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Terms & Conditions of a SummerMaine Classic Vacation Rental

Property Location, Lease Term and Permitted Occupancy: ​

Lessee acknowledges that they have full and complete knowledge and accept same in its "as found” condition. 

The lessee will not exceed the maximum number of persons to occupy the premises. Should occupancy exceed the maximum permitted, Lessee may, at Lessor’s sole option, be required to immediately vacate the property without refund OR fines will be assessed and applied. 

Lessee acknowledges that they have read the full description on the website regarding what is and is not provided with the property. This includes amenities, maximum occupancy, as well as but not limited to water view, water access if applicable. 

Please list all guests and vehicles: 

Rent, Fees & Taxes: 
  • Total Rent, plus a 9% Maine Lodging Tax, a Cleaning Fee, Dog Fee if & when applicable and a Processing Fee. 

  • For stays over 10 nights a MidStay Clean is required a minimum of every two weeks. * See Mid-Stay Clean below for details. 

  • Payment Schedule:

    • A Non-Refundable payment is due upon reservation. The reservation is not confirmed until receipt of this payment by the Agent.  

    • Direct Bookings, Payment Plans schedules. The entire balance of rent, fees, and taxes must be received by the Agent no later than 60 days before the beginning of the rental period or, specific to this Lease.  

  • All fees are non-refundable. 

  • Other Fees such as Early Check In, Late Check Out, Damages, Additional Housekeeping or Pet fees will be run within 60 days of departure. 

  • Bookings made through booking platforms, such as VRBO, HomeAway, Airbnb,, are subject to service/booking fees from those vendors that we do not collect or refund. 

Security Deposit/ Damage Protection Option: Tenant must choose one of the following two options. 

Lessee acknowledges If Option 1: Vacation Rental Damage Protection is not purchased, option 2 will apply as the default. SummerMaine reserves the right to place a hold on & charge the card on file for damages that are the responsibility of the lessee.

Option 1: Vacation Rental Damage Protection. $70.00   As a part of your stay, you may purchase a Vacation Rental Damage Protection plan designed to cover unintentional damages to the rental unit interior that occur during your stay provided they are disclosed to management prior to check-out. If purchased, the policy will pay a maximum benefit of $3000.00. Any damages that exceed $3000.00 or are not covered under the plan will be charged to the credit card on file. If, during your stay at one of our rental properties, an insured person causes any damage to real or personal property of the unit as a result of inadvertent acts or omissions, the Insurer will reimburse the Insured for the cost of repair or replacement of such property up to a maximum benefit of $3000.00. Certain terms and conditions apply. Full details of the Vacation Rental Damage coverage are contained in the Description of Coverage or Insurance Policy here: The Vacation Rental Damage can be purchased up to, and including at, check-in. By submitting payment for this plan, you authorize and request Customized Services Administrators, Inc. d/b/a Generali Global Assistance & Insurance Services to pay directly SummerMaine Properties any amount payable under the terms and conditions of the Vacation Rental Damage. Please contact SummerMaine Properties directly if you do not wish to participate in this assignment. 


Option 2: A Refundable Security Deposit equal to 35% of rental amount is in addition to rental payments and should not be substituted by the guest for unpaid rent. The agent will hold the Security Deposit until the end of the reservation departure inspection is completed.

This Security Deposit may be used by the agent after the guest's stay has ended to repair damage or excessive cleaning needs, additional rule violation fees following departure to the residence. Agent will provide a list of damage/charges to be held from the Security Deposit. The deposit or remaining balance to be returned within 60 days of departure. 

Damages must be reported within a reasonable time frame. DAMAGES NOT REPORTED WILL NOT BE COVERED BY INSURANCE. Photos are helpful and appreciated.  Non-Emergency at the next business or by email. IF an emergency calls for fire or medical service is made please call 207.596.6295 when the situation is safe.  
Breach of Lease: 
  • In the event the lessee defaults by failing to make all payments required under this Agreement; or, violates any obligations set forth in the Lessees’ obligations as attached then all monies paid shall be forfeited by Lessees.  

Lessee Cancellations: 
  • If a Lessee is compelled to cancel all Balances will remain due according to the lease. 

  • All cancellation requests must be made in writing. 

  • ​The Balance due must be paid in full upon cancellation.​ 

Please initial both of the following: 

​I am fully aware, understand and accept the cancellation policy of SummerMaine. 

​ If I choose to purchase cancellation insurance, I understand that the insurance company holds the policy and​ SummerMaine does NOT determine eligibility of any claims.
COVID-19/Pandemic Disclaimer - By signing this contract you are acknowledging that Reservations for stays  made after March 14, 2020 will not be covered under any extenuating circumstances policy, except where travel insurance has been purchased by you and reasons for cancellation fall within the purchased coverage. COVID-19 related circumstances not covered by SummerMaine include: transportation disruptions and cancellations; travel advisories and restrictions; health advisories and quarantines; changes to applicable law; and other government mandates including but not limited to; evacuation orders, border closures, prohibitions on short-term rentals, and shelter-in-place requirements. 

Our extenuating circumstances policy is intended to protect guests from unforeseen circumstances that arise after booking. After the declaration of COVID-19 as a global pandemic by the World Health Organization, the extenuating circumstances policy no longer applies because COVID-19 and its consequences are no longer unforeseen or unexpected. 

You are also acknowledging that there may be state or local quarantine and/or social distancing mandates in place that you are required to follow by law during your stay and you will abide by these guidelines.

Lessor’s Obligations: 
  • The property will be delivered in furnished condition and with utilities provided at no additional cost to Lessee. 

  • Lessor warrants that the premises and all appliances, heating, plumbing and electrical systems are in proper working order and that the cost of any necessary repairs are the sole obligation of the Lessor, unless due to gross negligence of the Lessee.  

  • Property will be professionally cleaned and made available for occupancy at Lessee’s arrival date and time specified above; housekeeping services are required and provided at check out and mid rental period at additional fee to Lessee. 

Lessee’s Obligations:
  • Lessee shall use the premises for residential purposes only and agrees to keep premises in good repair and to report any damages that should occur promptly. 

  • Lessee agrees to vacate the premises at the termination of the lease term and return the key to Lessor in lockbox or to a location as directed. 

  • Lessee agrees to adhere to, and follow, the Rules and Regulations of the Property (attached as Exhibit A) Agreement; to be responsible for extraordinary cleaning required to return the property to the “as found” condition: and, agrees that such extra cost, will be the responsibility of the Lessee and determined at the sole discretion of the lessor.

  • Lessee agrees to permit the Lessor, and Agent, to enter the premises to perform necessary repairs and/or maintenance, if notified in advance. Lessee may peaceably hold and enjoy the premises without interruption during the Lease period. 

  • If property is rented for more than a month, guests are permitted a $200.00 heating/electricity allowance per month. Any amounts over are the responsibility of the Tenant. 

  • Lessees agrees to follow check out procedures listed below in Exhibit A. 

  • COVID-19 CHECK OUT PROCEDURES to keep our guests and staff as safe as possible the following procedures are required. Failure to do so will result in additional charges. 

    • All Trash must be in Closed Kitchen Trash Bags then placed in containers/cans for trash removal service. 

    • Bedding must be stripped and placed in bags in the following groups- 

      • Pillow Protectors (not Cases), with zippers partially zipped. 

      • Top, Bottom & Pillow Cases, 

      • Blankets, Duvets & Cover, 

      • Towels, Bathmats, Kitchen Towels, Hand Towels, Wash Cloths.


  • ​In order to bring a dog or dogs onto ANY property listed as pet friendly or otherwise, Lessee and/or Lessee’s invitees must have prior written approval of the Lessor, pay the required non-refundable dog fee (dog fee and security deposit is determined by size and age) and execute a Dog Agreement as part of this Lease. *If it is determined that an unauthorized animal(s) is or was on the premises lessee will be charged a fee of $350/animal plus any additional cleaning or damages found. 

  • Lessor reserves the right to refuse any dog on the basis of breed, size, age, etc. Dogs/Animals are ​not​ allowed on the premises unless the property has been designated as a pet-friendly property by the Lessor. Other animals for example cats,  birds, lizards, etc. are NOT allowed at ANY of the properties. 

  • No sublet is permitted. 

  • No Rental deduction or set-off for weather are permitted.  

  • If the premises should be destroyed by fire, become uninhabitable, or be rendered un-rentable due to physical causes prior to or during the lease period (assuming no negligence on the part of the Lessee), prorated rent shall be returned to lessee.  

  • ​No rent shall be returned or prorated for the following: lack of TV reception, internet, cable services or cell phone reception.   

  • Smoking & Vaping are NOT permitted in the residence or on the property. All SummerMaine homes and condos are Non-Smoking. This includes tobacco, marijuana, any and all smoking/vaping materials, on decks, balconies, docks, etc. The use of all illegal narcotics is not permitted and violators will be turned into the local authorities. Failure to adhere to these important rules will result in immediate eviction with no refunds or proration of rent. Any damage caused by smoking is 100% the responsibility of the Tenant.  

  • Fires are NOT Permitted at all properties  Do not use fireplace, wood stoves, firepits without explicit permission. Additional fees for clean up and damages will apply.

  • MidStay Cleanings are required every two weeks. This will include: Cleaning bathrooms, sweeping/vacuuming floors,  disinfect wipe counter surfaces that are cleared, Sheet & Towel exchange- guests are responsible for stripping sheets, bagging up sheets and towels separately for pick up. This does not include washing dishes, laundry beyond exchanging sheets and towels. To prepare for your MidStay Clean, please have counters clear and dishes washed. For additional services (including dishes and laundry, etc.) and pricing please contact us prior to your stay. 

This Agreement and the attached Rules and Regulations, as well as all other Attachments, comprise the whole Agreement between Lessor and Lessee, and all prior written or verbal agreements, understanding, promises, or statements, are merged herein.  This Agreement may be modified only by written amendment, signed by both parties. 

This agreement shall be interpreted under the laws of the State of Maine. 

Guest Rules and Regulations EXHIBIT A


For all properties rented through SummerMaine Properties, P.C. renters must adhere to the following guidelines: 

​Check In:​ 
  • Information and instructions on how to obtain keys to your unit will be emailed to you the week of your arrival. 

  • Check-In is after ​5:00 pm​

  • Parking: Unless otherwise noted- do Not park or drive on the lawns as it can damage septic pipes and tanks and/or yard. Pipes and tanks are not marked.  Do not park under decks or in garages. 

  • Discovered damages- please report by email with photo if possible as soon as possible so repairs can be arranged and noted- damages not reported will be the responsibility of the lessee.

​Quiet Use and Enjoyment:​ 

  • SummerMaine does not guarantee quiet use or enjoyment of the property due to noise from other persons, construction, maintenance, road work, etc. from neighboring properties or municipal areas and will not grant a rebate for circumstances originating outside the property. 


  • Most houses are equipped with a lockbox for initial check in – please return the key to the lockbox and use the keys that are inside the property during your stay to avoid lock out. If you lock the keys in the house, there is a fee of $50.00 during regular business hours or $100.00 after business hours for key service. This fee is due at time of service. Missing Keys will result in a charge of $100. 

No Smoking:​ 

  • All homes and condos are Non-Smoking. This includes smoking on decks, balconies, docks, etc. Failure to adhere to this important rule will result in immediate eviction. 

​Heat, A/C, etc.:​ 

  • Guests are not allowed, under any circumstance, to install A/C units or heating units of any type. This includes floor and window units. If your property is equipped with air-conditioning, please close all windows and doors and turn off the unit when you will be gone for long periods. If heat is needed, please adhere to the same consideration and keep heat to 70 and under. 

​Washer and Dryer:​ 

  • If your unit is equipped with a washer and dryer, please use “HE” (High Efficiency) laundry detergent in the washing machine. Also, please check the dryer vent for lint before using and never dry laundry if leaving the property. 


  • Do NOT move furniture around the house. Damage to furniture or floors will result in damage charges. Please leave the house as found. 

​Inclement Weather:​ 

  • During inclement weather, doors and windows must be closed. Because of the salt content of the air and the ability for weather to change quickly, ​all window and doors must be closed if the house is going to be vacant​. Rain damage from windows being left open is the responsibility of the guest.

  • UMBRELLAS: Must be closed when not in use or when we have winds. Gusts of wind can arrive on short notice, especially on the water, turning umbrellas into projectiles. 


  • Please respect neighbors and others around the property – do not go onto another's property &/or Docks, Wharfs without explicit permission.

Quiet time:​ 
  • Quiet time should be observed after 9:30 PM – remember, if windows are open loud voices can travel. 


  •  Firepits are not allowed if the property is not equipped with one. Guests are not allowed to dig a firepit on the lawn or on beaches. 

  • Fireworks are NOT allowed on the property or to be used in any capacity on the property at any time. Use of fireworks will result in immediate eviction. 

Owner’s Closet:​ 

  • Most properties are equipped with a locked Owner’s Closet. Please do not tamper with the locks or attempt to open this closet. 

Septic Systems and Wells:​ 

  • Most properties are on private septic and wells and must be treated with care. Do not flush anything but toilet paper and do not run the water unnecessarily. In the dry months, wells in Maine can dry up. Take shorter showers at different intervals, do not run the dishwasher, washer and showers at the same time and limit dish and laundry loads. 


  • Some insurance companies do not allow guests to operate fireplaces or woodstoves. Please inquire about individual properties containing fireplaces or woodstoves. No firewood is provided. Guests who use these amenities must be well-versed in proper and safe utilization. Pools, private beaches, quarries, ponds: Guests understand that properties with these amenities do not provide any life saving devices, lifeguards, etc. Use of these amenities are at guests’ own risk 

Docks and Wharfs:​ 

  • Guests renting properties equipped with these amenities recognize that the use of these facilities is at guests’ own risk. If a boat is to be tied up to the wharf, it is the guest’s responsibility to determine that the wharf and float can handle the length and weight of a boat and that depth of water at high and low tide is adequate for the draw of the boat. This is also true for properties equipped with moorings. 

  • Guests hold Agent and Property Owner harmless for any damage caused to any vessel by use of these amenities. Do Not use or tie off to docks or wharfs that are not part of the property. Most docks are privately owned. Guests are responsible for any damage to moorings, docks/wharfs. 


  • ALL dogs MUST be approved to be at ANY property listed as pet friendly or otherwise, Lessee and/or Lessee’s invitees must have prior written approval of the Lessor, pay the required non-refundable dog fee (dog fee and security deposit is determined by size and age) and execute a Dog Agreement as part of this Lease.

  • A pet fee and policy agreement Dog Policy Agreement Terms:​ separate from Rental Agreement must be included. 

    • Damage Coverage Policies can refuse to cover pet damages if these requirements are not in place. Guests will be 100% responsible for any pet related damages.

  • The pet policy is applicable to dogs only – cats or other pets, birds, small caged animals, reptiles or other are never allowed. 

Cleaning, Check Out:​ 

  • Check-Out is before 9:00 am without exception* Guests and Guests’ entire party must vacate the property and leave the keys in the lockbox (or as found) by 9:00 am. 

    • Late Check outs are subject to a late check out fee of ​$50 per 15 minutes past check out time. Due to limited time for the housekeepers to prepare the properties we thank you for your understanding and cooperation. 

  • If an excessive amount of cleaning is required, the guest will be responsible for extra cleaning and laundry fees. 

  • In order to avoid this, we ask that guests, prior to check-out do the following: 

    • Start a load of dishes- we are happy to put them away.

    • Remove leftovers from the refrigerator, take all trash to trash cans. 

    • Broom Sweep floors

    • Strip Beds (see housebook for instructions IE Sheets and Towels must be separated).

  • All windows are to be closed and locked. In addition to any damages caused due to windows and doors being left unlocked - a service charge of $125.00 will be charged. 

  • Keys are to be returned to the location they were at arrival. IF the house is unlocked for your arrival, please leave it unlocked.

    •  Keys locked in the house will be subject to a service charge of up to $100.00. 

  • Thermostats should be left Off during June to September except to take off the chill then shut off when comfortable, off when guests depart. Leave on 60 degrees upon departure in October to May.

  • Any Electric heater portable units should be off and unplugged.

  • COVID-19 CHECK OUT PROCEDURES to keep our guests and staff as safe as possible the following procedures are required. Failure to do so will result in additional charges. 

    • All Trash must be in Closed Kitchen Trash Bags then placed in containers/cans for trash removal service. 

Bedding must be stripped and placed in bags in the following groups

  • Pillow Protectors (not Cases), with zippers partially zipped. 
  • Top, Bottom & Pillow Cases, 

  • Blankets, Duvets & Cover, 

  • Towels, Bathmats, Kitchen Towels, Hand Towels, Wash Cloths.


  • Problems in the home or condo will be handled in a timely and professional manner but are subject to availability of​ repair people, etc. There will be no refunds or adjustments for malfunctioning equipment. 

Phones, TV & Internet:​ 

  • Landlines are not always provided - if a landline is required, you are responsible for determining if the property is equipped with one prior to your reservation. No rent shall be returned or prorated for lack of phone service.  Cell Phone Service:​ Cell phone coverage cannot be guaranteed and will also be affected by the elements such as fog or location (remoteness from cell service tower). 

  • ​​​ Internet​, Cable/Satellite, DVD, etc.:​ We DO NOT provide internet, cable television or satellite television support and/or troubleshooting. Login information is provided in the House-book at each house – please consult this book for additional information. Service calls can take as long as a week to schedule, therefore, we cannot guarantee cable and internet.  No rent shall be returned or prorated for the following: lack of TV reception, internet, cable services or cell phone reception. 

​Forgotten Items:​ 

  • SummerMaine is not responsible for items left behind. If items are found and guest would like to have the item(s) returned, the fee will be $60.00 for retrieval time and travel costs, plus postage.


  • For mail and package delivery during your stay, please contact the local post office before your arrival. You may find the contact number for all local post offices at 


  • We no longer offer any of our properties for weddings or gatherings of any size. You may not host a reception or any event of any kind (anniversaries, reunions, etc.) at any of our properties.  





Owners go to great lengths maintaining their second HOMES. To allow a guest to bring a dog is a pretty big privilege for our guests.  

While the majority of the dogs that stay with us have been well behaved, there are few instances and accidents. We LOVE dogs however we have to find balance as we have a responsibility to our owners to keep their homes from being damaged. Even the best dogs can have accidents.   Guests bringing dogs are ultimately responsible for accidental or negligent incidents.   Please remember there is a story behind each rule of our policies. Being considerate of the owners and neighbors help us to continue renting to guests with dogs. 

Most Dog friendly properties will allow 1 dog. Occasionally 2. Fees are PER Dog. Dependant on approval & property Plus the Damage Protection Coverage or Damage Security Deposit. 

We do not allow other pets such as cats, snakes, other reptiles, small, large, caged or uncaged, furry, fuzzy, feathered or hairless creatures. 

Dogs must be kenneled when their people are not able to supervise them directly. We do not want your dog to be left unattended in an unfamiliar place loose in the house. They get nervous, that makes us nervous. 

If you have a Barker, and they are left in the house or outdoors we will hear about it. Out of respect for the neighbors, please do not allow your dog to bark continuously. 

Unfortunately some dogs are not allowed due to breeds. Those breeds that are commonly not permitted by insurance companies. IE: Pitbulls, Rottweilers, Terriers, various large breeds. 

Heavy Shedders - the hair is more than our cleaning crew is able to remove in a normal cleaning. We can discuss additional cleaning fees. Please sweep up excess hair to.

General rules- please research local town laws, dogs should be leashed and under control at all times. 

Dogs are not allowed to sit or lay on couches, beds, linens. Please bring their bed or bedding from home for them to lay on. 

TIP: Do not let your dog eat beach debris, organisms, or drink sea water. It can cause them discomfort and digestive distress.

Clean up after your dog in the yard, on the road, another one of those things we will hear about. The lawn crew gets upset when it gets on their equipment and shoes, the next guests get upset if they step in it. If we have to go clean dog poo, we get upset, it will be expensive. That's not how we want to spend our days and we hate to add on fees...but we will! $50 per pile. PLEASE, clean it up as they go. 

*Do not put tiny dog waste bags in unlined trash cans - put them in a larger trash bag first. Additional fees will be charged if the trash service has to pick out tiny bags from the cans. Yuck!

1. A non-refundable fee (subject to 9% tax) is required. This rate is dependent on breed, size, age, etc. PER dog.

2. All Dog(s) must comply with the following specifications (documentation from an accredited veterinarian must  be provided by Guest upon request):  

  • ______ (Initial) You are responsible for cleaning up any/all Dog(s) refuse. A charge of $50 per incident that needs picking up will be charged for clean-up of dog  refuse. Dog Waste bags may not be in unlined cans. Trash service fees of $10/bag will apply if they have to pick them out of the cans individually. Use a kitchen trash bag. 

  • ______ (Initial) Dog(s) must not cause excessive, visible and obvious damage to premises or furnishings. If damages are caused, you  are responsible for 100% of all replacement/repair costs as invoiced by the Agent. 

  • The Dog Fee does  not cover damages caused by Dog(s).  

  • Dog(s) may not be less than 2 years old on commencement of lease term.  

  • Must be up-to-date on rabies vaccinations and all other vaccinations. 

  • All Dog(s) must be leashed at all times.  You are responsible for knowing and observing any local and state laws pertaining to dogs. For example; leash laws  and beach regulations.  

  • Dog(s) are not allowed on furniture at any time. Any evidence of Dog(s) on furniture will incur extra cleaning fees. Wet  Dog(s) are not allowed in the house at any time. 

  • All Dog(s) are to be treated with a topical flea and tick repellent three (3) days prior to arrival. Fleas and ticks are very  rampant in this area and can cause harmful/fatal illness to humans and pets.  

  • A Damage Protection Coverage or Additional Security Deposit is required.

  • You must prevent Dog(s) from producing excessive noise.  

  • Dog(s) will not be left unattended, either indoors or out.  

3. ________ (Initial) Neither the Property Owner nor SummerMaine assume any responsibility for illness or injury that may affect  Dog(s) while on the premises.  

4. ________ (Initial) Lessee agrees with this policy and understand that Lessee is responsible for any damages or wear and tear  caused by our Dog(s) and we agree to pay, without dispute, any costs of clean up or repairs judged necessary by  SummerMaine agent.