Guest Info
Terms & Conditions

985 East Main Road
Middletown, RI 02842
Tel: 401.685.0233
Fax: 401.845.2211
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Terms & Conditions

THIS AGREEMENT made by and between East Island Reserve, LLC, herein called "Owner," and You, whether one or more, herein called "Guest or Guests."  Owner hereby agrees to rent to Guest/Guests the real property, herein called “Property” at the physical address, specified rate, and for the period set out in the specified dates selected by Guest/Guests and listed in the Reservations and Bookings Page.  Owner reserves the Property to Guest/Guests on the following terms and conditions:


Guest assumes the following payment and cancellation terms:

  • Guest will be charged 100% of the total booking cost (including taxes and applicable fees) at the time of booking.

  • Guests who cancel more than 7 days prior to the scheduled arrival date will receive a full refund less a $50.00 processing fee.

  • No refunds will be issued to Guests who cancel within 7 days of the scheduled arrival date.

  • No refunds will be issued for early departures or no shows.

  • A $50.00 change of date fee will be charged if change is made within 7 days of the original scheduled arrival date. If the room rates are higher on the new dates of stay, the Guest will be charged the difference between the new rates and the original rates as well as additional taxes and applicable fees. This charge will be made at the time the change is made. Date changes are subject to availability and not guaranteed. Multiple date changes will not be permitted.

  • Guests with a Buy Out of the Hotel should refer to their Buy Out Contract for the applicable Payment and Cancellation policies.

  • Refer below for dog fee rates.

2. Occupancy:

Check in time is 4:00pm and check out time is 11:00am. Guest shall be permitted to have the maximum overnight occupancy at the Property according to the specific unit type reserved as provided below. Any violation of these occupancy limits shall allow the Owner to terminate the reservation and remove Guest, all other persons and their possessions:

Studio: 2 People

Cottage: 4 People

Guest House: 6 People

1 Bedroom Suite: 4 People

2 Bedroom Suite: 6 People

Guest covenants and agrees with Owner to:

  1. Comply with all obligations imposed upon Guest by applicable provisions of building codes materially affecting health and safety.

  2. Keep the Property in as clean and safe as the condition as when first occupied.

  3. Keep all plumbing fixtures in the Property and used by the Guest in good clean operating condition.

  4. To use in a reasonable manner all electrical, plumbing, sanitary, heating, ventilating, air-conditioning, and other facilities and appliances.

  5. To not destroy, deface damage, impair, or remove any part of the Property or knowingly permit any person to do so.

  6. To conduct himself and require other persons on the Property with his consent to conduct themselves in a manner that will not disturb his neighbor's peaceful enjoyment of other parts of the Property.

  7. To comply with all laws and ordnances of the municipality where the Property is located, including and not in limitation of the foregoing, noise ordinances and ordinances related to the maximum number of people allowed in a building and to indemnify Owner from all loss or damages resulting from Guest’s violation of such ordinances.

  8. Guest will be responsible for any financial cost and/or financial losses to the Owner as a result of any noise related incidents.

  9. Delivery by East Island Reserve Hotel employees of gift bags or other items supplied by Guest to Guest’s Studio, Cottage, Guest House and/or Suite can be arranged by contacting Guest Services at 401-845-8300 at least 48 hours prior to the date of arrival. Gift bags/other items must be dropped off to Guest Services at least 24 hours prior to date of arrival. There will be a delivery fee of $5.00 per bag/item processed at the time of drop off. Perishable items should not be included. Each bag/item must be clearly labeled by Guest with the Guests name. Arrangements for any other deliveries can be made by contacting Guest Services at 401-845-8300 at least 48 hours prior to the date of arrival. Additional delivery fees may be incurred.

     3. Security Deposit:

    The Guest acknowledges and grants permission for Owner to retain his/her credit card information as a form of Security Deposit. This Security Deposit is to guarantee the return of the Property to the Owner in the same or better condition as when accepted by the Guest, reasonable wear excepted.  The Security Deposit is to indemnify the Owner against damage and/or loss of value as a result of the Guest's action, mistake, or inaction during the term of occupancy.  Guest is responsible for damage and/or loss of value to the Property and Guest hereby agrees to reimburse the Owner for such loss immediately upon the presentation of a bill for said damage and/or loss via charge to the credit card on file. Guest warrants that he/she will meet all aspect of this agreement in every respect, and acknowledges that failure to do so will result in charges against Guest’s credit card. If Guest’s credit card is declined Owner reserves the right to pursue collection of these charges through all other legal means afforded the Owner.

     4. Cleaning Fee, Parking Pass, Smoking and Dog Policies:

    Guest accepts the Property in its present condition. They agree to return the Property in a similar condition. There will be an at cost non-refundable restoration fee charged to the credit card on file for those who do not comply. 

    Guest acknowledges that one parking space will provided at the Property.  Limited additional parking is available on site and is never guaranteed and operates on a first come first served basis.

    Guest acknowledges that the Property has a smoke free policy. Guest will be charged $150.00 for smoking in a non-smoking Studio, Cottage, Guest House, and/or Suite.

    East Island Reserve welcomes dogs only provided the following are adhered to:

  • A maximum of two dogs are allowed per cottage.

  • Dogs are only allowed in cottages #1-16. Dogs are not allowed in cottages #17-24, The Lodge or in the Suites.

  • A charge of $50 per dog per night will be charged at the time of booking.

  • Guests are not permitted to bring dogs to the Property that have not been booked and charged for. Guests will be asked to leave the Property if this dog policy is violated and a refund will not be issued.

  • Rabies and vaccinations must be current for all dogs at the Property. Guests assume full responsibility for their dogs and are liable should any damage or harm be caused by their dogs to other dogs, humans, or property.

Guests traveling with dogs must call (401) 845-8300 prior to booking to verify availability of a pet-friendly room or risk not being able to check in with a pet(s) and/or incurring any associated cancellation penalties.

 5. Appliances, Furnishing, and Accessories:

The Cottages and Suites are reserved with the following appliances: Mini-Refrigerator, Stove, Dishwasher, and Microwave. The Lodge features a kitchenette equipped with a Mini-Refrigerator and a Microwave.  The Guest House features a kitchen with full size appliances. Such appliances in the Property are there solely for the convenience of the Guest. Any furnishings and accessories on the Property may be used by the Guest; however the Guest assumes sole responsibility to keep said furnishings and accessories in working and/or operating condition.  Guest agrees to return said furnishings and accessories to the Owner at the termination of this reservation in the same or better condition, reasonable wear excepted.

 6. Use of Property:

Guest agrees to use the premises only as a residence for him or herself and not more than as provided in paragraph 2. Guest assumes responsibility for actions taken by other Guests/occupants and any person entering the Property on their behalf. Owner will hold Guest solely responsible for all damages to property or for violations against this reservation agreement.

7. Attorney's Cost:

Guest shall reimburse Owner for reasonable attorney’s fees and court costs for any action taken by Owner to enforce this reservation agreement.

8. Repair Policy:

Guest shall keep the Property in good order and repair. Guest is encouraged to treat the Property as their home.  Guest acknowledges responsibility for any damages caused by Guest or his/her invitees. 

 9. Removal of Owner's Property:

If anyone removes or damages any property belonging to Owner within the unit, this will constitute immediate revocation of the reservation and Guest shall immediately vacate. Owner may seek reimbursement from the Security Deposit and also take further legal action.

 10. Condition of Property:

The Guest acknowledges that the Property is in good condition. If there is anything about the condition of the Property that is other than in good condition, Guest agrees to report it to Owner upon taking possession of the Property.  Guest agrees that failure to report any defects will be legally binding proof that the property is in good condition at the time of occupancy. 

 11. Inventory Record and Systems Information:

An Inventory Record has been provided in the Guest directory for the Guest's use. Owner warrants that all major systems will be functional and in good repair at time of possession. Light switches, wall plugs, doors, windows, faucets, drains, locks, toilets, sinks, heater, etc., will either be in working order or will be repaired once Guest has completed the Inspection and Inventory Record.  Guest is encouraged to report any necessary repairs, no matter how slight, but they are hereby advised the Owner does not normally repair or replace nonfunctional items such as paint, carpets, etc., every time a property changes possession.  Those items are scheduled for repair/replacement at regular intervals regardless of Guest turnover.

12. Guest Responsibility:

Good housekeeping is required of Guests and other occupants. Guest agrees to keep quarters clean and in sanitary condition.  The Guest agrees not to permit any deterioration or destruction to occur while they are occupying the property.  They agree to maintain the walls, woodwork, floors, furnishings, fixtures and appliances (if any), windows, screens, doors, fences, plumbing, air-conditioning and heating, electrical and mechanical systems as well as the general structure and appearance of the property.  Guest agrees to follow all Owner policies and regulations, especially where posted. 

 13. Vehicle Policy:

The Guest agrees never to park or store a motor home, camper, trailer, boat, or any sort of recreational vehicle in the designated parking space and to park only automobiles in the parking space provided. The Guest must follow rules and laws of the City of Middletown regarding parking.  Owner is not responsible for Guest’s parking needs beyond the one space provided.  Off street parking for others is not provided by Owner.

  14. Disclosure of Owner Agent:

The Owner, East Island Reserve, LLC, may be represented at various times by its employees or agents, who will carry identification.  Owner's address is: 543 Thames Street, Newport, Rhode Island 02840.

 15. Validity of Reservation Provisions:

Any provision set forth in this reservation agreement which is contrary to the state Residential Owner and Guest laws shall be treated by Owner and Guest as void and as if it were not set forth herein, but all other provision of the reservation agreement shall remain in full force and effect.

 16. City, County, or State Violations:

Guest is responsible for paying all violation fees issued against the Guest or Owner during occupancy by the City of Middletown, Newport County or State of Rhode Island for non-compliance to city, county or state laws. If the Owner is required to appear in court, Guest acknowledges responsibility for Owners legal and court cost and shall pay no less than an additional $350.00 fee to compensate Owner for his time.

 17. Waiver:

All rights given to Owner by this agreement shall be cumulative in addition to any laws that exist or might come into being. Any exercise of any rights by Owner or failure to exercise any rights shall not act as a waiver of those or any other rights.  No statement or promise by Owner, its agents or employees, as to tenancy, repairs, amount of rate to be paid, or other terms and conditions shall be binding unless it is put in writing and made a specific part of this agreement.

 18. Legal Binding:

Guest hereby states that he or she has the legal rights to sign for any and all other Guests and to commit them to abide by this contract.

 19. Full Disclosure:

The Guests signing this reservation agreement hereby acknowledge that all questions about this agreement have been answered, that they fully understand all the provisions of the agreement and the obligations and responsibilities of each party, as spelled out herein. The Guests further acknowledge and agree to fulfill their obligations in every respect or suffer the full legal and financial consequences of their actions or lack of action in violation of this agreement.  In addition, The Guests hereby acknowledge and opt-in to the Vacation Newport email and text message list by agreeing to the terms and conditions herein and willing accept current and future communications via email and other various media platforms from Owner.   


Pricing and availability are subject to change at any time at the sole discretion of the Owner. All discounts and promotions are subject to availability.  Discounts or promotions cannot be applied to existing reservations. 


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Vacation Newport    |    543 Thames Street, Newport RI 02840    |    Tel: 401.685.0233    |    |    Privacy Policy