Hobbs Realty Vacation Policies

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We're excited to host your upcoming Holden Beach vacation Hobbspitality® style! The Hobbs Realty Team wants your vacation experience to be as easy as possible, starting on day one - from navigating the reservation process online or by phone, using our guest portal, Happy Stays, to manage your booking, to understanding our policies and learning about check-in and departure procedures - and all the details in between.

Please note that advertised rates, discounts, and specials are available for direct bookings only and are not available on third-party booking websites such as VRBO. If you have questions after reviewing these helpful links, please call us at 800-655-3367 or email us.

For more information please click on links below:

Absolutely No Smoking

All homes managed by Hobbs Realty are non-smoking. Smoking inside any home managed by Hobbs Realty will result in a fee of $1,000 due by the Guest of Record and charged to the credit card used for payment. Violation of this provision shall be grounds for expedited eviction.

Absolutely No Undisclosed Animals

Unless otherwise specifically permitted in this Agreement, no pets/animals shall be allowed on the premises. The Guest’s breach of this provision is considered material and shall result in the immediate termination of the Guest’s occupancy and a non-refundable undisclosed pet fee of $3,000 will be due by the Guest of Record and charged to the credit card used for payment.

*Browse our dog-friendly properties to learn about bringing your dog or service animal on vacation.

Accommodations

The Agent agrees to provide the premises in a fit and habitable condition. If at the time Guest is to begin occupancy the Agent cannot provide the premises in a fit and habitable condition, or substitute a reasonably comparable property in such condition, Agent shall refund to Guest all payments made by Guest. Hobbs Realty rental homes are individually owned and, therefore, reflect the taste of each individual Owner. Properties are leased without regard to race, color, religion, gender, national origin, disability, familial status, sexual orientation, or gender identity.

The Guest agrees to keep the premises as clean and safe as the conditions of the premises permit and hereby agrees to permit no unsafe or unsanitary conditions on the property. Guest agrees not to use the premises for any activity or purpose that violates any criminal law or governmental regulation. Any breach of any duty contained in this paragraph shall be considered material and shall result in the immediate termination of the Guest’s tenancy.

 All units are individually owned and furnished according to the Owner’s preference with each providing standard amenities and appliances. Many properties contain a guest book provided by the Owner for guests to share their vacation experiences. Maintenance issues and/or requested repairs should be submitted directly to Hobbs Realty as the Agent and the Owner are not responsible for any information written in the guest book. No refunds will be issued for construction at adjacent or nearby properties. Outdoor grills are not to be operated on porches or decks, underneath homes, or within 10 feet of rental property due to fire hazards.

Although all precautions have been taken, our website, marketing, communications, and/or documents may contain errors. Photos of properties may be different than the actual appearance due to time and use, owner changes, or natural occurrences. No misrepresentation is intended and we reserve the right to make necessary corrections or changes. Hobbs Realty does not issue refunds for marketing and description discrepancies and/or errors.

Advanced Year Tentative Hold

Hobbs' guests have the ability to plan ahead for next year’s vacation by booking an Advance Year Tentative Hold in the same house/same week by 5:00 PM on the Wednesday of their stay. Simply call our dedicated Advance Year Booking Line (888) 842-2002 before closing on the first Wednesday of your stay. A $150.00 (+ tax) non-refundable holding fee is required and does not apply to the rent. We publish next year's rental rates in early December and release guest contracts with updated rates and fees in mid-December. The first half payment is due January 15, by personal check, ACH/eCheck, or credit cards. The final balance is due 45 days before arrival. The Advance Year Tentative Hold is not a guarantee of rental rate or property availability. It does guarantee you first choice in the held property for the stay dates requested. Final availability is based on annual owner contract renewals.

Appliances & Services

No refunds are given for inoperable and/or malfunctioning appliances or amenities such as, but not limited to, elevators, HVAC systems, electronics, pools, hot tubs, or utilities (including phone, internet, and cable). All repairs are scheduled based on vendor availability. Please note that the repair timeline is determined by the vendor schedule and delivery time of parts. The Guest is required to report in writing to the Agent the need for replacement or repairs of a smoke detector and agrees to replace the batteries as needed during the tenancy.

Bed Linens

Hobbs Realty has set the standard for simple, clean bedding throughout our rental program. Please be aware that we are not using the decorative bedspreads or shams that may be shown in the website photos. All Hobbs Realty homeowners provide bed linens (sheets and pillowcases) and a lightweight blanket for your use during your stay.  If you prefer more than a lightweight blanket, we encourage you to bring your own as we do not have extra blankets available. These items are professionally laundered by our local linen vendors, packaged in large duffel bags, and delivered to the home on the day of your arrival. Upon departure, return the used linens to the duffle bag to be picked up by the linen service. Please know that Saturdays during the rental season our linen vendors work super hard and deliveries may be completed after check-in time.

Cancellation Policy

To protect your vacation investment dollars, Hobbs Realty strongly urges each Guest to purchase the Travel Protection Insurance offered. Cancelation of a reservation is required by the Guest of Record in writing and will be subject to a $300 cancelation fee. If the property is re-rented for the full period of the canceled reservation and confirmed with a paid deposit, a refund to the Guest will be issued thereafter, less any fees incurred. The processing fee, Insurances, and all other elected fees are non-refundable. Hobbs Realty reserves the right to discount the rental rate for the re-rental at its own discretion. Any discounts on the rental rate will reduce your refund.  If the property is not re-rented for the full-time period of the cancelled reservation, all monies paid will be forfeited due to the availability of Travel Insurance.

Hobbs Realty reserves the right to cancel a reservation with an overdue balance without notification. Hobbs Realty reserves the right to cancel a reservation with or without cause, at its sole discretion. Except for cancelations due to the Guest’s default under this Agreement, Hobbs Realty shall issue a full refund for all payments made by a Guest within thirty (30) days of such cancelation. Except for permitted cancelations under this Agreement, Guest is responsible for all amounts payable to or by Hobbs Realty for any Guest cancelation, including but not limited to all fees associated with credit card chargebacks or any other similar fees received by Hobbs Realty associated with unpermitted Guest cancelations.

Check-In/Check-Out Policy

Check-In:
Check-in time begins at 4 PM. While Hobbs Realty diligently works to ensure all properties are ready for occupancy at 4 PM, delays can occur. Hobbs Realty does not issue refunds for occupancy later than 4 PM. Parking at the property prior to 4 PM will delay your check-in. Hobbs Realty offers a limited number of 1 PM early check-ins for a fee of $150 (+taxes).

For properties equipped with our new keyless Yale locks, please note:

  • To unlock the door, enter your assigned code, then press the ✔ mark key in the bottom right.
  • To lock the door upon departure, press the "Yale" button at the top of the keypad.

Find a quick reference video of the new lock system is available.

Check-Out:
Check-out time is no later than 10 AM. Hobbs Realty reserves the right to charge a late fee of $300 (+taxes) to the Guest of Record for not vacating the property by 10 AM. To avoid this charge, follow the posted check-out instructions.

  • For traditional key properties, return all keys to Hobbs Realty.
  • For keyless properties, use the designated check-out code 123456 followed by either the * (star) or ✔ (checkmark) (whichever is located in the bottom left) to notify the office that you have vacated the home by 10 AM.
  • For properties with our new Yale lock system, simply press the "Yale" button at the top of the keypad to engage the deadbolt upon departure.

Hobbs Realty offers a limited number of 12-noon late check-outs for a fee of $150 (+taxes).

Expedited Eviction

If the tenancy created hereunder is for 30 days or less, the expedited eviction procedures set forth in the NCVRA will apply. The Tenant may be evicted under such expedited procedures, if Guest: 1) holds over in possession after Guest’s tenancy has expired; 2) commits a material breach of any provision of this Agreement that according to its terms would result in the termination of Guest’s tenancy; 3) fails to pay rent as required by this Agreement; or 4) has obtained possession of the premises by fraud or misrepresentation. Notwithstanding anything herein to the contrary, the tenancy created hereunder shall be terminated and the Guest shall be subject to immediate eviction, or the shortest eviction time period permitted under the NCVRA if Tenant holds over after the Guest's tenancy has expired.

Forum Selection Clause

This agreement shall be governed by and interpreted in accordance with the laws of the State of North Carolina.

This agreement shall be treated as though it were executed in the County of Brunswick, State of North Carolina, and was to have been performed in the County of Brunswick, State of North Carolina. Any action relating to the agreement shall only be instituted and prosecuted in courts in Brunswick County, North Carolina. Lessee/Tenant specifically consents to such jurisdiction and to extraterritorial service of process.

Guest Responsibilities

Hobbs Realty has set the standard for simple, clean bedding throughout our rental program. Please be aware that we are not using the decorative bedspreads or shams that may be shown in the website photos. All Hobbs Realty homeowners provide bed linens (sheets and pillowcases) and a lightweight blanket for your use during your stay.  If you prefer more than a lightweight blanket, we encourage you to bring your own as we do not have extra blankets available.  These items are professionally laundered by our local linen vendors, packaged in large duffel bags, and delivered to the home on the day of your arrival. Upon departure, return the used linens to the duffle bag to be picked up by the linen service. Please know that on Saturdays during the rental season, our linen vendors work super hard, and deliveries may be completed after check-in time.

Departure Cleaning is included with your rental; however, the Guest is responsible for the following items before departure:

  • Remove all food and trash from the rental home. Trash left in the home will result in a fee of $300 due by the Guest of Record and charged to the credit card used for payment.
  • The outside trash bins should be rolled out to the curb the night before the scheduled pick-up day (based on the Town of Holden Beach’s trash pick-up schedule). Trash bins that are not rolled out for pick-up will result in a fee of $300 due by the Guest of Record and charged to the credit card used for payment.
  • From Memorial Day to Labor Day (summer season), trash pick-up is every Tuesday and Saturday
  • Labor Day to Memorial Day (off-season) weekly trash pick-up is on Tuesday
  • Wash all dishes and replace them in the original cabinets
  • Return furniture to the original position to avoid a $300 fee
  • Lock all windows and doors and return any keys to Hobbs Realty
  • For keyless entry homes, enter Guest checkout code 123456 * (star) or ✔ (checkmark) - the bottom left button - on the keyless pad to notify the office you have checked out (See SECTION CHECK-IN/CHECK-OUT POLICY)

Handling of Funds 

All advance payments by the Guest shall be deposited in an interest-bearing trust account at First Citizens Bank of 5043 Main Street, Shallotte, NC 28459, any interest accrued being the property of Hobbs Realty, Inc.

Hobbs Realty Inc. may receive income from services to guests, including, but not limited to, insurance and optional services.

Hot Tubs/Pools

If a hot tub or pool is provided at the rental property, it will be prepared and tested for proper and safe chemical levels by a Certified Pool and Spa Operator, prior to or on the day of occupancy. Under no circumstances are unsupervised minors under the age of 18 or pets allowed in pools or hot tubs. Violation of this provision shall be grounds for expedited eviction. A limited number of pools have heat available from September through May for an additional fee of $500 (+ taxes). Under optimal conditions, the pool can be heated 10 degrees above the outside temperature/maximum of 87°F. Please call our office for more details as this service should be scheduled in advance.

Payment Policies

a) At the time of booking, all reservations require a payment of at least half of the rent plus applicable fees.

b) Reservations made within 45 days of arrival require payment in full by credit card at the time of booking.

c) All payments, other than personal checks, must be made through the online guest payment portal. Accepted forms of payment include:

  • Credit Cards (Visa, Mastercard, and Discover) are accepted for any payment. A convenience fee of 3% is added to each payment. 
  • eChecks/ACH are accepted up to 90 days before arrival with no fee.
  • Personal checks are accepted for subsequent payment if received 45 days before arrival. 

d) There will be a $150.00 fee (+ taxes) for all NSF-returned checks, lost checks, or credit card declines. Returned checks will not be re-deposited, nor will declined credit cards be charged a second time. Payment is due immediately by certified funds to avoid cancellation of the reservation without notification.

e) No personal checks will be accepted within 45 days of arrival.

f) eChecks/ACH are not accepted within 90 days of arrival.

g) Only credit cards are accepted for last-minute reservations (an arrival within 45 days of booking).

h) Tax rates are based on the date of occupancy.

i) The Guest authorizes Agent to disburse up to 50% of the total rent to the owner (or as the owner directs) before the Guest’s occupancy of the premises, and the balance of the rent upon the start of the tenancy, as permitted under the Vacation Rental Act. The Agent may also disburse any fees owed to third parties for goods or services for the benefit of the Guest, including, but not limited to, any fees set forth herein payable to the Agent.

j) A $200 (+ taxes) late payment fee will be applied to payments made after the due date.

k) All information herein, although deemed accurate, is subject to correction and/or change.

Damage Protection Program

In lieu of a traditional security deposit, the option to participate in the Damage Protection Plan (DPP) is provided. Alternatively, a comparable plan of equal value and restrictions may be provided by the guest. Any such coverage must be submitted to Hobbs Realty within five (5) days of booking for review and subsequent approval.  If proof isn’t received or approved within that time, the Damage Protection Plan will serve as your coverage. Hobbs Realty understands that guests do not intentionally set out to damage or break things in the vacation home they rent, but accidents happen. The Damage Protection Program does not release the Guest from liability for any damage due to the following:

  • Intentional, willful, reckless, or malicious acts of the Guest or others on the premises during the tenancy 
  • Damage by pets
  • Missing items.
  • Missing or stained linens, blankets, and towels.
  • Gross negligence, criminal acts, loss, or intentional misuse of furnishings, appliances, equipment, or other amenities provided with the home.
  • Damage caused while under the influence of alcohol or drugs 
  • Damages to real property resulting from the operation of any motorized equipment by the Guest 

 

The Damage Protection Plan includes the Guest of Record and all members of the Guest’s party and guests thereof. All damages must be reported to Hobbs Realty before check-out. This plan is not available for tenancies of 31 consecutive days or more, or events, large groups, such as weddings, reunions, or corporate retreats. Guests in this category, when approved, will be required to pay a refundable event deposit. This Damage Protection Plan covers unintentional damage to the property that occurs during your stay, provided the damage is disclosed to Hobbs Realty prior to check-out. The policy will pay a maximum benefit of $5,000, and any damages that exceed $5,000 will be due by the Guest of Record and charged to the credit card used for payment. If you damage the real or personal property assigned to your rental accommodation during the trip, the Insurer will reimburse the lesser of the cost of repairs or the actual cash value of the property, up to $5,000. Certain terms and conditions apply. Full details of the Damage Protection Plan coverage are contained in the Description of Coverage or Insurance Policy. By submitting payment for this plan, you authorize Generali Global Assistance to pay Hobbs Realty Inc. any amount payable under the terms and conditions of the Damage Protection Plan. The Damage Protection Plan does not negate your responsibility as a guest (see SECTION #5-GUEST RESPONSIBILITIES, SECTION #10-ABSOLUTELY NO UNDISCLOSED PETS, and SECTION #11-ABSOLUTELY NO SMOKING). 

Island Construction

Our staff does not monitor construction on the island. Please know that we do not refund or relocate guests based on nearby construction activity. The Town of Holden Beach does have a noise ordinance between 11 PM and 7 AM.

Liability & Property Access

The Guest agrees to indemnify and hold harmless Agent and Owner from and against any liability for personal injury or property damage sustained by any person (including the Guest’s guests) as a result of any cause, unless caused by the negligent or willful act of the Agent or the Owner, or failure of the Agent or Owner to comply with the NCVRA. The Guest agrees that the Agent, the Owner, or their respective representatives and/or vendors may enter the premises during reasonable hours to inspect the premises, to make such repairs, alterations, or improvements hereto as the Agent or Owner may deem appropriate, or to show the premises to prospective buyers or guests. The Guest shall not assign this Agreement or sublet premises in whole or part without written permission of the Agent.

Motorhomes

No hook-up or use of any camper, bus, van, motorhome, or tent in conjunction with any rental property is allowed. Motorhomes parked on the property must be pre-approved by Hobbs Realty and will be permitted as space allows in accordance with the parking regulations of Holden Beach. Violation of this provision shall be grounds for expedited eviction.

Number of Occupants

A maximum occupancy is provided for each rental property. Overcrowding at any time on the rental property is not permitted. Violation of this provision shall be grounds for expedited eviction. Roll-away beds are not permitted in our vacation rentals due to the potential for damage to walls and furniture and maximum occupancy limits.

Hobbs Realty rental homes are individually owned and, therefore, reflect the taste of each individual owner. Hobbs Realty does not discriminate based on race, religion, ethnic background or national origin, sex, age, or mental or physical disability. Properties are leased without regard to race, color, religion, gender, national origin, disability, familial status, sexual orientation, or gender identity. Hobbs Realty will not rent property to anyone under the age of 24, nor will Hobbs Realty permit anyone under the age of 24 to take possession of any rental premises without the physical presence of a responsible party who is at least 24 years of age. Hobbs Realty will rent to non-family groups (persons not related by blood or marriage) only if the group obtains approval from Hobbs Realty prior to taking possession and adequate adult supervision is always maintained. No house parties are permitted at any time. Hobbs Realty reserves the right to immediately terminate the rental, without a refund, if any renter or occupant violates any of these criteria.

If you are planning a wedding or an event, please note the following:

  • All such events must be disclosed to Hobbs Realty prior to booking and approved by the Owner of the property.
  • All events must follow the Town of Holden Beach and appropriate property Owner association rules/guidelines/ordinances. An increased rate of at least $1,000 will be added to the advertised rental rate.
  • A refundable event deposit of $3,000 is required; Property Protection Program is not an option for event rentals. Violation of this provision shall be grounds for expedited eviction.

Office Hours

Monday - Saturday: 9:00 a.m. - 5:00 p.m.
Sunday: Closed
Extended Saturday Hours: June, July & August

Office Location

Welcome to Holden Beach! Hobbs Realty is located at 114 Ocean Boulevard West. When you come over the Holden Beach bridge, turn left, and we are the second building on the left. You'll see our office as you come over the bridge.

Transfers & Termination of Rental

If your vacation home becomes unavailable for any reason, Hobbs Realty reserves the right to transfer you to another vacation home or to refund your money, less non-refundable insurance payments. Hobbs Realty reserves the right to transfer reservations as deemed necessary. We will make every effort to provide comparable accommodations. We also reserve the right to refund deposits, refuse rental, or terminate occupancy if, in our opinion, the occupancy may be detrimental to the property. No refunds will be given if occupancy is terminated as a result of a violation of our rental regulations, or if the reservation was obtained under false pretenses. Hobbs Realty may terminate this Agreement upon the breach of any of the terms hereof by Guest. The Guest acknowledges that the Owner of the Rental Property may be a licensed real estate agent. To avoid auto-cancellation, the signed contract & current balance due must be received within 24 hours of booking.

Transfer of Property by Owner

If the Owner voluntarily transfers the premises, the tenant has the right to enforce this Agreement against the buyer if the guest’s occupancy is to end 180 days or less after the buyer’s interest is recorded. If the guest’s occupancy is to end more than 180 days after recordation, the guest has no right to enforce the terms of this Agreement unless the buyer agrees in writing. If the buyer does not honor this Agreement, the tenant is entitled to a refund of all advance rent paid and any fees owed to third parties not already lawfully disbursed. Within 10 days after the sale of the premises, the buyer or buyer’s agent is required to 1) Notify the tenant in writing of the sale of the premises, provide the buyer’s name and address, and the date the buyer’s interest was recorded. 2) Advise the Guest if they have a right to occupy the premises subject to the terms of this Agreement or receive a refund of any payments made by the Guest.

Upon termination of the Owner’s interest in the premises, voluntary or involuntary, Hobbs Realty will transfer all advance rent paid by the Guest and all other fees not lawfully disbursed to the Property Owner’s successor-in-interest within 30 days. However, if the vacation rental is to end more than 180 days after recording and the buyer will not honor the vacation rental agreement, all advance rent paid by the Guest, and any fees not lawfully disbursed, will be refunded to the guest within 30 days.

If the Owner’s interest in the premises is involuntarily transferred prior to the guest’s occupancy, the Owner shall refund to the guest any payments made within 60 days after the transfer.

Travel Insurance

Hobbs Realty does not provide refunds or stay date transfers for any reason. Because this policy is firm, we strongly encourage guests to purchase travel insurance. This optional coverage is the only way to protect your vacation time and financial investment in the event of covered, unforeseeable, or emergency situations.

Full coverage travel insurance is available at the time of your initial reservation and must be paid with the first half payment or within 10 days of your initial booking date. You may purchase travel insurance with limited coverage prior to your arrival. Please review our  Traveler Protection Program to learn about its coverage details. Securing this beneficial insurance coverage is the only way to safeguard your valuable vacation time and your financial investment, as Hobbs Realty does not issue refunds or offer stay-date transfers for any reason, including hurricanes, natural disasters, mandatory evacuations, shelter-in-place orders, quarantine, illnesses, or emergencies.

Travel insurance protects everyone in your travel party and may offer reimbursement for certain losses associated with covered events such as medical emergencies, family emergencies, mandatory hurricane evacuations, or other unexpected circumstances. Although travel insurance is optional, it is the only safeguard available should you need to cancel or interrupt your stay.

Hobbs Realty offers travel insurance through Generali U.S. Branch, New York, NY, NAIC #11231. Guests are encouraged to review the Coverage Details carefully and to contact Generali directly with any questions at (800) 874-2442.

Hobbs Realty rental homes are individually owned and, therefore, reflect the tastes of each individual owner. Properties are leased without regard to race, color, religion, gender, national origin, disability, familial status, sexual orientation, or gender identity. Hobbs Realty reserves the right to transfer reservations as deemed necessary and will make every effort to provide comparable accommodations. Although all precautions have been taken, our website, marketing, communications, and/or documents may contain errors. Photos of properties may be different than the actual appearance due to time and use, owner changes, or natural occurrences. No misrepresentation is intended, and we reserve the right to make necessary corrections or changes. Hobbs Realty does not issue refunds for marketing and description discrepancies and/or errors.