Breezy

Terms of Service

Breezy Beach Stays · Last Updated: November 4, 2026

These Terms of Service (the "Terms") set the rules for using this website and for any stay you book through it with Breezy Beach Stays. New Jersey Elite Group, LLC, a brokerage licensed in New Jersey, executes every booking. You accept these Terms when you use this website, make a reservation, or stay at a Property.

1. Parties

The parties are New Jersey Elite Group, LLC ("Broker"), which holds a real estate broker license from the New Jersey Real Estate Commission and acts for the Property Owner, and the person who completes the reservation ("Renter", "you", "your"). "Property" means the home named in your booking confirmation.

Broker executes each rental through its salesperson licensed in New Jersey. Breezy Beach Stays, LLC ("Property Manager", "we", "us", "our") handles guest services and property management for Broker and the Property Owner, and administers these Terms for Broker.

How these Terms relate to your Rental Agreement. After you book, you also sign a separate Rental Agreement. These Terms govern use of this website and the booking and payment of your reservation. The signed Rental Agreement governs your stay at the Property. If the two conflict about your stay, the signed Rental Agreement controls.

2. Reservations and Guest Details

A reservation becomes final only when you have finished every booking step and we or our payment processor have collected the amount due at booking.

When you book, you give us basic details: your name, email address, phone number and country. These must be accurate. After booking, you must also:

  • Sign the separate Rental Agreement we send you, which asks for your mailing address and date of birth. We hold your door code and check-in instructions until it is signed.
  • Verify your identity through Hospitable, our reservation platform, when asked.

We use a third-party provider, Truvi, to screen reservations. You can read Truvi's Privacy Policy at truvi.com.

If you haven't signed the Rental Agreement by check-in, you won't be able to check in and you forfeit the money you paid, because you haven't met the terms of the booking. Until then, you can cancel under Section 5, and if your reservation is still in its free cancellation period, you get your money back.

We may decline or cancel any reservation at our discretion, for example if we suspect fraud or misrepresentation, if these Terms have been broken, or if the Property stops being available.

3. Your Stay, Check-In and Check-Out

Your stay runs from the arrival date to the departure date in your booking confirmation.

  • Check-in: from 4:00 PM on your arrival date.
  • Check-out: by 10:00 AM on your departure date.

Early check-in and late check-out are free when available, but we can't schedule or promise either one in advance.

  • Early check-in: message us at any time. We'll note your request and tell you as soon as the home is ready, usually no earlier than 12:00 PM.
  • Late check-out: message us before your departure date. Check-out as late as 12:00 PM may be possible, depending on the cleaning schedule. Staying past 12:00 PM means booking another night.

4. Payments, Fees and Taxes

You owe the full reservation total shown before you book. It includes the nightly rate, cleaning fee, any pet fee, the service fee, other listed fees, any taxes that apply and the $35 Damage Waiver Fee (Section 22), which is not charged on top. Payments go through a third-party payment provider. By entering your payment details, you authorize Broker or its payment processor to collect what you owe under these Terms and to keep your payment method on file for that purpose, including scheduled payments, changes you approve, and charges allowed by Sections 11, 12, 13, 15, 22 and 23.

There is no security deposit, and we do not place a hold on your card to secure incidental charges or damage. Your card issuer may show a pending authorization for the amount due while we confirm your booking or a change you requested. If the booking or change does not go through, that authorization is released.

If you choose a payment plan, such as three payments, your first payment counts as your deposit toward the reservation total. It is part of that total, not an extra charge, and it is refundable only as the cancellation policy provides.

Broker receives all payments and keeps them in its real estate trust account, as New Jersey Real Estate Commission regulations require.

5. Cancellations, Refunds and Date Changes

The cancellation policy shown for your reservation before you book applies to your stay. You can also find it in the booking portal and your booking confirmation. Refunds go back to your original payment method and can take 5 to 10 business days to arrive, depending on your bank or card issuer.

The service fee and the Damage Waiver Fee are refunded in the same proportion as your stay under that policy. For example, if the policy gives you 50% back, you get 50% of those fees back. On a payment plan, your refund is what you have paid minus the share of the full price the policy keeps.

Date changes. While your reservation is in its free cancellation period, meaning the time when cancelling would give you a full refund, you may change your dates, subject to availability and the price for the new dates. Once that period ends, your dates can't be changed, except to extend your stay by adding nights, subject to availability and price. Within 2 days of check-in, dates can't be changed online; message us to ask about adding nights.

6. Access

Broker provides access to the Property. You'll get a door code for keyless entry before you arrive, once you have signed the Rental Agreement (Section 2). Once it is signed, you can instead collect a physical key from Broker's office at 603 Mattison Avenue, Suite 303, Asbury Park, NJ 07712, during regular business hours, if you arrange it with Broker beforehand.

7. Age Requirement

You certify that you will be at least 25 years old on the check-in date, that you will stay at the Property for the whole stay, and that you are booking for yourself and not for anyone else. We may remove, without refund, a reservation that fails this requirement or that was made for a third party.

8. Occupancy

The number of people at the Property may never be more than the number on your booking or the Property's listed maximum. We may remove guests without refund if this limit is broken.

9. Parties and Gatherings

No party, event or gathering of any kind may be held at the Property.

10. Noise and Neighbors

You and your guests must not disturb, bother, put at risk or inconvenience neighbors, or use the Property for anything illegal. You also agree to keep to quiet hours.

11. House Rules and Your Conduct

During the stay, you must:

  • Use the Property only as short-term vacation lodging, and only with the guests named on the reservation.
  • Follow the House Rules, the Property's maximum occupancy, and any homeowners' association and community rules that apply.
  • Avoid unlawful activity and anything that harms the Property or interferes with neighbors.

The House Rules on the listing and in the house guidebook form part of these Terms. If the House Rules or these Terms are broken, we may end the stay early with no refund and recover our resulting costs and damages.

12. Pets and Service Animals

You may bring a pet only if you tell us before you arrive and the pet fits the rules and limits for that Property. Pets means dogs and up to one cat, and some dog breeds are not allowed. Where a home allows pets, up to 2 are allowed unless the listing says otherwise, and the pet fee is usually a flat fee per stay. A cat on a stay longer than 7 days needs our approval. Check the listing to make sure your pet qualifies.

Service animals are not pets. A service animal is welcome at every Property, including homes that don't allow pets, with no pet fee. You don't need our approval to leave a service animal alone at the Property. You are responsible for actual damage it causes and for excessive cleaning beyond normal use, but not for ordinary animal hair or dander. Emotional support animals are not service animals, follow the pet rules for the Property, and must be approved in advance. See our Accessibility Policy.

13. Smoking

You may smoke only outdoors, never inside. If we find signs of indoor smoking, we will charge extra cleaning costs.

14. Parking

You agree to follow the parking rules in the house guidebook, on the listing, and on the sign on the refrigerator inside the home. Property Manager is not responsible for parking tickets or violations that you or any of your affiliates receive.

15. Trash and Recycling

Follow the trash instructions we provide, and keep recyclables separate from other trash. If the trash isn't sorted correctly, we will charge a $200 fee to have a hauler sort it and take it away.

16. Transient Occupancy

You certify that this is a temporary, transient stay of fewer than 90 days and that your primary home is somewhere else. You may not:

  • Put any utility account in your name.
  • Receive mail or packages at the Property.
  • Give the Property's address as your residence on any legal document.

17. No Subletting

You may not sublet all or part of the Property, or assign your rights under these Terms.

18. Utilities

The Property Owner agrees to provide electricity, internet, running water and, where the home has it, natural gas during your stay, and these are part of the rate. We don't give refunds for outages that the Property Owner and Property Manager can't control. We will consider an exception if an outage makes the Property unlivable, such as a long winter gas outage that leaves it without heat.

19. Repairs and Maintenance

The home is furnished with the Property Owner's own furniture and household items. Neither the Property Owner nor Property Manager has to supply anything extra. Tell Property Manager about any maintenance problem right away. We will make every effort to repair or replace anything that isn't working, but we can't promise that every item will work at all times, and there are no refunds or rate reductions if equipment or an appliance fails.

20. Right to Access

Property Manager may enter the Property at reasonable hours for needed repairs and for inspections the township or state requires, with reasonable notice when circumstances allow.

21. Property Manager's Rights

If you don't meet the conditions and limits of these Terms, Property Manager may cancel your reservation and may enter the Property, through statutory proceedings or by force, to inspect it and make sure you have left.

22. Damage Waiver and Damage Protection

We don't collect a security deposit. Instead, there are two layers of damage protection for the home, described below. Neither layer covers everything, and you may still be responsible for damage.

The first $500: the Damage Waiver

Every reservation includes a mandatory $35 Damage Waiver Fee. It is part of the booking price, not an extra charge, and it is refunded in the same proportion as your stay under the cancellation policy (Section 5).

With the Damage Waiver, Breezy Beach Stays gives up its right to recover from registered guests the first $500, in total per reservation, of accidental damage to the Property. For the waiver to apply:

  • The damage must be accidental and unintentional, and caused by a registered guest or their service animal.
  • You must tell us as soon as you discover it, and before you check out.

If you don't report the damage, the waiver may not apply and you may have to pay everything it costs to repair or replace the item.

What the Damage Waiver does not apply to

  • Negligent, intentional or malicious acts
  • Damage caused by pets, or by people who are not on the reservation (a service animal is not treated as a pet here)
  • Theft, lost personal belongings, or anything removed from the Property (for example beach badges, towels, linens or beach gear)
  • Damage that results from breaking these Terms
  • Normal wear and tear, and cosmetic damage
  • Injury to anyone, or damage to anyone else's property
  • Any amount above $500 per reservation

From $500 to $50,000: our damage protection program with Truvi

Breezy Beach Stays also uses Truvi, a third-party damage protection provider. For damage to the Property above the first $500, up to $50,000, we may submit a claim to Truvi for review.

  • Truvi decides, under its own terms and limits, whether a reservation qualifies, whether to pay a claim, and how much to pay. Payment is not guaranteed. A reservation must pass Truvi's screening to qualify. Truvi's limits include depreciation, the home's insured value, and a maximum of $3,500 for any single item of contents.
  • The program protects the Property and those who own and manage it. It is not coverage you hold, and you can't file a claim with Truvi yourself.
  • Truvi's exclusions include, for example, bodily injury, lost income, wear and tear, cosmetic damage, damage that can't be shown to have been caused by a guest, damage caused by pets other than service animals, cash and jewelry, and detached outbuildings, pools and spas.
  • We may share details of your reservation and the damage with Truvi, and Truvi may contact you or ask you for evidence.
  • The program is subject to Truvi's terms, including its Guest Agreement, which you accept by booking.

What you remain responsible for

You remain responsible for damage and loss that these two layers do not pay for. That includes anything the Damage Waiver does not apply to, anything Truvi declines or does not pay, and any amount above $50,000. We may process these amounts through Truvi or charge them to your payment method (Section 23). A payment by Truvi does not by itself release you, and Truvi may seek to recover what it paid from you directly. We will not collect the same loss from you twice.

Neither the Damage Waiver nor Truvi's program is an insurance policy. Neither gives you liability, travel, health or personal property coverage, and neither replaces homeowner's insurance.

23. Liability for Damage and Loss

Subject to Section 22, you are liable for any harm to the Property, its furnishings, or its contents that occurs during the stay, other than normal wear and tear. We may charge repair or replacement costs to the payment method you used for the reservation. Where the law allows, none of Broker, Property Manager or Property Owner is liable for consequential, indirect or incidental damages, and together their liability on any claim connected with your stay or this website will not exceed what you paid for that reservation.

24. Assumption of Risk

You and all your guests use the Property's amenities, including any pool, hot tub, kitchen, grill, yard, deck, equipment and nearby facilities, entirely at your own risk. You accept all risk of injury or loss from recreational activities that you or your guests take part in at the Property. You must supervise, and are responsible for the safety of, every child and guest in your party.

25. Indemnity

You will indemnify and hold harmless Broker, Property Manager and Property Owner against every claim, including a claim by a third party, that arises from or relates to your use of the Property or the personal property provided in it, including the activities described in Section 24.

26. Intellectual Property

The Breezy Beach Stays name and logo, and the photos, text, and other material on this website, belong to Breezy Beach Stays or are used under license, and are protected by copyright, trademark, and other intellectual property laws. Reproducing, altering, or republishing any of it requires our prior written consent.

27. Privacy

Our Privacy Policy explains what personal information we collect and how we use and protect it. That policy applies whenever you use this website or book a stay with us.

28. Updates to These Terms

These Terms may change, and the "Last Updated" date at the top shows the latest version. Updates apply once posted, and using the website after that date means you accept them.

29. Contact

Send questions about these Terms or a reservation to:

Breezy Beach Stays, 603 Mattison Avenue, Suite 303, Asbury Park, NJ 07712. Email: info@breezybeachstays.com. Phone: +1 (732) 889-9229.

Acknowledgment

By accepting these Terms, Renter and Broker each agree to follow them and to carry out their own obligations under them. When you complete a reservation, you confirm that you have read these Terms and accept them.