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South Kohala Management (SKM) manages residential vacation rental properties that are privately owned by individuals. By reserving a property and putting down a deposit, you are entering into a rental contract with SKM that is governed by the laws of the state and county of Hawaii and the Hawaii Landlord Tenant Code (HRS 467).


Initial Deposit: A 50% deposit of the total rent owed (not including taxes and other fees) is due at the time of booking, plus a non-refundable Administration Fee.
Final Payment: The final payment will be due 60 days prior to arrival and is non-refundable. The final payment will include the balance of the rent owed, a refundable security deposit (if applicable), a cleaning fee and the applicable Hawaii taxes (*taxes subject to change). Once final payment has been made, the dates of stay and property booked may not be altered.
Hawaii Taxes: Guests are responsible to pay all applicable taxes levied by the local authorities. Tax rates are based on the dates of your stay and are subject to change from the taxes quoted in the booking confirmation and final payment.
Cancellation Policy: Cancellations made prior to final payment will receive a full refund, less the non-refundable Administrative Fee paid at the time of booking. Cancellations within 60 days of arrival or "no-shows" will be subject to full forfeiture. No exceptions to the cancellation policy will be made. Guests are encouraged to purchase Travel Insurance to protect their vacation investment from travel restrictions and trip interruptions.
Security Deposit and Property Damage: Guests are liable for any accidental or intentional damage to the property during their tenancy, excluding regular wear and tear. On the day of arrival, a temporary authorization will be placed on the credit card used for payment of the reservation (unless a pre-collected security deposit was received). Any damage that is deemed to be the responsibility of the renter will be charged to the card on file or deducted from the pre-collected security deposit. SKM reserves the right to retain the security deposit funds to remedy any damages, losses or excessive cleaning costs caused by the guest. In the event of damage, a written explanation of the property condition and charges will be provided. The purchase of a third-party insurance plan or damage waiver does not supersede SKM's rental policies. The security deposit will be refunded within 14 days of departure in the same method it was paid and to the same credit card.
Optional Travel Insurance: South Kohala Management will enforce our cancellation terms and we highly recommend purchasing travel insurance for your peace of mind.  Travel insurance is available through Red Sky Travel Insurance and may be purchased up until your final payment due date. The cost is 6.95% of the total charges (excluding the security deposit). The premium is non-refundable 14 days after purchase. Please call Red Sky Travel Insurance at 866-889-7409 and reference South Kohala Management for more detailed information about coverage.


Our check-in time is after 3:00pm and our check-out time is by 11:00am. Early check-ins and late check-outs can only be approved within 24 hours of the request and are not guaranteed. Late check-outs are subject to an additional fee.
Maximum Occupants: Each of our properties has a strict maximum sleeps capacity. Guests are required to provide the accurate number of people who will be staying in the unit at the time of booking. If the occupants exceed the limit, you may not be allowed to stay in the unit or you may be required to rent an additional unit. Violation of this policy may also result in the retention of the security deposit and/or additional charges to the credit card on file.
Personal Belongings:​ Please do not remove the personal articles from within the rental property. The cost to replace missing, lost, or stolen items will be charged to the security deposit. South Kohala Management is not responsible for the personal property of our rental guests in and around the property. Guests are advised to secure their valuables and take necessary precautions.
Parking: Parking is limited to one standard sized vehicle per unit unless you were informed otherwise, in writing by an agent of SKM, prior to arrival.
Events: Parties, events and social gatherings are strictly prohibited unless otherwise agreed in writing, by an agent of SKM. Guests who violate this policy may be evicted from the premises and charged the fines imposed by the HOA, Resort Association and this contract.
Non-Registered Guests/Social Guests: No additional people beyond the unit sleeps capacity are allowed on the rental property at any time, unless expressly agreed upon in writing by an agent of SKM. The registered guests are financially liable for all acts of their group, invitees, employees, or other persons invited onto the rental property by the guest, and will not hold SKM or the Property Owner responsible for liabilities caused by registered or non-registered guests.
Communal Areas: SKM is a rental agent only and is not responsible for the maintenance and upkeep of communal areas or facilities. SKM will make every effort to inform guests of maintenance projects within the complex that may impact your rental unit, if and when that information is provided to us. Construction on adjacent properties or in the surrounding area is not a cause for cancellation of this contract, a unit move, or a refund.
Smoking: Smoking is strictly prohibited in all properties, including the lanai, balcony and common areas.
Pets: There are NO pets allowed in any rental property. The presence of a service animal must be disclosed at the time of booking and will be subject to the rules of the HOA. Guests may be required to complete the registration paperwork for their service animal according to the rules of the resort development.
Mail: All guest mail should be sent to our office address: South Kohala Management, 68-1399 Mauna Lani Drive, Kamuela, HI 96743.  Mail and/or packages may be picked up during office hours (daily from 9AM-5PM). We are NOT responsible for mail that is sent directly to the property address.


Property Availability: All reservations booked online are considered tentative until you are contacted by one of our reservation specialists. You will be contacted within 24 to 72 hours in order to reconfirm pricing, reservation dates, total number of occupants, names, etc. Please note that due to maintenance and other unforeseen events, the particular unit you have requested may not be available at the time of your stay. If we are unable to confirm you in the unit you have requested, we will make every effort to accommodate you in a comparable unit or property.  Special requests are not guaranteed and guests are not entitled to a refund or unit move if a special request is unable to be granted.
Maintenance and Equipment Failure: Ordinary home repairs and maintenance services may be taking place in the property at the time of your stay. Guests may not turn away landscapers, handymen and other service peoples. The failure of mechanical, electrical or electronic equipment that take place during your stay are not cause for compensation, a unit move, or a refund. Please immediately report all maintenance or equipment failure issues to the Check-in Office and our team will make every effort, within reason, to address all issues promptly. Standard household repairs do not justify a move or refund.
Notification and Responsibilities: Guests agree to notify SKM immediately of any damage, required maintenance, or losses to the property by phone or email. Any issues presented after check-out cannot be remedied and are not cause for compensation or a refund to the customer. 
WIFI and Cell Phone Accessibility: The telecommunications internet services on the Big Island may be slower and less reliable than what many visitors are accustomed to back home. Internet outages and/or performance issues are unavoidable inconveniences and are not cause for compensation or a refund.
Unit Amenities: All units are equipped with a washer and dryer, beach towels and bedroom/bathroom linens. An initial supply of toilet paper, paper towels, laundry detergent, dishwashing liquid, dishwasher detergent and trash bags are provided. Guests are responsible to purchase their own amenities once the initial supply has run out. Beach toys and gear are not guaranteed and vary by unit but may be rented at various locations within the resorts.
Pests and Wildlife: All properties have regular pest control services; however, pests are a natural part of Hawaii’s tropical environment and cannot be 100% eradicated. Guests can help to minimize the problems by not leaving food items or dirty dishes out on counters and by keeping screen doors closed at all times. The presence of an occasional pest does not justify a unit move or a refund.
Private Pools: Homes with private pools that can be heated, will be heated to 84 degrees at no additional cost. Child protective fences are not provided so children must be supervised at all times.