Sand 'N Sea Properties Rental Policies

Local & trusted since 1974, Sand ‘N Sea Properties is committed to providing the best vacation rental management experience possible for our guests, homeowners, and Island neighbors. 

Our Galveston Island vacation homes welcome family groups and responsible adult guests over the age of 25.  

Please review our current Rental Policy before booking your beach vacation. Questions? Reach out to us at or 409.797.5500 - we’re always happy to help!

Reservations and Payments

Easy Reservation Process

  1. Reserve your house and submit payment online or by phone.
  2. Receive Rental Agreement: the leaseholder will receive an email with a link to their Vacation Rental Agreement e-document.
  3. Review and Submit: securely complete and e-sign your Vacation Rental Agreement online, within 24 hours of booking. Your reservation will be cancelled if we do not receive a signed agreement within 24 hours.
  4. Receive Your Reservation Confirmation. Once the Vacation Rental Agreement and the payment have been processed, a reservation confirmation will be emailed to the leaseholder. 
  5. NOTE: Your reservation is not confirmed until we approve your signed documents and your payment has been processed.

Reservations Made Outside of 30 Days of Arrival

If your arrival date is more than 30 days from the date of the booking, your signed Vacation Rental Agreement and first payment (50% of the rental fee, including the non-refundable reservation fee, and optional Travel Insurance premium) are due at the time of booking.  

Please Note: Rates fluctuate according to date, demand, and availability. If a Guest rebooks a canceled reservation, current rates will prevail.   

The remaining balance is due 30 days prior to your arrival. Any balance due at that time will be automatically charged to the credit card on file for your reservation.

Reservations Made Fewer Than 30 Days Before Arrival

If your reservation is made fewer than 30 days before your arrival date, your reservation must be paid in full at the time of booking. Checks are not accepted for reservations made fewer than 30 days before arrival.

Security Deposit

At any time, at the broker's discretion, a security deposit may be required. If a security deposit is included on your reservation it will be processed on the same credit card used to pay for the reservation. Security deposit refunds will be processed and credited back to your card within 10 business days of departure. A receipt for the credit will be provided via email. (Note: Depending on your credit card company, it can take up to 30 days for credits to appear on your statement.)

Even if a refundable security deposit has not been added to your reservation, the leaseholder is still liable for damages to the home. By signing the Vacation Rental Agreement you acknowledge that you understand your credit card will be charged if you, or someone in your party/one of your guests, causes damage at the property.

Rental Fees

No hidden fees! The quoted rental rate always includes all cleaning and linens, applicable taxes and fees, as well as a non-refundable $50 reservation fee. Travel Insurance is optional, but it is strongly recommended.

Leaseholder Responsibilities

The leaseholder is responsible for payment, deposits, property damages and all responsibilities spelled out herein and in the Vacation Rental Agreement. The leaseholder's primary residence address, cell phone number, and email address will be used for all notices and correspondence. Please be sure to read your Vacation Rental Agreement very carefully. The leaseholder must be present at the home during the dates of occupancy. 

Once you have entered into an agreement to rent a property, you are binding yourself to that property for that time. There should be no expectation of compensation or relocation because you don't like the property or because something in the property isn't working to your satisfaction. We will make every effort to correct any malfunctions or problems encountered.   

Sand `N Sea Properties reserves the right to cancel a confirmed reservation (with good reason) at any time prior to the leaseholder taking occupancy of the property. In the event this should occur, Sand `N Sea Properties will refund all monies on account.

Guest Loyalty Program

Sand `N Sea Properties' Guest Loyalty Program is simple. Every paid night in a Sand `N Sea Properties beach house earns 180 points. Once you've accumulated 5,000 points, you can redeem them for a free two-night stay from September through April (excluding holidays and special events).

Guest Loyalty Terms and Conditions:

  • Free, two-night reward stays may be redeemed from September through April only.
  • Holidays and special event weekends (such as Lone Star Rally) are not available for reward stays.
  • Reward stays can be enjoyed as a standalone two-night stay, or as a free two-night addition to a regular reservation with a minimum of two paid nights.
  • Guests are limited to a single two-night reward stay per calendar year.
  • Reward reservations must be booked at least seven days in advance of the desired check-in date.
  • Reward stays can be requested by contacting us at They cannot be booked online.
  • Guests may request a vacation home they have stayed at before. Sand `N Sea Properties will make every attempt to accommodate requests; however, house selection is based on program participation & availability, and is at the sole discretion of Sand `N Sea Properties. Please note: reward stays cannot be redeemed in properties that have a minimum rental requirement of more than 2 nights, year-round.
  • Not all Sand `N Sea homes participate in the guest loyalty program. Calendar availability does not indicate reward stay availability.
  • The two-night stay includes linens, taxes, and all standard fees. Pet fees (if applicable) are not included.
  • Reward stays are non-transferable and have no inherent monetary value.
  • Sand `N Sea Properties' cancellation policy applies to all reward reservations. No changes can be made to your reward reservation within 30 days of your arrival.

These Terms and Conditions are subject to change. 

Cancellations, Substitutions, and Refunds

Direct Bookings

For cancellations 30 or more days prior to arrival, you will be fully refunded, minus the cancellation fee ($150.00), reservation fee ($57.50) and travel insurance premium, if taken.  

For cancellations 30 days or fewer prior to arrival, you will be refunded only if Sand `N Sea Properties can re-rent the property. If it is re-rented you will be fully refunded, minus a cancellation fee ($150.00), reservation fee ($57.50) & travel insurance premium, if taken. 

If you purchased Travel Insurance, please see the "Travel Insurance" section below.  

There are no partial refunds for early departures.

Channel Partner Bookings (like Vrbo)

Please refer to the policy listed on the platform at the time of booking.


Once your reservation is confirmed (when the payment, signed Vacation Rental Agreement, and completed Guest Registration forms are submitted), any cancellations, changes of dates, or switching of properties must be made 30+ days prior to arrival.

If you purchased Travel Insurance, please see the "Travel Insurance" section below.


If the property you have booked is removed from the rental program, sold, or if extraordinary circumstances render the property uninhabitable*, Sand `N Sea reserves the right to substitute a comparable property. If comparable accommodations are not available, then guests may choose to receive a full refund.  

*This does not include uninhabitability due to damage from an extreme weather event (including, but not limited to, hurricanes or tropical storms). Refer to the “Hurricane & Mandatory Evacuation Policy” for information about cancellations and/or refunds due to storm damage.  


Refunds will be issued to the leaseholder within 30 days of the date of cancellation and in the same form as payment was received.

New Construction

Sand `N Sea cannot predict construction plans in the area. You may reserve a house at a time when there is no construction, but it could begin prior to your arrival. We are not able to provide a notice of construction occurring near the beach house and are not privy to construction schedules.  

We regret any inconvenience that may result. We have no control over these situations and are not able to facilitate relocations or refunds.  



With the exception of major holidays and some summer rentals, Guests may arrive on any day. 

Check-in is after 4:00 p.m. The leaseholder will receive a text and an email with the address to the home, WiFi information and the lockbox code as soon as your home is ready for occupancy.  

It is imperative that you provide a working cell number during the reservation process. We use this number to send important text updates before and during your stay. These can include: arrival information, weather warnings, evacuation notices, local emergency mandates, etc. 

Early Arrivals 

Please don't pressure our staff to allow you to go to or enter your property before your check-in time. Our housekeeping and inspecting teams are committed to providing a clean home for your vacation, and we need to ensure they have the time to do so. 

There's plenty to do while you wait – enjoy our beaches, take a walk on the seawall or visit a local attraction. Sometimes, it may be necessary to delay check-in, but that is extremely rare. 

If a property becomes ready for early check-in, Sand `N Sea will contact you immediately via text and email. Under no circumstances should guests go directly to, or enter their vacation property before they have received their text notification with the lockbox information. 



Check-out time is before 10:00 a.m. Sorry, but no exceptions! We need to get busy preparing for the next Guest. Return the keys to the lockbox at the home and leave us a message at 409.797.5500 with your name and the house name. Don’t forget to let us know how much fun you had during your stay! 


Hurricane & Mandatory Evacuation Policy

If you have declined travel insurance, and there is a mandatory evacuation, you shall not be entitled to a refund by Sand `N Sea. We strongly recommend that Guests purchase travel insurance for stays occurring during hurricane season - June 1 through November 30. Please see the "Travel Insurance” section below for details. 


In the event of an ordered mandatory evacuation due to hurricanes or other events, you are required by state law to evacuate the property. If you have declined trip cancellation insurance, you shall not be entitled to a refund by Sand `N Sea. Refunds and coverage issues will be processed and determined solely by the travel insurance provider. Refer to the trip cancellation policy or contact the travel insurance provider directly for specific information and/or refund procedures.  


The lifting of a mandatory evacuation does not guarantee the Guest will be able to return to complete/begin a scheduled reservation. Sand `N Sea must first inspect the home & area and make a determination of safety & habitability. 

A home may be rendered uninhabitable due to various impacts from an event. Uninhabitability includes but is not limited to, impassable roads due to flooding or debris, deposits of sand and marine debris under the beach house, lack of utilities, damage to the home from high winds or wind-driven rain, etc.  

Refunds for the period of uninhabitability will be made solely by the travel insurance provider, provided the Guest has purchased optional trip interruption insurance. Refunds and coverage issues will be processed and determined solely by the travel insurance provider. Refer to the trip cancellation policy or contact the travel insurance provider directly for specific information and/or refund procedures. 

OFFICIAL NOTIFICATION: By signing the Vacation Rental Agreement, each Guest acknowledges being offered insurance to compensate the Guest for losses or damages resulting from loss of use of the property due to a mandatory evacuation order or other covered event. If the Guest refuses said offer to purchase travel insurance, the Guest shall not be entitled to a refund of monies paid. The Guest also agrees to comply with all orders of evacuation. 

Travel Insurance

Things happen! Unforeseen circumstances such as sudden illnesses, job loss, deaths, or hurricanes do occur. 

Travel Insurance is offered to help protect your vacation investment. This insurance is optional, but we recommend it so that you may be financially reimbursed in case of unforeseen events. 

We strongly recommend that Guests purchase travel insurance for stays occurring during hurricane season - June 1 through November 30.  

All leaseholders will be provided policy details and the opportunity to accept/decline coverage during the Vacation Rental Agreement & Guest Registration process. Travel Insurance premiums are non-taxable and are non-refundable under any circumstances. 

For questions concerning Red Sky's Sun Trip Preserver Plan coverage or to file a claim, contact Arch Insurance Services:

Vacation Rental Amenities, etc.

All of our properties feature standard household items including cable or satellite TV, AC/heat, microwave, coffee maker, toaster, pots and pans, dishes, utensils, and glassware.  

Unique and specific equipment and/or amenities for each property are listed in the individual property descriptions located on our website. Hot tubs, additional TVs, DVDs, deck furniture, dock access, recreational games and equipment, and similar items are furnished as a courtesy by the owner and are not guaranteed by Sand `N Sea. 

Contact our office to report broken or missing items; many of these items are kept in our inventory and can be replaced during your stay. 

NOTE: Every effort has been made to ensure the accuracy of the property information on our website and brochure; however, it is not guaranteed. It is subject to errors, omissions, change of price, change of property contents and/or features, or withdrawal without notice.


Most, but not all, of our properties include free WiFi access, typically through Comcast or AT&T. Increased demand & intermittent service issues across the West End can impact connection speed, making telecommuting or E-learning difficult. If speed & connectivity are important, we strongly recommend bringing a personal hotspot device.  

Please note that internet/cable/Dish service can be unreliable on West Galveston Island. We apologize, but we are not able to guarantee this amenity or offer refunds for disruption of service during your stay.  

Swimming Pools, Fishing Piers, Golf & Tennis

Please note: All public pools and fishing piers are owned and/or managed by entities other than Sand `N Sea. Facility amenities, costs, and hours of operation are subject to change without notice.

We encourage you to call the pool directly to determine current hours and policies.

JAMAICA BEACH POOL: The Jamaica Beach pool is open to the general public and charges a fee, per person, per day (children 6 & under are free). There are shower and bathroom facilities on-site and a lifeguard is on duty except when otherwise posted. Outside food and drinks are allowed, but glass containers and alcohol are not permitted.

SUBDIVISION POOLS: Some subdivisions have pools, and the opening and closing dates vary at the subdivision's discretion. These subdivisions, such as Sea Isle, charge a fee for a pool pass and/or fishing pier key. 

Subdivisions restrict the use of their amenities to guests staying in that subdivision. Ask your Reservationist for up-to-date information regarding rates and pool availability in your property's neighborhood.

Guests swim, wade, and otherwise use all pools and/or hot tubs at their own risk.

The Galveston Country Club is not available for use by vacation rental guests.


Each property will be supplied with the appropriate amount of sheets and towels based on the property's occupancy, so everything will be ready for you to kick off your shoes and relax! A bath towel, hand towel and washcloth will be furnished for each guest. There will also be two kitchen towels and pot holders. 

Standard beds will be made up with linens and bedspreads. Bunk beds, sleeper sofas, or trundle beds will not be made; however, linens will be supplied for each of these beds. 

In order to avoid additional charges, please be sure that all linens remain in the property when you leave.

Property Policies

Sand `N Sea works very hard to maintain a quiet atmosphere for the enjoyment of our guests and our Galveston neighbors.

All guests must comply with the following policies and all subdivision restrictions.

GARM Guest Agreement

Sand `N Sea is a founding member of the Galveston Association of Rental Managers (GARM).

All GARM members require their guests to sign a Guest Agreement which outlines all local, subdivision and property management company rules.

The GARM Guest Agreement will be included in your Vacation Rental Agreement, Guest Registration forms and travel insurance information.


The maximum number of guests allowed in each property is listed on our website and on your Vacation Rental Agreement. All guests and their vehicles must be listed on the Guest Registration form. Exceptions are made only for children under the age of two.

Parties & Gatherings

We rent only to family groups and responsible adults older than 25 years of age; adults cannot rent properties on behalf of underage guests. 

Occasions such as parties, weddings, receptions, company gatherings or picnics are not allowed. We do not rent to prom groups, school or graduation groups, fraternities or sororities, or youth groups with or without adult supervision. 

Any use of the property for purposes other than family vacations must be addressed with your Reservationist when booking the reservation. 

Commercial photography and/or filming is not permitted in any of our homes.

If occupancy maximums or other policies are violated, leaseholders and their guests may be evicted immediately and all deposits and rents forfeited. 


All Sand `N Sea vacation properties are non-smoking. Violation of the smoking policy will result in eviction and forfeiture of all monies. In addition, the guest will be charged a minimum of $300 for the additional cleaning of the property.

Firearms Policy: No Openly Carried Firearms

The safety and security of our guests and associates is of utmost importance. Sand `N Sea’s policy is designed for the protection of our guests and associates, and pertains to the presence of firearms on company premises. 

Sand `N Sea prohibits any person from openly carrying any firearm in an unconcealed (open) manner onto the premises. This policy applies to all firearms, regardless of whether the firearm is a handgun or a long-barreled gun. 

Guests or visitors who are lawfully permitted to possess a firearm may bring such firearm onto the premises only in a concealed manner. 

Guests who fail to abide by this policy may be asked to leave Sand `N Sea premises. 

An exception to the restrictions described in this policy statement applies to law enforcement officers and designated military personnel who are on-duty and required to carry firearms in the performance of their duties. No exemption to this policy is provided for private persons; even for those persons otherwise licensed and permitted to carry a firearm openly under state law. 

Pet Policy

We have a number of pet friendly properties available for rent; please contact a Reservationist for assistance finding a pet friendly home, or view all of our pet friendly properties online at your convenience.

Guests will be subject to eviction without refund if pets are found at a property that does not allow pets.  

Our policy is as follows: 

  • Two small dogs (each under 20 lbs.) or one medium dog (40-60 lbs.) are allowed. 
  • A $125 non-refundable pet fee will be added to each reservation in a pet friendly property.  
  • Repair and/or cleaning fees will be charged if a pet damages or soils a property. 
  • Pets are not allowed in swimming pools. 
  • Per City ordinance, pets must be secured by a leash at all times. 

Sorry, cats and other animals are not allowed at any of our beach houses. 

Sand ‘N Sea Properties and the property owner assume no responsibility for any illness, loss or injury that may occur to your dog(s) while on the premises, or for any action taken against you or your dog(s) by third parties.

Service Dogs

Sand `N Sea welcomes and accommodates service dogs meeting ADA guidelines, which includes "a dog that has been individually trained to do work or perform tasks for an individual with a disability". Service animals are allowed to stay in any Sand `N Sea vacation home and the pet fee is waived.

For guests traveling with an emotional support/comfort dog (one that has not been trained for a specific task for a person with a disability), Sand `N Sea has over 80 pet friendly properties to choose from! View all of our pet friendly properties online.


To help preserve the quality of life and maintain safety requirements on West Galveston Island, most subdivisions allow a maximum of four cars at each property. Some homes only allow two. Please refer to your property's description for more information. Parking is not allowed on streets, lawn areas, or dunes in any neighborhood. Parked cars may not impede emergency vehicle access at any time. Additional cars may be parked at the Sand `N Sea office. Check with your Reservationist about parking restrictions for your specific vacation property. 

RVs, campers, and trailers are not permitted on the grounds of any property at any time. These can be parked at the Sand `N Sea office.

Owner Closets & Garages

Most homes have locked owner's closets or cupboards for the owners' personal items. Also, garages are locked and are not available for guest use. Please respect these areas and do not attempt to open them. 

Lost & Found

Sand `N Sea cannot be responsible for items left behind in properties. Check your property carefully before leaving.

Property Damages

With the exception of pet damage, the leaseholder will not be responsible for the first $1,500 of accidental damage to the property or its contents caused by the guest, the guest's family, or invited guests. 

However, the leaseholder will be responsible for any such accidental damages in excess of $1,500 and for all damage or loss to the vacation property and its contents that is not the result of accidental damage. 

Accidental damage is defined as unintentional damage from unforeseen accidents; it does not include loss or damage resulting from intentional acts, gross negligence, willful and wanton conduct, or damage or loss caused by a pet or other animal brought onto the premises by the leaseholder, the leaseholder's family, or invited guests. 

If damage occurs during your stay, be sure to call the office right away so we can address it.

Maintenance & Emergencies

All equipment in each property should be in working order when you check in, but things do break down unexpectedly! Please report any inoperative equipment or problems to the office immediately so we can take care of it for you. Sand `N Sea has a terrific maintenance staff which is available seven days a week to take care of everything from routine maintenance to plumbing problems. We will make every effort to eliminate any problems, replace a broken or missing item, or have repairs made as soon as possible. 

Our after-hours emergency telephone number is located on the information card in your beach house. For non-emergency issues, contact the office during office hours (9:00 a.m. – 5:00 p.m. daily) or email

Sand `N Sea cannot be held accountable for problems we are not made aware of, so please notify the office of housekeeping or mechanical failures as they occur. Maintenance problems and/or potential refunds for those issues will not be addressed at check-out or after you return home. 

Reduction of rent - for any mechanical failure of air conditioners, elevators, dishwashers, refrigerators, washers, dryers, cable or satellite TV, internet access, televisions, VCRs, DVD players, swimming pools or any other appliances or amenities - should not be expected. 

Elevator operation cannot be guaranteed. Every effort will be made to facilitate a timely repair but there are no local certified technicians and repairs, if necessary, can take several days. 

If the home you rented has a private hot tub that has a mechanical issue, you will be refunded $25 per 24 hours that the hot tub is not in working condition.


Sand `N Sea's goal is to provide you with clean accommodations and we work hard to make sure that your house is ready for your stay. Upon check-in, please call the office immediately if the house is not cleaned to your satisfaction. Our housekeeping department will correct the problem in a timely and professional manner. Sand `N Sea cannot be held accountable for problems we are not made aware of. Housekeeping problems will not be addressed at check-out or after you return home. 


Holidays & Summer Season

Summer Season

During the peak summer season, most of our vacation rentals are available for minimum stays of 3 nights. Some homes do have a specific turn day and a 7-night minimum requirement. You can check the "Amenities" tab of the home online to see the current restrictions for the home you're interested in.

The Sand `N Sea office is closed (and arrivals are not available) on: Easter, Labor Day, Thanksgiving Day, Christmas Eve, Christmas Day, and New Year's Day. 


The following holidays require minimum night stays:

Spring Break:
Memorial Day:
Peak Season:
Labor Day:
New Years:

3-night minimum
3-night minimum
3- or 7-night minimum
3-night minimum
4-night minimum
3-night minimum
3-night minimum


Telephones, Faxes, Internet Access & Mail

PLEASE NOTE: The USPS - United States Postal Service - will not deliver to your vacation home. If you are planning on a delivery arriving during your stay you will need to select Fed-Ex or UPS and/or pay for upgraded shipping (to prevent final delivery hand-off to USPS). This is especially important for Amazon Prime orders, where they will default to USPS as the final deliverer. Just because Amazon recognizes an address as valid doesn’t mean that USPS will deliver there, or that a package will be retrievable. We are not able to facilitate mail recovery for packages that don't follow the mailing guidelines below:

FedEx or UPS Packages

YOUR NAME, HOUSE NAME, Sand `N Sea Properties, 13706 FM 3005 Galveston, TX 77554.

Select "business hours/days" delivery to ensure there is staff present to accept and sign for your package. We are open 7 days a week, from 9 a.m. to 5 p.m.

U.S. Mail (USPS) (Letters Only)

YOUR NAME, HOUSE NAME, Sand `N Sea Properties, 4127 Pirates Beach, Galveston, TX 77554.


409.740.6475 - make sure that your name and house name are on any incoming faxes.

Retrieving Mail, Packages and Faxes

During office hours: 9:00 a.m. - 5:00 p.m. daily. Please call us at 409.797.5500 to confirm receipt and arrange for pick-up.

Errors & Omissions

Every effort has been made to provide accurate and complete information in both our printed material and on our website; however, Sand `N Sea is not responsible for printing errors, omissions, equipment failure, changes in amenities or furnishings made by homeowners, or changes in views, neighborhoods or beach access.


Sand `N Sea Properties, L.L.C., a limited liability company d/b/a Sand `N Sea Properties, is acting solely in the capacity as management agent and is not the "Landlord" for purposes of Chapter 92 of the Texas Property Code with respect to the rental of any vacation home. Each rental of a vacation home is at will and on a day-to-day basis, and each Guest agrees that only one day's notice to vacate is required pursuant to Chapter 24 of the Texas Property Code, and that no notice to terminate the Guest's tenancy with respect to any vacation home is required pursuant to Chapter 91 of the Texas Property Code. To the fullest extent allowed by law, each Guest waives any notice or other requirement that a "Landlord" is required to provide to a "Tenant" under Chapter 92 of the Texas Property Code.

The rental of each vacation home is made with no implied warranties of merchantability, habitability, fitness for a particular purpose, or any other kind and each vacation home is rented in its present condition, "as is – with all faults."

Subject to the prior provisions in these Rental Policies regarding accidental damage to the house and its contents, Guest shall protect, defend, indemnify, and hold harmless Sand `N Sea Properties and the owner of the house, their employees, agents, and representatives, and all of their successors and assigns (together, the "covered parties), from and against any and all losses, claims, damages, liabilities, causes of action, costs, and expenses (including reasonable attorneys' fees) for personal injury or property damage arising from or in connection with Guest's right of access to the house and property, occupation or condition of the house and property, and/or use of the house and property, and regardless of any negligence or strict liability on the part of any of the covered parties and regardless of the form of claim whether at common law, strict liability, negligence, or under any statute or regulation.

Sand `N Sea Properties does not discriminate with respect to the rental of vacation homes based on race, color, religion, sex, familial status, national origin or disability.

These Rental Policies and the rental contract constitute the entire agreement regarding the rental of the vacation home and, unless incorporated herein and therein, there are no other oral representations, warranties, agreements, or promises pertaining to the rental of the vacation home. All these matters shall be construed in accordance with the laws of the State of Texas, and exclusive venue with respect thereto is in the State Courts of Galveston County, Texas.

The terms and provisions of these Rental Policies may be revised and amended at any time, and from time to time, by Sand `N Sea Properties, and if so revised and amended and furnished to the Guest prior to the Guest's occupancy of the vacation home, they shall for all purposes be considered effective and binding upon the Guest, as so revised and amended.

Non-compliance with the Vacation Rental Agreement, rental policies, occupancy rules, subdivision restrictions, GARM Guest Agreement, or pet policies – as well as any illegal activity or conduct creating a nuisance, waste, hazard, or disturbance – are each grounds for immediate eviction without refund.

Sand `N Sea reserves the right to refuse service to anyone: All rental properties are leased without regard to race, color, religion, sex, national origin, handicap, or sexual orientation.

Sand `N Sea rental policies change from time to time. The most current version is found on our website,, and is also provided to you with your Rental Contract.