Sample Lease
The lease that you sign may differ in material ways from this sample. Please read your lease carefully
Data from your agreement will be filled into the fields called out by {brackets}
last update 9/26/2026
Vacation Rental MV Lease
80 North Water Street, Edgartown, MA 02539
Tel: (508) 693-0809 * fax: (888) 675-3294 * info@vacationrentalmv.com
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General Terms
Lease Date: {ZCURDAT}
Between:
Landlord: {ONAME} ("Landlord")
Tenant: {CFULL}, of {CADDRS}, Phone: {CPHONE}, Email: {CEMAIL} ("Tenant")
Property:
The living areas of {PDISPNAME} (booking {BID}), located at {PADDRS}.
Term:
Starts at {BCHECKINTIME} on {BARRDAY} {BARR} and ends at {BCHECKOUTTIME} on {BDEPDAY} {BDEP}.
Respect check-in/out times to avoid disturbing cleaners.
If you extend your stay by adding days, the original check-in/out times may be flexible, as the booking becomes continuous.
Manager and Agent:
The Landlord owns {PDISPNAME} and has appointed Vacation Rental MV LLC, including its employees and subcontractors, to manage this booking. In this agreement, “VRMV” means both the Landlord and Vacation Rental MV LLC. Vacation Rental MV LLC is not a real estate broker or an attorney and acts only to manage the Guest’s stay at the property for the reserved dates. Either the Landlord or Vacation Rental MV LLC may exercise the authority granted to VRMV in this agreement.
Rent:
Tenant shall pay {BTRENT} to VRMV, which covers normal utilities and trash service.
Additional fees apply for early arrival or late departure: {PXLATECHECKOUTFEE}.
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### Additional Terms & Conditions
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If Booked Through an OTA/Third-Party:
You owe us rent and cleaning fees. You also owe the OTA (an OTA is a third party like Airbnb, VRBO, Booking.com) for their services. We or the OTA may collect taxes and pay them to the state. You may owe a Guest Fee of {BTGUESTFEE} to {BSOURCE}. If you have not paid for the cleaning or taxes your will be billed after your departure.
By booking, you have already agreed to our rules. Signing this lease confirms our agreement and includes other forms (e.g., Pet Agreement, Lead Paint disclosure, Bicycle agreement). This lease is the main legal document between us and overrides others unless we both agree in writing to change it.
Payment Schedule
Your booking source is {BSOURCE}. If you booked via an OTA, their payment schedule applies.
All payments must be made in full, and on time, and without deductions or bank fees.
Late payments more than 30 days past due incur a 4% fee.
First payment: Due within 7 days of signing – at least half of the total ({BTAMT} × 0.51 example).
Final payment: 180 days before {BARR} – balance to reach {BTAMT}.
Long Dated for arrivals out further than 250 days from booking with rentals over $10,000;
Three payments: 34% at signing, 34% 180 days before arrival, and the balance due 90 days before arrival.
Credit Card Hold, Security Deposit, and Insurance
Tenant must provide a credit card for incidental costs (e.g., extra rent, high utilities, damages, trash issues, labor). Running heat/AC with windows/doors open counts as excessive use and may be charged.
A hold (not a charge) of {BSDAMT} is placed on the cards available credit starting {BSDRS} days before arrival and released about {BSDRL} days after departure.
The contract may terminate without liability if it becomes illegal/impossible. Notice within 10 days. VRMV shall offer alternate dates (within 1 year) or refund minus processing/commissions.
The Tenant is responsible for purchasing trip insurance to protect their trip investment. VRMV strongly encourages this insurance and, as a convenience, offers it at checkout. VRMV does not administer the insurance. Travel to the rental and weather conditions are outside our control. Most of our rentals have a strict no-refund/cancellation policy (see Section 12)
Authorized Person
Only VRMV can receive legal notices or accept service of process. VRMV is the agent for the Owner, {ONAME}
Agreements:
1. Occupancy
Maximum {BNGUEST} people for living only. No events or gatherings without written approval.
Guest list: {BXGUESTLIST}
2. Safety Rules
No smoking, vaping, fires, fireworks, or hazardous materials.
The alarm system may have a camera/motion detector (it can rotate but cannot be disabled). Noise sensors and exterior cameras are in use. Do not disable any alarms or cameras. False alarms from misuse may be charged.
Noise (especially outside) must not disturb neighbors.
Pool (if any): Use 8 AM–10 PM only. No pets in pool. Adult supervision required at all times.
See the manual for instructions on handling injuries or emergencies.
3. Casualty / Outages
If the property becomes uninhabitable (fire, etc.) or major repairs interfere with use, the lease ends, and you will receive a refund for unused rent.
Island location may delay repairs. Internet, cable, appliances, etc., are provided but not guaranteed. VRMV may grant refunds for inconvenience at its discretion.
4. Manual
Manual (or link) provided at the end. Tenant and tenant guests must follow all rules. Serious breach = default.
5. Pets
No pets without paying the pet fee and providing a credit card for the deposit. Undisclosed pets may double the fee, forfeit the deposit, or lead to eviction (all payments forfeited).
The Pet Addendum (attached) activates only after the fee is paid and the card is on file. VRMV may charge the card for the fee if the pet is present.
6. Property Condition
VRMV prepares property; Tenant keeps it in good order and leaves it in similar condition.
Cleaning fee covers estimated turnover; extra cleaning is charged as rent.
Special requests: In writing 30 days before arrival.
Heat provided per MA rules (64°F night/68°F day, Sept 15–June 15). No cooling required
Pool heat is provided. Additional heat is available upon request. See the manual.
7. Damages
Tenant pays for all damage, breakage, or loss (except normal wear/unavoidable casualty).
Tell tenant's guests the rules, review the manual, and confirm the checkout time.
Inspect on arrival; report pre-existing damage within 6 hours by email with photos.
Do not move or rearrange the furniture. Floor/table stains/damage are not normal wear. Minimum damage charge: $100.
8. Cleaning
Every property has a cleaning fee that the tenant must pay. If your invoice does not mention a cleaning fee, or the OTA did not collect it, the Tenant must pay the cleaning fee upon request. The tenant and the tenant’s guests must leave the property clean and neat (normal wear excepted). The cleaning fee covers a standard turnover. Extra cleaning costs will be charged to the card on file.
9. Linens & Supplies
Bed linens, towels, and blankets provided. Overuse may add cleaning charges. Starter sundries and paper products are supplied.
10. Entry
VRMV may enter reasonably to inspect, repair, show property (24 hours’ notice for showings), or if abandoned. If VRMV or its vendors are refused entry, Guest may be responsible for costs incurred in rebooking the appointment.
11. Compliance with Laws
If a law violation endangers health/safety (not caused by Tenant), rent may abate until fixed (if possible).
Tenant must obey laws, orders, etc., at own expense (no major alterations required). Forward urgent notices to VRMV. Tenant pays any insurance premium increase caused by Tenant's actions.
12. Cancellation
Insurance: The Tenant is responsible for purchasing trip insurance to protect their trip investment. VRMV strongly encourages this insurance and, as a convenience, offers it at checkout. VRMV does not administer the insurance. Travel to the rental and weather conditions are outside our control. Most of our rentals have a strict no-refund/cancellation policy. (Repeated from the GENERAL TERMS)
By Tenant: If the Tenant desires to cancel this Lease, the Tenant must notify VRMV by certified mail or by email. The email notification must receive a confirmation reply from VRMV.
If any portion of the original rental period can be re-rented, the Tenant will receive a refund of the new re-rented amount paid, less a 25% cancellation fee of the total original rent as compensation to VRMV for its efforts in re-renting the original period. If VRMV cannot re-rent the property at the same original rental rate, the Tenant remains responsible for the full original rent due under this Lease.
No refunds are available for fewer occupants than originally booked.
By VRMV: VRMV may cancel this Lease without liability by refunding all payments received from the Tenant if;
The Tenant has not paid the full amount due or has not paid the full amount on time; or
the Tenant has not paid the rent in full, and another Tenant has a prior claim on the premises; or
in VRMV's sole opinion, it has become unsafe or illegal to host the Tenant and Tenant's guests.
13. Eviction
If Tenant breaches, VRMV can require Tenant to vacate after proper notice or legal process under Massachusetts law.
14. No Broker
No broker involved unless agreed in writing. Tenant handles any claims.
15. No Sublease / Sale
No assigning/subletting or room renting without written consent (except spouse, children, temporary guests). If the Landlord sells the property, the new owner assumes the lease, and the original Landlord is released.
16. COVID / Government Action
If a state or federal law is passed (similar to the Covid pandemic), the Landlord may terminate this contract without liability if it is illegal to provide the property to the guest. At Landlord's sole discretion, Landlord may either offer alternate dates (within 1 year) or refund the rent and cleaning fee to the guest minus processing fees and the standard VRMV commission.
17. Lead Paint
Tenant received/executed short-term exemption per MA law (M.G.L. c.111 §199B, 105 CMR 460.100(D)).
Houses built before 1978 may have lead paint (harmful to kids under 6). Tenant indemnifies VRMV from related claims/injuries. This survives lease end.
18. Entire Agreement
This lease (plus Manual/attachments) is the full agreement. Changes are only made by a mutually signed agreement.
19. Severability
If any part is invalid, the rest remains enforceable.
20. Vacation Rental
This is vacation/recreational per MA law (c.186 §15B(9)). Tenant is responsible for all taxes that we collect.
21. Signatures
May be signed in counterparts (electronic ok). Binding when any party signs.
22. No Liability for External Issues
No liability for maintenance/construction interference with property not owned by Landlord. No rent reduction/cancellation.
23. Successors
Terms bind heirs, successors, etc. Multiple Tenants = joint/several liability.
24. Indemnification
Tenant indemnifies VRMV from injury/loss to the Guests of the Tenant except in the case of VRMV's gross negligence/statutory liability.
25. Default
VRMV may use any legal remedies for breaches.
26. Headings
For reference only; not interpretive.
27. Electronic Signature
VRMV and Tenant agree that this Lease may be signed electronically. Both parties consent to use electronic signatures and agree that an electronic signature has the same legal effect as a handwritten signature.
By: _______________________________ Date: {ZCURDAT}
Signature of Tenant
By: _______________________________ Date: {ZCURDAT}
Signature of Tenant (if second party)
Booking ID: {BID}
Notes: {BNOTES}
Additional Clause: {PXADDCLAUSE}
Tenant: {CFULL} | Start: {BARRDAY} {BARR}
Appendix A – Lead Paint Exemption Notification
(Short-Term Vacation/Rental Exemption – MA Lead Law)
Property: 80 North Water Street, Edgartown, MA 02539
☑ All paint intact (including window exteriors) – qualifies for exemption.
(Inspect upon arrival and report peeling paint within 24 hours. Form required for exemption.
___ Compliance document issued (copy available).
Parents of children under 6: Short stays (≤31 days) with intact paint pose no hazard. Report peeling paint immediately.
Visual inspection date paint intact: 5/25/2026
Owner/Agent signature (inspection): ___VCJ Property, LLC Norman Platt Johnson electronically signed____
Days rented: (Not to exceed 31 unless VRMV approves)
Tenant signature: _______electronically signed _____ Date: {ZCURDAT}
Agent signature (Norman Platt Johnson): _ Norman Platt Johnson electronically signed__ Date: {ZCURDAT}
Report peeling paint within 24 hours. Form required for exemption (CLPPP 94-1).
Appendix B – Pet Addendum (Active only if pet fee paid)
We suggest leaving your pet at home. Ticks are a problem throughout the Northeast, including Martha’s Vineyard. It is hard to keep pets inside during your stay, and it is easy for a tick to get onto a pet and then transfer onto a human. Consider whether your pet might not be more comfortable at home.
Here is what we have on file as of this writing.
Tenant: {CFULL} | Pets: {BNPET}
Pet(s) allowed only with fee paid + credit card on file. Otherwise prohibited (see paragraph 3).
Tenant responsibilities:
Please provide your own bowls/crate/towels/bedding;
Keep pet clean/groomed/flea-free/vaccinated;
Pet is not to be on any furniture; no pet can be left unattended unless crated;
Pet is not to relieve itself on the property. In an accident, clean waste off-property;
Control barking; Full shampoo and tick inspection after beach;
Tenant is liable for all pet-related damage (may exceed deposit).
Signature: _ electronically signed __ Date: _{ZCURDAT}__
Appendix C – General Liability Waiver
Booking ID: {BID} | Notes: {BNOTES}
Tenant: {CFULL} | Start: {BARRDAY} {BARR}
Tenant (for self + guests) acknowledges the risks of using equipment at the property (boats, bikes, paddleboards, gym, vehicles etc.). and assumes all risks. Tenant further indemnifies and releases VRMV from claims (injury, damage, death, etc.). Only under roof registered house guests may use equipment. Inspect before use; no warranties. Follow safety laws. Governed by MA law. Life jackets, if appropriate, are mandatory.
Signature: _ electronically signed __ Date: _{ZCURDAT}__
Appendix D – Bicycle Agreement
Bikes/equipment provided with rules:
- Lock when unattended (combo 1980).
- Tenant responsible for theft/damage (replacement ~$800+).
- Report damage and drop bicycle at Wheel Happy on South Water Street; otherwise, there is a $100 transport fee.
- Helmets mandatory.
- No sand riding ($150 cleaning).
- Store in shed when not in use
- Rider assumes all risks and holds VRMV harmless.
- Inspect before use; don't ride if faulty.
- Report any discovered damage within 24 hours.
Failure may end equipment use and constitute a breach of the lease.
Tenant: {CFULL} | Start: {BARRDAY} {BARR} | Booking: {BID} CMH
Signature: _ electronically signed __ Date: _{ZCURDAT}__