Vacation Rental Policies & Further Information
Our goal is to help you select the perfect cottage for your needs. The OBR Guest Services/Reservation Staff is familiar with the details of each of our cottages and can assist you with specific questions like Which bedrooms have private baths? What’s the view like? Can everyone sit at the dining room table together? What activities are available near a particular home? Call us and we’ll give you the answers! OBR Guest Services/Reservations 800-627-1850 for 24/7 assistance.
Vacation Rental Act
The North Carolina Vacation Rental Act applies to all Outer Beaches Realty rental agreements of 30 days or less, and places rights and obligations on both landlords and tenants. Click here to view the North Carolina Vacation Rental Act, or request a copy from your Guest Services Representative for details.
All-Inclusive Pricing – Dare to Compare!
Price is important! While many other companies are piling on extra fees, we’ve made it simple. At Outer Beaches our goal is to save you time and money by offering All-Inclusive Pricing. Simply put, you pay advertised rent (and any optional extras and/or travel insurance, if desired) plus tax with NO additional fees, so there are no surprises when you book your reservation. Relax and start planning your vacation today!
Discounts and Specials
Visit our home page for a complete listing of current discounts and to sign up for email alerts of special offers. Many of our cottages participate in our specials, so please check with a Guest Services Representative to make sure the cottage you are interested in is participating.
With our E-Z Pay vacation payment plan, we’ll divide the cost of your entire vacation home rental in up to 12 equal monthly installments so that 30 days prior to your arrival your vacation is already paid in full. Choose between two E-Z Pay payment options: ACH automatic bank draft or credit/debit card preauthorization. To qualify for E-Z Pay, you simply need to provide your checking account routing information or a VISA, MasterCard or Discover card at the time of your booking and agree to allow us to schedule payments as detailed above and automatically charge your selected credit card or bank account for those payments. Outer Beaches charges no additional fees or interest for this service. E-Z Pay option only applies to reservations that begin 90 days or more from the date of booking. There must be a minimum of 3 payments and maximum of 12 payments to qualify for E-Z Pay.
LayAway Vacation Program
Outer Beaches Realty rewards customers for booking early with our LayAway Vacation Program by offering incredible savings combined with our E-Z Pay vacation plan. Book your stay for the following calendar year and receive a 5% discount off published rates, then you’ll have up to 12 months to pay installments interest free! When you arrive here, your home will already be paid in full, so all you’ll need to do is pick up your keys and start your vacation. Most of our homes participate in this program, so look for the LayAway feature as you browse our homes online or contact a Guest Services Representative at 866-607-6345 to book your favorite cottage with LayAway.
A 12.75% tax applies to all cottage rentals. This is comprised of the current 6.75% North Carolina sales tax plus 6% Dare County lodging tax. For optional add-ons and rental items such as linens, the tax rate is 12.75%. Taxes may be subject to change and any additional taxes in place at the time of check-in are the responsibility of the Guest.
LiveStay is our online reservation management system which allows you to electronically sign your lease and make payments. To access your reservation, simply log in using your reservation number and zip code or postal code. The link for LiveStay can be found at the top of all of our website pages. Once you log in, you will have the opportunity to make a decision regarding travel insurance before e-signing your lease. We recommend that you protect your vacation investment by purchasing the optional travel insurance coverage. If you find it necessary to make a change after you have e-signed the lease, please contact our Guest Services Department at 800-627-1850 and a Guest Services Representative will be happy to assist you.
Credit card payments may be used to secure your reservation and may be made by phone or on the website. Outer Beaches Realty does not charge an additional fee for the use of credit cards. All policies contained in your rental agreement shall apply equally to payments made by credit card. Any refunds due to a Guest from a credit card payment shall be refunded by credit card transaction. We accept Visa, MasterCard and Discover.
Returned Checks and Canadian Checks
Any check returned for insufficient funds or stopped payment will not be resubmitted. We will contact you and require that payment be received within 48 hours by credit card, cashier’s check or money order. A fee of $25 will be charged for any returned check.
Checks payable by a Canadian bank are not accepted due to lengthy and costly collections. Payments may be made by Canadian Postal Money Order, cashier’s check or credit card, payable in U.S. funds (most Canadian banks offer this service). We appreciate the business of our Canadian friends and hope you understand this policy.
If you need to cancel your current year reservation or a reservation made under our Layaway Vacation Program for any reason, let us know immediately. We will attempt to re-rent your cottage. If we are able to do so at the full rental rate, you will be returned all monies paid less travel insurance and a $200 cancellation fee. If we are able to re-rent your week but at less than the full amount of your reservation, your refund will be prorated to reflect the difference of the lower rental rate. If a reservation is cancelled more than 30 days in advance of the arrival date, 50% of the total rental amount shall be subject to forfeiture. Cancellations within 30 days of check-in date are subject to forfeiture of 100% of your rent. A change of rental dates for the same cottage during the current calendar year, or for a reservation made under the Layaway Vacation Program, is considered a cancellation. Please consider travel protection insurance to avoid some of the risks associated with the necessity of cancellation.
A Vacation Rental Agreement is a legally binding agreement between the renter and the cottage Owner. Both parties have specific rights and duties as outlined in the North Carolina Vacation Rental Act. Your reservation and signed Vacation Rental Agreement bind you to a specific home and period of time. There should be no expectation of refunds or relocation because you are disappointed with the property you have rented or something associated with the property is not working to your satisfaction. Unlike a hotel, we cannot relocate you without specific authorization from the cottage Owner. We will make every effort to correct any problem that arises during your stay in as timely a manner as possible. However, there will be no refunds for mechanical failure of nonessential items such as air conditioner, TV, dishwasher, washer/dryer or other luxury items. Outer Beaches Realty provides certain back-up electronics in the event you encounter a problem with an item. These items are subject to availability. However, cottages with multiple TVs, VCRs and DVDs will not be provided with a loaner.
Accidental Damage Program
We have learned that our vacationers do not travel hundreds of miles to damage a home. At the same time, experience also tells us accidents can and will happen. Included with your rent is our Accidental Damage Program (ADP). Outer Beaches does not require a separate security deposit or a security deposit waiver fee in addition to the rent. Under ADP you will not be required to pay for accidental damage to the home or the personal property of the Owner contained within the Premises, up to a limit of $1,500 per reservation; Outer Beaches has undertaken this obligation as a part of our Property Management Agreement with the Owner. Damages exceeding $1,500 will be the responsibility of the Tenant. See full detailed information about ADP on our Amenities and Programs page.
Hatteras Island does not have a central sewage system. All cottages have individual septic systems, which are permitted by the Health Department for maximum occupancy in the cottage. Unless otherwise noted in the cottage description, OBR follows the Dare County Health Department regulations, which assume an occupancy of two persons per bedroom. Bedding is listed only to accommodate flexibility in sleeping arrangements and not to represent occupancy limits. Overcrowding is a serious situation and is grounds for expedited eviction. Do not jeopardize your family and friends’ vacation by overcrowding. If necessary, please rent a second cottage to allow for all the members in your group.
Cottages are rented for family vacations only. No sororities/fraternities, wedding receptions, spring break parties, or other such groups are permitted unless disclosed and pre-approved at time of reservation. If pre-approved, an additional security deposit, cleaning and other fees may apply. Overcrowding, misrepresentation, commercial use, damage to the premises, excessive noise, use of fireworks, violation of Dare County statutes, or subletting is subject to expedited eviction and forfeiture of all monies paid (excluding Security Deposit.) Please contact Guest Services for help with your event.
Group Planning (Three or More Cottages Needed)
Did you draw the short straw and now have the dubious distinction of being in charge of a large group’s vacation or event? Fret no more. Outer Beaches Realty’s Guest Services team is ready to assist you with all your planning needs. We will help you with as little or as much as you like. We will find a home suited to your particular requirements or we can find a group of cottages as close together as possible. We will also help with other items such as dinner reservations, personal chef, charter boats, limousine, Lost Colony tickets, or even a private pool party and cookout. Whether it’s a wedding, family reunion or a corporate retreat, let us know what you would like, and we will make you a hero with your group. Call Guest Services at 800-627-1850.
Weekend/Partial Week, Additional Day
Most cottages are available to rent for less than a full week. Full week rentals have priority and partial week reservations cannot be made more than ten days in advance. Partial week reservations cannot be made online and rates will vary by home. The minimum partial rental is $450.00. Optional fees cannot be prorated. Additional days before or after a full week reservation may be available. To book partials or add additional days please call Guest Services at 800-627-1850.
Many of our homes are available for winter rentals (December 1 – March 15). However, due to the potential of freezing, most water lines to outside points are turned off. This includes hot tubs, swimming pools, outside showers, foot washes, hoses and fish cleaning tables. Please confirm the availability of any of these items with your Guest Services Representative.
Mid-Week Cleaning Service
Our cottages are cleaned after each check-out, but we will be happy to schedule a mid-week cleaning for you if desired. Please call us prior to your arrival in order to schedule and obtain a price quote for your cottage.
All cottages are equipped with telephones unless otherwise noted. Most telephones are programmed with restrictive dialing, which means all long distance calls will automatically ring to an operator (operator assisted rates apply) who will request a method of charge from you (i.e. credit or collect). Please do not attempt to charge any calls to the cottage. Should you do so, a collection fee of $20 plus the cost of the call will be billed to the Guest.
All cottages are equipped with TVs unless otherwise noted and most have VCR or DVD players. No refunds will be given due to TV, VCR, or DVD players out for repair. However, we will provide a loaner if the home’s only TV, VCR, or DVD player is out for repair (subject to availability). Cottages with multiple TV, VCR, and DVD players will not be provided with a loaner.
Unless noted in the description, all cottages are equipped with central air conditioning. If you are not sure your selected cottage has air conditioning, please ask. Absolutely no air conditioning units may be brought into any cottage. DUE TO THE LIMITATION OF AVAILABLE REPAIR SERVICES AND EQUIPMENT, THERE IS NO GUARANTEE THAT AIR CONDITIONING CAN BE REPAIRED QUICKLY.
You can expect to find the following items for at least the maximum occupancy: coffee maker, toaster, dishes, glasses, coffee mugs, flatware, serving dishes, pots and pans and cooking utensils. Extra kitchen items are provided according to the individual Owner’s preferences, not according to the size, location or price of the cottage. If you are planning special meal preparations, you should bring such items as: blender, food processor, extra large or specialty pots and pans, chef’s knives, specialty cooking utensils, kitchen towels, etc. If the home you are considering renting advertises “gourmet kitchen,” please verify the specific features provided with a Guest Services Representative.
Construction: Homes and property on Hatteras Island are privately owned. A property owner’s decision to build or remodel a property in close proximity to the home you have rented is outside the control of Outer Beaches Realty. While we always hope that your vacation is not disrupted in any way, we are not able to control construction activity on private property or offer a refund of any kind in this event.
Motor Homes: May not be plugged into electrical outlets at cottages, connected to septic systems, or used for accommodations. Covenants of certain subdivisions prohibit motor homes on the property.
Residential Parking: Parking anywhere other than the driveway provided is prohibited. Nearly all of our homes have septic drain fields that could be damaged.
Fireplaces: Fireplaces are not available for use from April 27 through September 28. Only advertised fireplaces described on this website are for use by Guests. Firewood is not provided.
Charcoal Grilling: Grilling is not permitted on decks, on porches, or close to the house.
Rearranging Furniture: Rearranging furniture or taking inside furniture or electronics outside is not allowed.
Fireworks: All fireworks, including sparklers, are now banned on Hatteras Island. Those caught selling, igniting or possessing fireworks of any kind on Hatteras Island may be fined $250 according to the ordinance which went into effect in 2007.
Jet Skis: The National Park Service prohibits the launching or operation of jet skis or personal watercraft within 150 yards of the Park Service shoreline. Only licensed vehicles are allowed on the beach. No ATV’s, dirt bikes, dune buggies, etc.
Unless otherwise noted in the website description, all of our cottages offer the following amenities:
- Color TV
- Fish Cleaning Table
- Outside Enclosed Hot / Cold Shower
- VCR or DVD
- Washer & Dryer
- Coffee Maker
- Central AC & Heat
- Microwave Oven