Reservation, Cancellation & Terms Of Condition Policy

PAYMENTS: Caribbean Villas requires 50% down within 7 days of making your reservation by check only. Failure to make this payment subjects your reservation to automatic cancellation. The balance of your reservation, including the tax/service charge and security deposit, where applicable, is due 60 days prior to arrival. If traveling during the Christmas/New Year time period, the balance including the tax/service charge is due 120 days prior to arrival. Rates are based on Cash Prices.

Payments:  Caribbean Villas of St John does not accept or ask for payments by wire transfer.

Accepted forms of payments:

1. Check – Send via priority mail with tracking to:
   Caribbean Villas of St. John
   89 Mussey Road, Scarborough, ME 04074

Payments through Caribbean Villas of St John Guest Portal:

1. eCheck (Preferred) – Pay securely through your Guest Portal with no fee.
2. Credit Card – Visa or MasterCard accepted; a 3% convenience fee applies.

The Guest Portal information will be sent to you with your first confirmation at time of booking.

CANCELLATION POLICY:  All payments/reservations are non-refundable/non-changeable.  Should you be forced to cancel/change for ANY reason and a replacement rental is obtained for your entire set of travel dates, your deposits will be refunded less a 20% administration fee of the total room charge.  If a replacement rental is not obtained for your entire set of travel dates or you purchased trip cancellation insurance, there will be no refund.   If the Governor closes the island of St. John, USVI to tourists and trip cancellation has not been purchased, your funds will be held on account for a future stay.  There will be no exceptions to this policy.

CANCELLATION POLICY FOR THE FOLLOWING HOMES – REEFSIDE VILLA, SUNSET BEACH, RHAPSODY, FRANCIS BAY ESTATES, VISTA CARIBE, AND LA BELLA VITA IS: Should you be forced to cancel for any reason & a replacement rental is obtained, your deposit will be refunded, less 10% of the complete rental rate. Reservations canceled less than 90 days notice, in advance of reservation date will incur an additional 10% penalty. No monies will be refunded unless a replacement rental that covers the days of your rental contract is obtained.

HURRICANE AND/OR STORM POLICY:  There will be no refunds given for acts of God or force majeure, such as hurricanes, tropical storms, etc., on St. John, USVI.  This policy applies to current and all future guests who have reservations to travel or are on St. John.  We highly recommend trip cancellation insurance.  If insurance is not purchased and St. John is impacted by an act of God or force majeure no refunds will be offered.  There will be no exceptions to this policy.

RED SKY TRAVEL INSURANCE:  We highly recommend guests purchase Travel Insurance to protect their financial liability in case they need to cancel/change their reservation.  Covered trip cancellation/interruption events include sickness, canceled flights due to inclement weather, injury, acts of god, etc.

Please verify all terms of coverage with Red Sky Insurance.  You may purchase travel insurance for your vacation up to your final payment date.  You are not able to add travel insurance after your final payment.  Caribbean Villas of St John is not responsible for refunding a guest.

HURRICANE AND/OR STORM POLICY:  There will be no refunds given for acts of God or force majeure, such as hurricanes, tropical storms, etc that impacts St John, USVI. If you are already on St John or your arrival date is within 30 days  of the named storm, and we advise you not to travel, you will be able to hold your reservation on account for a future stay. If you are traveling outside this time period, our regular cancellation policy applies, which is non-refundable and non-changeable. We highly recommend you purchase Trip Cancellation Insurance.  There will be no exceptions to this policy.

If you are a U.S. Citizen traveling to the U.S. Virgin Islands (St. John, St. Thomas, St. Croix) you will need Proof of Citizenship; this is a Photo ID and a birth certificate with a raised seal (photo copies are not allowed). *For further information: http://www.travel.state.gov

Please note: If you are traveling to the U.S. Virgin Islands (St. John, St. Thomas, St. Croix) and are planning to do any day trips/day sails to the British Virgin Island or any other Caribbean country you will need a valid U.S. Passport

Our homes/condos do not include housekeeping. Housekeeping may be arranged at an additional cost. Towels, linens, beach towels and a starter kit of paper products are provided for your stay. Any additional supplies will need to be purchased by the guest.

If traveling to St. John, an 12.5% hotel tax and 5% service charge will be added to your reservation.

We require a $59 non-refundable Damage Waiver fee for all reservations.  This Peace of Mind fee is in lieu of a damage deposit and covers all minor accidental damage or breakage up to $500.  If damage occurs during your stay, please notify us immediately and it will be paid for by Caribbean Villas of St John.  This privilege is offered to you as our way of saying thank you for your business.  This policy does not cover intentional acts that result in damage, gross negligence, willful and wanton conduct, or any cause if the guest fails to report the damage to Caribbean Villas of St John before departure.  Coverage does not apply to unreported damage, theft, or damage of any property owned by or brought onto the premises by a guest.  In cases of abuse and malicious damage to the rental property, the guest will reimburse the Agent and/or Owner the amount of all damage including attorney’s fees.

Prepaid Damage Deposits – For some homes, there is a prepaid refundable damage deposit.  The damage deposit ranges between $500 – $1500.  Our villa consultants will notify you which policy applies at the time of booking.  This information is also listed on the villa/condo page on our website.

All normal utilities (except careless or extremely excessive use of your villa’s water supply) are included in your rental price.  Unless covered by the $59 Damage Waiver, you hereby agree to pay Caribbean Villas on behalf of the owner of your villa the cleaning or replacement costs for all damages to personal property or to the real estate, which may occur as a result of your occupancy, excluding normal wear and tear. Locked pantries and closets are reserved for the use of the villa owner and are not included in this rental. You as a Guest agree to take all reasonable steps to ensure that your family and other guests in your party adhere to the rules and regulations affecting your villa. All villas are privately owned, so decor, colors and inventories will of course vary.

All villas are fully furnished, including an ample supply of bed linens and towels for Guests’ use. Rearranging furniture or removing any items from the villa is prohibited.

Caribbean Villas, is acting hereunder as an agent for accommodations, and assumes no liability for property loss or damages, nor liability for injury, accident, delay, or irregularity which may be occasioned either by reason of defect in any vehicle or the acts of any company or persons engaged in conveying passengers to or from their villa. Transportation (airlines, ferries, charter vessels, rental cars and taxis) is supplied by providers who operate independently of Caribbean Villas. We assume no responsibility, therefore, for any loss, injury, or damage to person or property because of the acts of those providers.

Furthermore, guests are responsible for their villa during occupancy, and must lock villa windows and doors securely at all times when not on the premises, and must exercise care in securing all personal property.  Guests further acknowledge they will use extreme caution regarding the pool, decks, railings, all walkways and staircases, the shoreline around the property, the property’s driveway and courtyard, and the road.  In addition, if there are children in their party, guest acknowledges and agrees that they or any/all other adults in their party will constantly supervise all children while in the house and while on or near the verandahs, decks, balconies, railings, walkways and staircases, the driveway, courtyard, public road, shoreline and pool areas.  Guests must observe all cautions as given in our blue guest book and/or by your local contact. All Caribbean Villa’s properties are privately owned. The Owner and Caribbean Villas reserve the right to refuse service to anyone at their complete discretion.

Caribbean Villas shall make every effort to keep all villas and their inventories in good working order. In case of a maintenance problem, they will strive to repair the problem as soon as possible after being notified. However, no refund or rate adjustment shall be made for unforeseen failures such as the supply of electricity, water, pool filtration systems, air conditioning, television/cable service, internet access, appliances, etc. Due to wild fluctuations in our island electrical service and the lack of trained technicians here, we cannot guarantee that hot tubs at villas will operate correctly at all times, and no rebates will be given due to hot tub malfunctions. It is the Guest’s obligation to report any problem or damage IMMEDIATELY to us, regardless of the hour.

Due to the amount of new villa construction on St. John, it is a possibility that construction may occur near your villa rental. Any construction and the possibility of new construction is outside the control of Caribbean Villas.

Caribbean Villas or its staff may enter your villa to perform any repairs as necessary. If your villa is on the market for sale, we reserve the right to allow the villa to be shown, but only by advance appointment made with Guest. We will make every effort to schedule such brief showings at a time convenient to you and not interrupt your vacation.  In order to respect guest’s privacy and safety we will require agents and potential buyers to view the villa from the outside and not enter the villa during their showing. Buyers and agents are still required to wear masks and gloves. The ultimate decision is the guests but we would appreciate your cooperation.

Caribbean Villas reserves the right to substitute comparable or better accommodations without liability, should the villa reserved be sold, out of order or be deemed substandard by us for any reason. If comparable accommodations are not available, Guest may receive a complete refund of all pro rated rent and Hotel Tax/Service Charge paid for the original villa.

The total number of persons allowed in the villa at any one time is restricted to the number of persons scheduled and paid for (based on two persons per bedroom). Should a group misrepresent themselves, they will not be allowed entry into the villa. Exceptions to this term are made only by management, prior to your arrival dates and for infants under 2 yrs old; if sleeping in a baby crib and not occupying one of the villa’s beds.

Caribbean Villas wishes to maintain a family atmosphere for the quiet enjoyment of Guests. We rent to family groups and responsible adults only; absolutely NO house parties or functions such as weddings are allowed at the villas. Guests shall be sufficiently quiet and peaceful, so as not to disturb other residents of the neighborhood.

If you use your cell phone on the north side of the island there is a good chance you will pick up the cell tower on Tortola (British Virgin Islands). If this happens you will be charged for an international call on your cell phone plan.

Caribbean Villas is not responsible for printing errors and inadvertent omissions. All rates and villa details are subject to change without prior notice.

St. John – 4:00 p.m. (varies depending on the home) – * We appreciate your patience if housekeeping is still prepping the villa when you check-in.

CHECK-OUT TIME: 10:00 am sharp.

No pets of any kind are allowed in or on the villa premises. A pet or evidence of a pet found on the villa premises will cause immediate eviction and forfeiture of Guest’s entire rent and deposit.

Due to the cost of electricity doubling, the air-conditioning in our villas/condos will not be turned on when you are checked into your property. At check-in, our staff will be happy to show you how to turn the systems on and off, should you decide to use the air-conditioning. We are requesting that you turn the air-conditioning off in all rooms when not at the villa. It does not take long to cool a room down when you return to the villa. We understand this is your vacation and we want it to be enjoyable and relaxing. Anything you are willing to do will be appreciated in conserving your electrical usage.

For St. John there is one complimentary arrival that brings the arriving guests to the vehicle rental to pick up their reserved vehicle and then escorts the party to their villa.  For 8:00 pm – 12 midnight arrivals there is a $50 check-in fee.  You may schedule additional arrivals as needed for $75 per arrival.

Please note: If we do not have your arrival information prior to your check-in, there will be a $50 charge applied to your security deposit.

For St. John, most of the homes have changed their service to Streaming only with your personal account.  There are a few exceptions, and the home has cable tv or satellite service. Occasionally there is a problem with internet, cable TV, and satellite services.  Caribbean Villas does not have any control over these services and repairs are currently taking between 8-14 days to complete.

In the Virgin Islands, these services may be interrupted. If an interruption occurs the rental manager will report the problem but we have no control over service repairs. There will be no rental refunds due to the interruption of these services.

Internet: The internet service is subject to frequent interruption.  We cannot guarantee internet quality or speed.  Renters might find it convenient to travel with a cellular carrier MiFI – a couple of examples are AT & T & Virgin Mobile.

Guests and members of his party shall not use or permit to be brought into any villa and illegal substances, inflammable fluids (e.g., gasoline, kerosene, naphtha or benzene), or other explosives or articles deemed hazardous to life, limb or property.

Caribbean Villas shall charge Guests $175 for each set of lost or mishandled keys; gate remote controls will be charged at replacement cost. Guest is required to follow all instructions precisely on where to leave your villa keys and gate remote controls when you depart–call if you are unsure!

All Villas and their surrounding grounds are non-smoking.  This includes and is not limited to cigarettes, vaping, marijuana etc. Guests will be fined $200 + for smoking violations.

Guests are responsible for removal of all trash from their villa. A $75 fee will be applied to guest’s security deposit if rental agent is required to remove trash left behind. There are numerous dumpsters throughout the island for your use.

No drones are allowed to be flown from the villas and/or surrounding areas on St. John.