groups are asked not to apply for accommodations. The leaseholder must be at least 25 years of age or older and understands that he / she must personally occupy the property for the entire dates of your stay. We lease homes without respect to the race, religion, sex, handicap or familial status of any renter. Parties are prohibited. A gathering exceeding maximum occupancy and or any disruptive behavior, as determined by BEACH PROS REALTY, INC., are strictly prohibited. Any event that would exceed the maximum occupancy on the property is deemed an “event.” Any unauthorized event will result in an event fee of $500 billed to the Reserving Guests’ credit card on file along with the cost to repair any damages to the property and any excessive cleaning fees and/ or stolen property. Violation of this policy may result in immediate eviction with no refund. Parking on the street in non designated areas or on private properties is prohibited by law. Trespassing on private properties is prohibited. BEACH PROS REALTY, INC., and / or the owner of the property shall not be held liable for any lost or stolen items or for any injury to persons resulting from any cause whatsoever associated with the rental of said property.

* For homes with a private pool or hot tub, check the property listing on www.beachprosrealty.com for availability dates, which generally range from May through September though vary according to our local weather. Pools are cleaned and treated twice per week, once the day of your arrival and again mid week. Our pool service will not disturb you during your stay. They will simply access the pool from the outside, do their work, and depart. Additional servicing will be at the guest’s expense. Please help keep the pools clean during your stay by rinsing off ALL sand and emptying your children’s swimwear of collected sand and debris before getting into the pool. Same goes for hot tubs.

*Condominium pools, hot tubs, community area and all on site facilities are managed by the individual condominium management association. For faster service please direct all questions or concerns to the management offices at the Condominium Development. All condominium rules and by laws must be followed by tenants.

* If the property allows dogs, include $200.00 non-refundable pet fee per dog, and additional $100 for a second dog (2 dog limit). NO CATS ALLOWED. Adult, house trained dogs only. Pet owner is responsible for the removal of all pet waste on premises, in the yard, and on the beach. Picking up after your dog on the beach is a City ordinance. Pet deposit does not cover the cost to clean pet waste inside or outside the home, excessive pet hair, or damages resulting from pets. Leaseholder will be assessed for excessive cleaning fees and / or cost of repairs and billed to the credit card on file.

* Due to possible changes in the bedding, amenities and pricing please check www.beachprosrealty.com for the most up-to-date information on the rental property prior to signing the Rental Agreement. Amenities and pricing are apt to change without notice or refunds.
* Federal Law prohibits any fires or open flames on sand dunes and beaches. Violations will result in personal fines or further legal actions. 

* Saturday to Saturday 7 night stays only from Memorial Day through Labor Day. Three to four night minimum stays available in the off season except for holidays.

 *ALL properties are strictly NON SMOKING. Each property is carefully inventoried and inspected after you check-out. Smoking anything indoors, including garages and game rooms will result in a $250 fee billed to your credit card on file. Smoking outside near an open door causing smoke to enter a property and create an odor is still considered a violation of this rule.

* Bed-making is now included at no additional charge along with your complimentary linen package on all stays, all year round. Again these services are provided at no cost to you.

*Vacation Travel Insurance

Vacation Rental Insurance reimburses for prepaid, non-refundable expenses due to certain unforeseeable circumstances that may jeopardize your vacation investment and force you to incur unplanned expenses. We offer a very affordable and inclusive package through CSA Travel Insurance. For specific details on coverage please visit www.vacationrentalinsurance.com. Or visit the FAQ page on www.BeachProsRealty.com. We strongly recommend you purchase this valuable protection. You can add it to your Reservation anytime up until you make your final payment. Please call our office for questions or to have it added 800-994-6760. However, if this insurance is not desired, it is optional at the time you book your reservation. You may add it to your reservation anytime prior to making your final payment. Your decision with respect to the purchase of travel insurance will affect your rights in the event of a mandatory evacuation. Travel Insurance is NON-REFUNDABLE and non-taxable.

We ask that you respect our property. Additional cleaning fees will be billed to you should you leave the property excessively dirty or with excessive debris/ garbage on premises, without having used the Check-out list provided. Stolen items will be billed to the credit card on file.

All reservations require a valid credit card on file, regardless of your chosen method of payment. The credit card will only be billed for negligent damages, theft, smoking inside, missing / stolen items, and additional cleaning and / or removal fees for properties left unreasonably dirty or full of debris.

Our mailing and physical address is:

Beach Pros Realty, Inc.
1253 Nimmo Parkway
Suite 115
Virginia Beach, VA 23456
757-426-1565 (OFFICE)
757-301-9584 (FAX)

THE TERMS AND CONDITIONS as set forth are incorporated by references as if fully set out.


In consideration of the advance rent received and the mutual promise herein, the Owner of the subject property, through BEACH PROS REALTY, INC., his Agent, does hereby lease and rent to tenant the property described within for the following terms and conditions:

Please confirm your reservation by the indicated date with the required advance rent payment. Reservations cannot be booked without a valid credit card on file regardless of your chosen payment method only to be billed for reimbursement for missing items, negligent damages or vandalism, smoking inside, or extra cleaning fees and garbage or debris removal. 50% of your reservation total is required at the time of booking. One copy of the lease agreement must be signed and returned to the Agent with your payment along with a copy of your valid driver's license. The remaining 50% balance of your rent will be due 30 days prior to your check-in date. The balance of the rent, taxes, and fees may be paid by personal check, money order, credit card or cashier's check. Personal checks cannot be accepted less than 30 days prior to your arrival.


All reservations require a valid credit card on file, regardless of your chosen method of payment. Reservations made less than 30 days prior to arrival require payment in full by cashier's check, certified check or money order. By signing this agreement to agree that any lost, stolen or vandalized property in or on the vacation rental home or condo will be billed to you. Your stay is automatically covered by Damage Waiver Protection. Please contact our office in writing to report all accidental damages so that we can replace or repair the item using this coverage for you. Reservations@beachprosrealty.com

B. TAX: The 15.5% tax and all tax rates are governed by the Commonwealth of Virginia and the City of Virginia Beach and may change without notice.

C. ALL RENTS MUST BE PAID IN U.S. FUNDS BY PERSONAL CHECK, DEBIT OR CREDIT CARD. TENANT AGREES that if the Agent deposits rental money and / or damage deposit into escrow interest bearing account, all interest, which accrues with respect to such deposits, becomes the exclusive property of the Agent.


All reservations will require addition of the non-refundable Damage Waiver Fee included as part in the total of  your Reservation. Please note: The Damage Waiver Fee covers up to $500 of unintentional damage and any damage claims must be reported to us in writing prior to departure. Tenant agrees to be responsible for damages to the premises during the period of tenancy, including damages to the furnishings and household items resulting from the action or inaction of the tenant, excluding normal wear and tear. It is the tenant's responsibility to report to the office upon arrival any damages found or any repairs required. Tenant agrees to pay Beach Pros Realty for any negligent damage expenses, including vandalism, smoking inside, garbage / debris removal, and excessive dirtiness, including collection costs, if necessary, and reasonable attorney's fees. The credit card taken on file at the time of booking will be processed for those costs. The properties are carefully inspected after each rental.


(Tenants must comply with all local, city and state ordinances)


Each home or condo is privately owned; furnished, and decorated to the Owner's taste. Kitchens come stocked with cookware and dinnerware, coffee cups, glasses, and utensils, coffee pot, and toaster. Everything you need to make a meal. Beds have mattress pads, bedspreads or Quilts, and pillows. King, Queen, and Full size beds come with two pillows, Twin and Trundles come with one pillow. Please bring blankets and extra pillows if you need them.

1.) What to expect

Our properties are furnished; the beds come with pillows and basic bedding such as comforters or quilts. A complimentary linen package in provided on all stays, all year round. Please bring extra pillows and blankets if you need them.

2.) Linens

Linen package includes: Sheets and pillowcases for all beds (2 pillow cases for K, Q, and F size beds. 1 pillow case for twin size beds), 1 terry style bath mat for each bathroom, and bath sets for max occupancy of your individual property. Bath set includes, 1 body towel, 1 face/ hand towel, & 1 washcloth. If you need extra blankets, pillows, or kitchen towels, please bring them with you. Beds will be made for you, the day you arrive. Bed sizes are listed in the Amenities list on each property page for your convenience.

3.) ****Items you will need****

 ***************Helpful list of things to bring, or buy when you arrive**************

Toilet paper (if you arrive late, Beach Pros does supply a complimentary, small amount of toilet paper...just in case you need it!)
Paper towels (properties do not come with kitchen towels, bring some if you prefer them!)
Coffee Filters
Trash bags
Dish soap
Dish washing detergent
Laundry detergent
Fabric softener
Personal products
Hair products
Hair dryer
Sun Screen
Insect repellent
Beach Towels
Beach Chairs
Beach Toys and items
Beach Cooler

If you find you need something additional or left something at home The Sandbridge Market is right around the corner! There is also a Food Lion grocery store on Sandbridge Road, and a Super Walmart on Nimmo Pkwy near the Beach Pros office.

Some properties provide access to a storage shed or garage for storing your bikes or beach equipment for your convenience. Items found in those areas are not guaranteed but you are welcome to use them. Please refer to the property page on our website or ask one of our friendly reservationist about your property.


Our office hours are Monday through Saturday 9am - 5pm. However, please do call and leave us a message if you experiencing a true rental emergency so that we get the message first thing the following business day. This is a Property Management company, and is not operated like a hotel. There is no 24 hour concierge or front desk person. You have rented a private property. The experience is much the same as if you rented a home to live in for a year. There are no specific contractors available on call for middle of the night HVAC, Plumbing, or Electrical repair  etc.,in the middle of the night in Sandbridge. For all other issues, contact our office during business hours 9am - 5pm Monday - Saturday. We will respond very quickly! If you are experiencing a life threatening emergency, dial 911.

We want to hear from you if you need something, or you have any kind of maintenance issue, however small. Just come by our office during business hours. If we don't know, we can't help, and we want your stay to be enjoyable. We respond quickly to even non emergency items if you tell us.


25 and older to make a reservation for a family vacation group only!
Beach Pros Realty does not offer event homes or book reservations for events of any kind. Tenancy is reserved for family groups only, as authorized by our contracts with the property Owners. No high school, college, civic, or other non-family groups allowed without prior approval. ID's must be furnished upon request. The occupancy limit, as stated in our advertising, cannot be exceeded inside or outside the property at any time. Occupancy count includes children. We do visit our properties actively and often. Violation of the above is grounds for immediate eviction with forfeiture of all rent paid


Every reasonable effort is made to keep each property and its equipment in good working order. Notify us promptly of any property difficulties. We will make every effort to correct problems as quickly as possible. Replacements cannot be guaranteed in every case. There will be NO REFUNDS given for inoperable appliances, malfunctioning mechanical systems, and faulty equipment, including HVAC systems. Owner and BEACH PROS REALTY, INC have the right to reasonably inspect the property during your occupancy and to make repairs to its fixtures, appliances, furnishings, and facilities during your rental period. False repair calls or repair calls made due to negligent damages made by tenant(s) will be billed to the credit card on file.


Most rental properties do not allow pets. Vacation homes allowing pets accept no more than 2 household dogs. NO CATS ALLOWED. A non-refundable pet fee of $200 is charged for one dog. An additional $100 for a second dog.  Adult house trained dogs only. Pets found on properties not allowing pets is grounds for immediate eviction without refund and a pet fee along with a cleaning fee will be billed to credit card on file. Local ordinance requires that dog Owners must use air-tight containers to remove and dispose of all dog droppings. Owners are responsible to picking up any dog waste on property and on the Beach. Pet Deposit does not cover urine damage and feces inside the property. Tenant is responsible for any additional costs of clean up and removal, or repairs from damage. Excessive amount of pet hair left in property may result in an additional cleaning fee billed to the credit card on file.


The property land line phone is for local calls only. If you make toll calls on the Owner' phone, a service fee in addition to the amount of your calls will be billed to you.

E. GRILLS: International Fire Code states that open-flamed cooking devices shall not be operated on combustible balconies or within 10 feet of combustible construction. Open-flamed cooking devices are not permitted on condominium decks/ balconies at all, due to condominium bylaws and rules. Tenant is responsible for damages occurring as a result of misuse. ALL condo communities have grilling stations on the grounds that are there for you to use and enjoy.

F. FIREPLACES: Off-Season use ONLY when they are not listed as decorative only. Only fireplaces specifically listed in the unit descriptions as non-decorative are for renters use. There will be NO REFUNDS for inoperable fireplaces.

G. OWNERS CLOSETS: Locked closets or storage areas that you have not been given keys to, are not available to guests. The doors are checked after each rental departure. If the doors have been tampered with, you will be billed for missing and damaged items. This includes storage units in parking garages. Not all properties offer access to these areas.

H. DECKS: Decks shall at no time during tenancy exceed the stated maximum property occupancy. This is extremely hazardous. DO NOT USE GRILLS ON DECKS. DO NOT MOVE GRILLS TO DECKS. Keep grills at least 4 feet away from home and siding or any structure. It is a fire hazard to use grills on wooden surfaces.

1. TRANSFER: Tenant may request a transfer from one week to another in the same unit, same year. All requests for transfers must be made in writing to BEACH PROS REALTY, INC., at least 30 days prior to original check-in. Transfers which occur from a higher rental rate season to a lower rental rate season will remain at the charge of the higher rental rate. A transfer fee will apply. Transfers to another rental unit will be treated as a cancelation (as noted in # 7 below). Transfers are only available if the desired period is available.


All cancelations must be writing. Every effort is made to re-rent the property to minimize your loss. If the property does not re-rent, NO REFUND of any kind will be issued. If the property is re-rented for the original rental period and the original rental rate, Tenant shall receive a refund of all monies paid less an 18% cancelation fee (based on total reservation). Refunds are payable to the Tenant within 30 days after the subsequent re-rent payment has cleared accounts. We highly recommend the purchase of Vacation Travel Insurance.

In the event BEACH PROS REALTY, INC. or the Owner is unable to deliver said property to Tenant under this lease agreement because of destruction of property due to Fire, Eminent Domain, Act of Nature, or Act of War or if the property is unavailable because of delay in construction or because of lack of water or sewer, or any other reason beyond Agent's control, Tenant hereby agrees that BEACH PROS REALTY, INC and Owner's sole liability as a result of any of these conditions is the full refund of all consideration previously rendered by Tenant pursuant to the terms of this lease.

Tenant shall not be entitled to any refund due to unfavorable weather, mandatory hurricane evacuation, disruption of utility service (including cable and internet), or sand replenishment. Tenant also agrees that in the case of a double booking Tenant will be entitled to full refund of all consideration previously tendered by Tenant. Tenant agrees to be responsible for any repairs necessary due to their negligence or destructive intent. Again, please get the Vacation Travel Insurance for weather related issues.

Tenant agrees to release and indemnify the Owner and his Agent from and against liability for injury to the person of the Tenant or to any member of his household or to anyone on said premises, whether invited or not invited by Tenant, resulting from any cause whatsoever, except only such a personal injury caused by the negligent or intentional acts of the Owner or his Agent. Tenant agrees that they will not publicly leave derogatory or defamatory remarks about our properties or Beach Pros Realty, in reference to items that we do not supply and are clearly covered in this Rental Agreement. Any false statements, defamatory or slanderous remarks published on the internet will be addressed legally.


A. This agreement shall not be binding unless and until Agent has received one-half of the gross rent and all payments have cleared. Tenant acknowledges that they may not have possession of the premises until full rental amount set forth herein has been paid and signed contract has been signed and returned.

B. Every effort has been made to assure that the information in this agreement and Internet listings is correct. BEACH PROS REALTY, INC cannot be held responsible for changes made by Owners or advertising errors. Taste, style, and quality vary. Amenities are apt to change without notice. BEACH PROS REALTY, INC makes every effort to relay home information via pictures, descriptions, relative pricing, and website. There will be NO REFUNDS due to property advertising discrepancies.


BEACH PROS REALTY, INC., is the Agent of the Owner and as such will lease property and provide information about property to tenants (customers).

D. IN WITNESS WHEREOF this agreement is executed in two counterparts being retained by each party hereto. NOTICE: This is a legally binding contract. If not understood, seek competent advice. Subject property may or may not be owned by a Real Estate Licensee.

I verify that all information is correct and further understand that should Beach Pros Realty discover that any of the information provided is found to be misleading or fraudulent, my reservation may be canceled.

Signature Tenant Signature                    Date

Signature Tenant Signature                   Date

Beach Pros Realty
1253 Nimmo Parkway
Suite 115
Virginia Beach, VA 23456
757-301-9584 fax

Driving Directions from Interstate 264-East to Beach Pros Realty

You must come to our office to check in. Check in is no earlier than 3pm.

Take I-264 East to Exit 21-A which is 1st Colonial Rd.

Turn Right at the bottom of the exit ramp of 21-A onto 1st Colonial Rd.

Drive four (4) miles on Oceana Blvd to General Booth Blvd.

Turn Right on General Booth Blvd and drive two and a half miles (2.5) to Nimmo Parkway.

Turn Left on Nimmo Parkway. Take very 1st right into Red Mill Landing Parking Lot.

Beach Pros Realty is Suite 115 in between Fire Brew Restaurant and Skinny Dip Frozen Yogurt.

Pick up your keys. If you will be arriving after 5pm please call us IN ADVANCE of your arrival and during business hours (Monday through Saturday 9am - 5pm) so that we can arrange your after hours check in, give you important information, and get you the code to the drop box located just outside our office doors.

PLEASE DRIVE SAFELY. Do not hesitate to call if you need further directions or find yourself lost. We are here to help!