Jersey Shore Vacation Rental Help & FAQ

Our homes are in Ocean and Monmouth counties, New Jersey: Seaside Heights, Seaside Park, Lavallette and Ortley Beach, Belmar, Bradley Beach and Lake Como. You can also browse every home by dates and group size.

You deal directly with the local team that runs your home, and you can change or cancel your trip online from your trip page. Monthly payment plans and Affirm, when offered, are only available when you book direct. We also don't collect a security deposit.

We email a payment receipt with a link to your trip page. Our team then sends your booking confirmation and a separate rental agreement to sign, where you provide your street address and date of birth. We also ask you to verify your identity through Hospitable, our reservation platform, and we send your check-in details before your stay.

Yes. Under our Terms of Service, the person who books must be 25 or older by check-in, must stay at the home for the whole stay, and cannot book for someone else. Reservations that don't meet this may be removed without refund.

Many homes have a minimum stay, often 7 nights from mid-May to mid-September, and some only allow check-in on certain days. Each home's page shows its minimum before you pick dates, and its calendar marks the days that won't work. If your dates aren't available, the home's page suggests the closest and cheapest dates that are.

Prices on the site already include the nights, the home's cleaning and other stay fees, the 7% Breezy service fee and the $35 damage waiver, with any length-of-stay discount taken off. Checkout shows your final price. To see each fee, choose What's in this price? on a home's page once you pick dates, at checkout or on your trip page. No New Jersey sales or occupancy tax is charged on direct bookings. Breezy homes are leased through a licensed New Jersey real estate broker, which exempts direct bookings from the state transient accommodation tax. If a stay does include a tax, checkout shows it as its own line.

It is 7% of your stay. This is what makes booking direct safe and simple: damage protection through Truvi up to $50,000, 24/7 emergency support during your stay, secure payment processing, and the booking site itself. It applies to every direct booking, however you pay. It is a fee, not a tax.

We never collect a security deposit. Your stay includes a $35 damage waiver, built into the price, which covers the first $500 of accidental damage you report before check-out. Damage above that may be submitted to our damage protection provider, Truvi, for review, up to $50,000. Terms and exclusions apply, and you may still be responsible for damage that isn't covered. The waiver is refunded in the same proportion as your stay if you cancel. See section 22 of our Terms of Service.

Yes, in the cases set out in the Terms of Service. For example: damage that isn't covered by the waiver or our damage protection policy, a $200 fee if trash and recycling aren't sorted as instructed, and extra cleaning charges if there is evidence of smoking indoors.

Yes. Most homes take about 10% off a 2-night stay, and the discount grows with the length of the stay, often to about a quarter to a third off a week or longer, depending on the season. Once you pick dates, the booking box shows the exact discount, and checkout shows your final price.

If you have a code, choose Have a promo code? on the home's page once you pick dates, or at checkout. The discount shows in your price before you pay.

By card, Apple Pay, Google Pay or Link. You pay when you confirm your booking, unless you choose a payment plan or Affirm where offered.

When it's offered at checkout, yes. You pay a deposit when you book and the rest in monthly payments, charged automatically to the same card, with no interest or fees. The last payment is due 30 to 37 days before check-in, depending on your booking's cancellation policy. We email a reminder a week before each payment. If a payment fails, we email you a link to pay and keep trying your card. If it stays unpaid, our team will contact you, and the booking could be cancelled under its cancellation policy.

For larger stays you may also see Affirm, subject to its approval, where we are paid in full and you pay Affirm over time under its own terms. The cancellation policy explains refunds if you cancel a booking on a payment plan.

Your card statement shows BREEZY BEACH STAYS. NJ Elite Group may appear as the business name on payment screens or receipts: bookings are executed by New Jersey Elite Group, LLC, a licensed New Jersey real estate brokerage, and your payment is made to it. Breezy Beach Stays provides guest services and property management on its behalf.

Use the link in your payment receipt, or go to your trips and enter the email you booked with. We'll send you a sign-in link.

You can request new dates during your booking's free cancellation period, which ends 60 days before check-in for peak stays and 30 days before check-in for other stays, plus the full-refund time right after booking. After that, dates can't be changed unless you are extending your stay or adding dates. If your new dates include peak nights, your booking moves to the stricter peak policy. A date change never makes a policy looser.

Open your trip page and go to Change your trip. You see the new price, and the exact amount to pay or get back, before you send the request. Every date change is a request our team accepts or declines. Nothing is charged or refunded until we accept, and we email you either way.

• If the new stay costs more, you pay the difference. On a payment plan it may be added to your last payment instead.
• If a longer stay reaches a weekly or monthly discount, the discount applies to the added nights only.
• If the new stay costs less, you get the difference back.
• A shorter stay can lose a discount it no longer qualifies for.

If the page says your change goes through our team, such as adding nights within 2 days of check-in, send a request there, or call or email us. Some changes need a quick check by our team before any money moves, and the page tells you when that applies.

Yes, from the same section of your trip page, any time before check-in, up to the home's maximum. Pets can only be added at pet-friendly homes. If the price goes up, you pay the difference. If it goes down, you get back the share your cancellation policy allows that day.

Cancel from your trip page any time before check-in. It shows the exact refund before you confirm. Unless a home's page says otherwise, the policy depends on your dates. Peak stays, with any night from the Wednesday before Memorial Day through Labor Day (May 26 to September 6, 2027), use our Firm 60 policy: Free cancellation up to 60 days before check-in. 50% refund up to 30 days before check-in. No refund after that. Other stays use our Firm policy: Free cancellation up to 30 days before check-in. 50% refund up to 7 days before check-in. No refund after that. A stay with nights in both gets the stricter policy.

Full refund if you cancel within 24 hours of booking, when check-in is at least 7 days away. If check-in is less than 7 days away when you book: full refund for the first 12 hours or until check-in, whichever comes first, then a 50% refund until 24 hours after booking. The service fee and damage waiver are refunded at the same percentage as your stay. If we have to cancel your booking, you get a full refund. Read the full cancellation policy.

Bad weather alone doesn't change your cancellation policy. You get a full refund of unused nights only if we confirm that a large-scale event in the home's town makes the stay impossible, illegal or impracticable during your dates, and you booked before the event began.

• Examples that qualify: a mandatory evacuation order, a travel ban or shelter-in-place order, official closure of the only roads or bridges to the home, a power, heat or water outage across most of the town, a hurricane classified Category 3 or higher at least 24 hours before its forecast landfall near the home, or a tornado.
• Examples that don't qualify on their own: rain, wind, snow, a storm forecast or weather warning, a voluntary evacuation, a state of emergency with no evacuation order or travel ban for the town, street flooding at high tide, beach or business closures, an outage limited to the home or a few homes, flight cancellations, or illness or a change of plans.

If an event like this isn't in effect, your booking's cancellation policy applies.

It isn't included in your booking, but trip insurance from a third-party provider is offered in your guest portal after you book. Illness and changes of plans follow your booking's cancellation policy, so it's worth considering.

Refunds go back to the payment method you used and can take 5 to 10 business days to show up in your account, depending on your bank. If you still don't see it after 10 business days, contact your bank.

Standard check-in is at 4:00 PM and check-out is at 10:00 AM. Each home's page shows its times.

It can't be scheduled ahead or guaranteed. Message us within 24 hours before your arrival or check-out and we'll do what we can.

You'll receive a door code for keyless entry before you arrive. If you prefer a physical key, you can arrange in advance to pick one up at our office in Asbury Park during regular business hours.

No stripping beds or running the dishwasher. Follow the trash and recycling instructions, lock up and go.

Yes. Every home is professionally cleaned and inspected before each stay.

No need to bring towels or linens. Every home also has coffee and tea, hand soap, dish soap, paper towels, toilet paper, and shower soap and shampoo. If you run out during your stay, contact us and we can supply more at our discretion.

Yes. Badges for your group are included in season unless otherwise noted. Badges that go missing aren't covered by the damage waiver.

Every home is different. Many have a fully equipped kitchen, Wi-Fi, TV, air conditioning, outdoor space, parking and laundry. Each home's page lists exactly what it has, and you can search by what you need.

Yes. All of our homes welcome children and infants. When you book, children ages 2 to 12 count toward the home's maximum number of guests, and infants under 2 don't.

Yes, at pet-friendly homes: dogs, usually up to 2, and at most one cat. No other animals are allowed. Add them as pets when you choose guests, and the home's pet fee, usually a flat fee per stay, is included in your price. Each home's page shows whether it allows pets and its limit. Stays of more than 7 days with a cat need our approval first, so call or email us before you book.

These breeds and their mixes aren't allowed as pets or emotional support animals at any home: Pit Bull-type breeds, Rottweilers, Doberman Pinschers, German Shepherds, Chow Chows, Akitas, Cane Corsos, Presa Canarios, Mastiffs, Alaskan Malamutes, Siberian Huskies and wolf hybrids. This doesn't apply to service dogs. Ask us if you're unsure about your dog.

Service animals are welcome at every home, including homes that don't allow pets, with no pet fee and no documentation required. You don't need to add a service dog as a pet when you book. A service animal is a dog individually trained to do work or perform a task for a person with a disability. If the need isn't obvious, we may ask only whether the dog is required because of a disability and what task it has been trained to perform.

The dog must be house-trained and under your control. You don't need our approval to leave it alone in the home. You are responsible for any actual damage or extra cleaning beyond normal use.

Emotional support animals are not service animals. They can stay only at pet-friendly homes, approved in advance under our pet policy, and the pet fee applies.

It depends on the home. Check the Good to know section of the home's page and follow the parking rules in your house guidebook, since parking tickets are your responsibility. Staying in Seaside Heights? See our guide on where to park without getting ticketed.

Tell us right away and we'll work to repair or replace what isn't working. The Terms of Service doesn't give refunds or rate changes for equipment failures, or refunds for outages outside our control, unless it is a town-wide event we confirm under our storm and major event policy. We'll consider an exception if an outage makes the home uninhabitable.

No. Parties, events and gatherings of any type are prohibited, and guests can't exceed the number on the booking or the home's maximum. Smoking is allowed outdoors only. Breaking the rules can end your stay early with no refund.

Yes. Breezy offers full-service vacation rental property management across Ocean and Monmouth counties. You can book a call from that page.

Marketing, pricing and calendar management, guest communication and 24/7 support, property oversight, owner reporting and administration, and coordinating cleaners, maintenance and vendors. Guest consumables and scheduled curbside trash service are included too. The property management page also lists what is billed separately, such as cleaning and repairs.

Yes. Our agent team also manages Shore rentals. See Buy With Breezy and Sell With Breezy.

Call +1 (732) 889-9229 or email info@breezybeachstays.com. For sales, press 1 when you call. The sales line rings 7 a.m. to 9 p.m. Eastern. Messages are answered 6 a.m. to 11:30 p.m. Eastern. We also have a 24/7 emergency line for true emergencies during a stay. You'll find the number in the phone prompt when you call and posted inside the rental. If anyone is in danger, call 911 first. You can also use our contact page. Our office is at 603 Mattison Avenue, Suite 303, Asbury Park, NJ 07712.