The Falls at Reed's Island

Rental Agreement (RA2018-19
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E Komo Mai (Welcome), we look forward to having you as our guest! 

Reserving “The Falls at Reed’s Island” is conditioned on your acceptance, of the terms, conditions, and notices contained herein. Normal reservations are for quiet residential vacation accommodations only: therefore, parties, receptions, weddings, luaus, and gatherings of any kind are strictly prohibited, unless disclosed to and agreed upon by Owner in writing (collectively "Event"). No additional people beyond the maximum occupancy of the house (6 guests) are allowed on the property at any one time, except for an approved Event.

Guest shall allow Owner access to the property for purposes of repairs and inspection. Owner shall exercise this right of access in a reasonable manner, and if an Event has been approved may have a representative on the property, normally at the entry gate, the day of the Event.


Rental Property (Unit): The Falls at Reeds Island, 286 Kaiulani Street, Hilo, Hawaii 96720

Our emails have specified the number of guests for your stay and your check in and check out dates. Check in is any time after 3:00 p.m. and check out is by 11:00 a.m. If additional guests join you during your stay that were not previously included in your rental payments you shall first request Owners approval and if approved you agree to make the additional guest fee payment, at the rate posted on the Owners website or on the website. Owner has the right to cancel your booking/reservations if you fail to make any of the required payments on or before their specified dates. 


Parties, receptions, weddings, luaus, and gatherings of any kind are strictly prohibited, unless disclosed to and agreed upon by Owner in writing (collectively "Event"). Payment dates for an Event to be adjusted as follows; a $650.00 reservation deposit is required to hold your dates, 40% is due 6 months prior to the check in date and the balance is due 3 months prior to the check in date. A Security Deposit of $2,000 is payable 15 days prior to check in. Cancellation terms are also modified, see herein below.


Should you need to cancel your reservation please do so in writing. Cancellations with written notice of 91 or more days prior to your check in date will result in a refund of monies paid, minus a $350 cancellation fee. With written notice of less than 91 days, refunds will be based on the ability to re rent the reserved dates, subject to the following; (i) If you have paid the final payment for your stay, we will refund all payments, limited by the amount collected from the new tenant(s), less the $350 cancellation fee, (ii) if you have not paid the balance for your stay and the 90 days prior to check in date has passed, any refund shall be at Owners sole discretion.

For stays of eight or more nights and for Event bookings, cancellation on or before 180 days prior to the check in date, with written notice, will result in a refund of monies paid, minus a $350 cancellation fee. Cancellation, by written notice, after the 180 days prior to the check in date will be no refund of moneys paid, however Owner, at its sole decision, may evaluate a refund based on the ability to re-book the reserved dates. 

Re-renting of the reserved dates may be in increments less than the full number of your reserved nights.

A reduction of the number of nights, or a change of dates, for your booking, is considered a cancellation and a re-booking and as such the cancellation policy shall apply. If you have a change of dates a new reservation deposit is required. It is strongly recommended guests review the purchase of trip cancellation insurance


A security deposit of $1,000 is required. For an approved Event the security deposit is $2,000. 

We will provide a statement, via email, within 14 days following check out explaining any deductions. Deductions can be made for the following reasons: to repair or replace anything that is damaged, other than normal wear and tear, or missing; to pay any and all amounts due; to change the locks and replace any keys that were provided to you and not returned; and to pay for excessive cleaning. If your deposit is not enough to cover all the damages and costs, additional charges will be processed.  

A minimum deduction of $500 will occur if anyone smokes in the house, (outside is fine), bring pets on the property, not check out on or before the required time subject to the Holdover provisions herein below, park or drive vehicles on the lawn, the full security deposit may be retained, at Owners sole discretion if anyone drives on the lawn causing damage to grass beyond 20' from the asphalt driveway.

In addition to the deductions herein above deductions for Event bookings may be made for the following reasons: The full security deposit may be retained, at Owners sole discretion if (i) any items, such as but not limited to green waste, are deposited over the river cliff and/or (ii) the Event attendance exceeded prior written arrangements to size and purpose.


If we do not have new guests due to check in we are flexible regarding a late check out, it would require Owners written confirmation, and the availability of our cleaners. However, in the event we have new guests due in on your departure day and you stay in the Unit, you will be a Holdover Guest and liable to four (4) times the daily rate, for each and every day of such holdover. Please Note - if the guests prior to your arrival date is a holdover guest, Owner shall use commercially best effort to find you a place to stay, and will reimburse your rental fees accordingly at two (2) times the daily rate, such payment shall be the total liability of Owner.


The property is equipped with an exterior security camera. The camera is not monitored for guest safety in any way and should not be relied on by guests for personal security or security of their belongings. The camera may be used to enforce and verify compliance with rental policies. 


Guest understands and agrees that the Owner retains the right to sell the property at any time. In the event the property is sold, and the new owner does not continue as a vacation accommodation, then Owner shall refund all Guest payments made to The Falls at Reeds Island plus a one-time payment of (i) if Guest has booked the flight to Hawaii for the check in date $1,100, (ii) otherwise said one-time payment shall be $350.


Guest use of the property is subject to local noise ordinances, therefore loud amplified music is not allowed. Noise complaints are subject to local law enforcement intervention. Law enforcement intervention will be seen by Owner as a violation of this condition.

Guest must immediately notify Owner of fire or other damage to the property.  

Guest shall be liable for all acts of the family, friends, employees, or others whom they invite to use the property.

Guest shall not permit any use of the soaking pools by unsupervised children. Guest and others shall use the soaking pools at their own risk. 

Guest understands that there are certain risks inherent to persons and property located adjacent to a river. Guest acknowledges that the Owner would not rent this property unless the guest accepted these conditions.

As a remedy for violation of any of the stated conditions of rental herein, Owner has the right, in addition to other rights, to terminate the agreement and evict Guest without any refund of collected money.