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Resort Rules & Regulations

Guidelines built on respect and privacy — keeping The Woods relaxing, inclusive, and welcoming for every guest.

Our rules are simple—be kind, respectful, and considerate of others. The Woods is an adult-only, clothing-optional community built on mutual comfort and privacy. Review our full policies covering guest conduct, pets, site upkeep, and quiet hours to help keep our resort welcoming for everyone.

The Woods RV Resort – Terms and Conditions of Stay

This Agreement applies to all members of the Guest's party no matter the age or affiliation ("Group").  Guest acknowledges that Guest is responsible for sharing the rental agreement, and its requirements, with all members of the Guest's party and anyone else permitted onto the Rental Property by the Guest.

In consideration of the rent received and the mutual promises contained herein, Owner of the Rental Property does hereby lease and rent to Guest(s) such Rental Property under the following terms and conditions:

Section 1: General Agreement

  1. Guest agrees to abide by all rules and regulations contained herein or posted on the premises related to the Rental Property.  Guests obligations include but are not limited to keeping the premises as clean and safe as the conditions of the premises permit and causing no unsafe or unsanitary conditions in the common area and remainder of the premises that Guest uses.  Guests agree not to use the premises for any commercial activities or purpose that violates any criminal law or governmental regulation.  Guest's breach of any duty contained in this paragraph shall be considered material and shall result in the termination of guest occupancy with no refund of any kind.

  2. In no event shall the Rental Property be occupied by more persons than the capacity of the property as stated on the web site or the confirmation letter, without prior approval by Owner.  No fraternities, school, civic, or other non-family groups are allowed unless Owner grants prior approval.  In no event shall Guests assign or sublet the Rental Property in whole or in part.  Violations of these rules are grounds for expedited eviction with no refund of any kind.  Guests hereby acknowledge and grant specific permission to Owner to enter premises at any time for inspection purposes should Owner reasonably believe that Guests are causing or have caused any damage to Rental Property.  Guest further agrees to grant Owner access to Rental Property for purposes of maintenance and repair.  If listed "For Sale", Guests agree to grant access by scheduled appointment upon notification.

  3. In the event Guest wishes to terminate this agreement, Travel Insurance, Damage Protection and any processing or administrative fees are non-refundable.  The refund policy is as follows: One hundred percent (100.00%) of the total booking charges (less $50.00 cancellation fee) will be refunded if the cancellation is made more than 14 days prior to the arrival date of the reservation. Fifty percent (50.00%) of the total booking charges (less $50.00 cancellation fee) will be refunded if the cancellation is made more than 7 days prior to the arrival date of the reservation. For cancellations made within 7 days prior to the arrival date, no refund will be issued. Grace period with free cancellation (no cancellation fees or partial refunds possible) for 24 hours after booking if arrival is at least 24 hours away at time of booking.

  4. A payment of 50% is taken by Owner at the time of the booking.  Any remaining balance must be paid 3 days prior to the arrival date, or this Agreement may be cancelled by the sole option of the Owner.  An automatic credit card payment for the remaining balance will be scheduled by the Owner to be made 3 days prior to the arrival date.  The credit card of the first payment is used if a credit card was provided.  If the automatic payment fails for any reason, it is the responsibility of the Guest to make sure that the remaining balance is promptly paid in full, or the reservation will be canceled with no refund of payments made.  All policies contained in this Agreement shall apply equally to payments made by credit card, check or cash and whether made via website, by phone or in person. Any refunds due to Guests from a credit card payment will be refunded by credit card transaction; all other refunds will be made within 30 days by check.

  5. A security deposit is required ("Security Deposit") and will be automatically reserved for the booking.  The automatic reserve is conducted by putting a hold or charge on the Guest's credit card for the amount of $0.00 exactly 2 day(s) prior to the arrival date.  The credit card of the last successful payment will be used.  If there are no successful credit card payments, it is the responsibility of the Guest to send $0.00 by check to the Owner to satisfy the Security Deposit requirement.  If, at the end of the rental period, the rental property is returned undamaged beyond normal wear and tear, the Security Deposit will be released in full within 7 days.  In the event of any damages, Owner will provide Guest with a full accounting of expenses incurred and deductions made from the Security Deposit.  Should the damages exceed the amount of the Security Deposit, Guest agrees to pay the balance within 7 business days after receiving notification.  Deductions from Security Deposit may include, but are not limited to: excess cleaning fee, hot tub draining and refilling fee, trash removal fee, missing item replacement costs, damaged item replacement or repair costs, repair costs of buildings or grounds, or other service call fees.  Owner is under no obligation to use the least expensive means of restoration.

  6. Regular payments and security deposits for the booking will be displayed as the lot owners's information  on the Guest's credit card statement.

  7. Guests must obtain permission from the Owner to have pets on the Rental Property.  If permission is not given by the Owner, any pet(s) found in or about the Rental Property will be grounds for expedited eviction and forfeiture of all monies paid.

  8. Guests must inform the Owner of their intention to bring children and the specific number.  A child is defined as any person under the age of 18.

  9. No refunds will be provided due to inoperable appliances, pools, hot tubs, elevators, etc.  The Owner will make every reasonable effort to assure that such appliances will be and remain in good working order.  No refunds will be given due to power blackouts, water shortage, flooding, snow, construction at adjacent properties, or mandatory evacuations of the area by county officials due to hurricanes or other potentially dangerous situations arising from acts of god or nature.

  10. Telephones in the Rental Property may be blocked to allow local calls only.  Guest may need a calling card in order to make long distance calls from the Rental Property.  The Owner may choose at the Owner's sole discretion to allow long distance telephone calls to be made for free.  If the Owner has not clearly listed that as a feature of the Rental Property on the website, confirmation letter or marketing material, Guest must assume that long distance telephone calls are not allowed.

  11. Guest is responsible for all shipping costs for any Lost and Found items that Owner is requested to return to Guest.  Items found and not claimed within 30 days will be disposed of at the discretion of Owner.

  12. If a hot tub or pool is provided at the Rental Property, it will be prepared and tested for proper and safe chemicals prior to or on the day of occupancy.  Misuse of a hot tub or pool by the spilling of foreign substances into the pool, i.e. soap, shampoo, oils, glass or metal will result in a Service Call Charge at the sole discretion of Owner.  Under no circumstances are pets allowed in pools or hot tubs.  Violation of this provision shall be grounds for expedited eviction and forfeiture of all monies paid.

  13. If linens or towels are rented from Owner or supplied with Rental Property, Guest is responsible for lost or damaged items at the cost of two (2) times the published standard rental price for such damaged or lost linens or towels.

  14. In the event Owner is unable to make Rental Property available for any reason other than described above or a reasonable substitute as determined by Owner, Guest agrees that Owner's sole liability as a result of this unavailability is to provide a full refund of all monies paid under this Agreement and Guest expressly acknowledges that in no event shall Owner be held liable for any special or consequential damages which result from this unavailability.  Guest also agrees to indemnify Owner from and against liability for injury to Guest or any other person occupying Rental Property resulting from any cause whatsoever including, but not limited to, injury sustained as a result of use of the phone, spa, hot tub, sauna, whirlpool tub, pool, exercise equipment, elevator, etc. except only such a personal injury caused by the gross negligence or intentional acts of the Owner.

  15. Owner may terminate this Agreement upon the breach of any of the terms hereof by Guest.  Guest shall not be entitled to the return of any rental monies paid under the terms of this Agreement and shall vacate the Property immediately.

  16. Agreement shall be enforced under the laws of the state within which the Rental Property is located, including any applicable rental acts of that state, and represents the entire Agreement.  Any amendments must be in writing and signed by both parties.  In the event of a dispute, legal action may only be instituted in the county within which the Rental Property is located.  If any part of this Agreement shall be deemed unenforceable by law, that part shall be omitted from this Agreement without affecting the remaining Agreement.

  17. The Rental Property may offer access to recreational and water activities, including but not limited to canoes, bicycles, and swimming.  Guest fully understands and acknowledges that outdoor recreational and water activities have inherent risks, dangers and hazards.  Participation in such activities and/or use of equipment may result in injury or illness including, but not limited to bodily injury, disease, strains, fractures, partial and/or total paralysis, death or other ailments that could cause serious disability.  Guest agrees to fully indemnify and hold harmless the Owner and any and all agents, employees, or contractors for any injury or damage caused by these activities, whether caused by the negligence of the Owners, the negligence of the participants, the negligence of others, accidents, breaches of contract, the forces of nature or other causes foreseeable or unforeseeable.  Guest hereby assume all risks and dangers and all responsibility for any losses and/or damages, whether caused in whole or in part by the negligence or other conduct of the Owners or by any other person.  Guest hereby voluntarily agree to release, waive, discharge, hold harmless, defend and indemnify Owner and any and all agents, employees, or contractors from any and all claims, actions or losses for bodily injury, property damage, wrongful death, loss of services or otherwise which may arise out of my use of Rental Property facilities, equipment, or activities.  Guest further assumes full responsibility for the actions of any and all persons whom he may allow to enter the property during the rental period and indemnifies Owner from any and all claims arising from such other persons.

Section 2: Transient Renter Registration Agreement (Required by HOA)

  1. The Woods Residents' Association, Inc. (the "Association") requires the pre-registration of all persons who rent a Lot (a "Renter" – and note that only individuals may rent a Lot) from a Lot Owner in The Woods, and of all persons staying in The Woods as a guest of a Lot Owner (a "Guest"). All Renters and Guests are bound by and must observe the Declaration of Covenants, Conditions and Restrictions for The Woods, as amended, the Rules and Regulations of The Woods, and the directives of all representatives of the Association as the owner of all Common Areas in The Woods (collectively, the "Covenants and Rules").

  2. Each Lot Owner, Renter, and Guest, as applicable, must complete and submit this registration electronically through the official reservation system administered by The Woods Residents’ Association, Inc. The Woods Residents’ Association, Inc. serves only as a booking and administrative agent on behalf of individual Lot Owners and is not responsible for the behavior, actions, or eligibility of guests under Association rules. It is the responsibility of the Lot Owner to ensure that this registration is fully completed and submitted prior to the arrival of the Renter or Guest. Failure to properly register may result in the Renter or Guest being turned away at the gate.  The Association maintains a Do Not Admit list ("DNA List") of individuals who are not permitted to be present on the Common Areas of The Woods. Any Renter or Guest whose name appears on the DNA List, or who is known to the Association as prone to violent or disruptive behavior or to violate the Covenants and Rules, will be denied access to The Woods and may be subject to immediate ejection from the Common Areas.

  3. All rentals and use of Lots in The Woods by Renters and Guests are considered to be on a day-to-day basis only. The Association does not recognize any rental or lease term beyond a day-to-day basis. Each Lot Owner is fully responsible for the actions and conduct of their Renters and Guests while they are present in The Woods. Renters and Guests who violate any applicable laws or any of the Covenants and Rules—including rules and regulations posted in the Clubhouse and other Common Areas—are subject to immediate removal from the Common Areas and may receive a trespass warning issued by the Association Manager or any officer or representative of the Association. The Pasco County Sheriff is authorized to enforce all trespass warnings under Florida law. Violators will be subject to arrest. Notices are posted at the front gate and the Clubhouse.

  4. A Notice of Violation will be filed against the Lot Owner for each violation of the Covenants and Rules by a Renter or Guest. The Association assesses a $500.00 fee, plus applicable attorney fees, for each such Notice. Admitting unregistered RVs into The Woods or failing to complete this registration is considered a violation.

  5. By completing a reservation through the online system, the Lot Owner and Guest acknowledge and accept all rules set forth herein. Electronic submission of this registration form through the Woods Residents’ Association, Inc. booking platform (e.g., OwnerRez) shall constitute a valid and binding agreement and fully satisfies the Association's requirement for renter registration in place of the physical form and wet signatures.

Section 3: Resort Policies and Guest Expectations

Check-In / Check-Out
Check-in: 3:00 PM EST
Check-out: 11:00 AM EST
Late check-ins permitted with prior notice.

Check-out procedures include: trash removal to bins at south gate, breaker and water shutoff, sewer cap replacement. Failure to remove garbage may result in a $50 cleaning fee.

Clothing-Optional Policy

The Woods is a clothing-optional resort. However, sexual behavior in common areas is strictly prohibited and may result in immediate removal.

Quiet Hours
The quiet time is 12:00 AM to 7:00 AM. Please be respectful of other guests.

Occupancy Limits and Guests
Maximum sleeping occupancy is limited to four (4) adults.
Guests may visit during the day, but the total number of individuals on site—including the registered renters—must not exceed four (4) adults at any time. The primary renter must be present during any guest visit. Overnight guests are not permitted unless included in the original reservation.

Pets
The maximum number of pets allowed is two (2).
Pets must be leashed at all times.
Always clean up after your pets.
Pets are not permitted in the pool or clubhouse areas.
When possible, use the designated dog park.
Do not leave pets unattended at your site.

Pool & Clubhouse Use
No pets in the pool or clubhouse.
No glass containers in the pool area.
Wi-Fi & Logistics
Wi-Fi is available in the clubhouse.
USPS mail should be addressed to 6944 Amanda Vista Circle, Land O Lakes, FL 34637 with your name.
Packages (FedEx, UPS, Amazon) may be delivered directly to your site.
Food and groceries may be delivered to your site but you must meet the delivery person at the gate.

Garbage Disposal
Trash must be tied and placed in designated receptacles. No loose trash or hazardous waste. Failure to remove garbage may result in a $50 cleaning fee.

Walking Path & Grounds
Please do not walk through occupied lots. Use designated roads and paths.

Alligators Warning
Alligators frequent ponds on property. Do not leave pets unattended near water features.

Site Conduct
No outdoor storage under RVs or tables.
No climbing trees or damaging landscaping.

Section 4: Payment Policy


For any stay of less than 7 nights, 100% of payment is due up front.
For stays longer than 7 nights and booked more than 90 days in advance, 25% payment is due up front, and the remaining balance will be due 3 days before arrival.
We reserve the right to charge any remaining balances or fees to your credit card on file.

Section 5: Guest Screening and Background Check Consent

IMPORTANT – PLEASE READ CAREFULLY. By completing a reservation with The Woods Residents’ Association, Inc., you expressly consent to a consumer background check being conducted as a condition of your stay.

In accordance with the Fair Credit Reporting Act (FCRA), 15 U.S.C. § 1681 et seq., and applicable Florida law, The Woods Residents’ Association, Inc. ("Management") may obtain a consumer report or investigative consumer report about you for the purpose of evaluating your reservation request. Such reports may include, but are not limited to:

  • Criminal background history

  • Sex offender and sexual predator registry checks (including the Florida Sexual Offender and Predator Registry maintained by the Florida  Department of Law Enforcement)

  • Eviction history

  • Identity verification

You have the right to request disclosure of the nature and scope of any investigative consumer report. You also have the right to request a free copy of any consumer report obtained about you within 60 days of Management's action, and to dispute the accuracy or completeness of any information in such report directly with the reporting agency.

Management reserves the right to deny, cancel, or terminate a reservation based on the results of a background check, in accordance with applicable law and without discrimination on the basis of any protected class. Any denial based on consumer report information will be accompanied by an adverse action notice as required by FCRA.

By completing your reservation, you acknowledge receipt of this disclosure and provide your express written consent to the procurement of a consumer report.

Section 6: Assumption of Risk and Nature of Community

The Woods RV Resort is a clothing-optional adult community. By completing a reservation, each guest expressly acknowledges that they:

  • Have been informed of the clothing-optional nature of the resort prior to booking;

  • Understand and accept that nudity is common and legally permitted throughout the property;

  • Freely and voluntarily choose to stay at the resort with full knowledge of its nature and community standards;

  • Are at least 18 years of age, and that no minors will be present during their stay unless specifically authorized in writing by Management in advance.

Guests assume all risks associated with participation in activities on the property, including but not limited to use of the pool, common areas, recreational facilities, and surrounding natural environment (including the presence of alligators and other wildlife). Management shall not be liable for personal injury, illness, loss, or damage arising from a guest's voluntary participation in any activities on the premises.

Guests further acknowledge that sexual conduct in common areas is strictly prohibited and constitutes grounds for immediate removal without refund and, where applicable, referral to law enforcement.

Section 7: Guest Indemnification and Hold Harmless

To the fullest extent permitted by applicable law, each guest (individually and collectively, "Guest") agrees to indemnify, defend, and hold harmless The Woods Residents’ Association, Inc, its members, managers, employees, agents, and representatives (collectively, "Management"), and the individual Lot Owner(s) from and against any and all claims, damages, losses, costs, and expenses (including reasonable attorneys' fees) arising out of or resulting from:

  • Guest's use of the premises, common areas, or any facilities at The Woods RV Resort;

  • Any act or omission of Guest or Guest's invitees;

  • Guest's violation of these Terms and Conditions, the Association's Covenants and Rules, or any applicable law or regulation;

  • Any damage to property or personal injury caused by Guest or Guest's invitees;

  • Any claim by a third party arising from Guest's conduct during the stay.

  • This indemnification obligation shall survive the termination or expiration of Guest's reservation.

Section 8: Limitation of Liability

TO THE MAXIMUM EXTENT PERMITTED BY APPLICABLE LAW, MANAGEMENT'S TOTAL LIABILITY TO GUEST FOR ANY CLAIM ARISING OUT OF OR RELATED TO THIS AGREEMENT OR GUEST'S STAY SHALL BE LIMITED TO THE TOTAL AMOUNT PAID BY GUEST FOR THE RESERVATION GIVING RISE TO THE CLAIM.

Management shall not be liable for any indirect, incidental, consequential, special, or punitive damages of any kind, regardless of the form of action or the basis of the claim, even if Management has been advised of the possibility of such damages. This limitation applies to, but is not limited to:

  • Loss of personal property (including vehicles, RVs, and their contents)

  • Personal injury occurring in common areas or on the leased lot;

  • Interruption of utility services (water, electric, Wi-Fi);

  • Acts of third parties, including other guests or resort residents;

  • Events beyond Management's reasonable control (including weather, wildlife, or natural events).

Nothing in this section shall limit Management's liability for gross negligence or willful misconduct as determined by a court of competent jurisdiction.

Section 9: Prohibited Conduct and Sexual Conduct Policy

Guests acknowledge and agree to the following conduct standards as a condition of their stay:

  • Sexual activity of any kind in common areas, pool areas, clubhouse, or any shared spaces is strictly prohibited.

  • Harassment, assault, or threatening behavior directed at any guest, resident, or staff member will result in immediate removal and referral to law enforcement.

  • Photographing or recording other guests without their express consent is strictly prohibited and may constitute a violation of Florida law.

  • Guests who are registered sex offenders or sexual predators under Florida Statute 775.21 or 943.0435, or equivalent laws of any other jurisdiction, are prohibited from making reservations or accessing the property.

  • Violations of this section may result in immediate ejection from the property without refund, issuance of a trespass warning enforceable by the Pasco County Sheriff's Office, and/or referral to local law enforcement for criminal prosecution.

By completing a reservation, each guest warrants that they are not a registered sex offender or sexual predator under any applicable state or federal law.

Section 10: Governing Law and Dispute Resolution

This Agreement shall be governed by and construed in accordance with the laws of the State of Florida, without regard to its conflict of laws principles. Any dispute arising out of or related to this Agreement or Guest's stay shall be subject to the exclusive jurisdiction of the state or federal courts located in Pasco County, Florida.

In the event of a dispute, the parties agree to first attempt resolution through good-faith negotiation. If negotiation fails, either party may pursue available legal remedies. The prevailing party in any legal action arising from this Agreement shall be entitled to recover reasonable attorneys' fees and costs, to the extent permitted by Florida law.

NOW, THEREFORE, in consideration of the mutual agreements and covenants herein contained, Guest has read and agreed to the following:

I understand the rules and rental conditions upon which I am agreeing to rent accommodations, equipment, and use of the property.  I acknowledge and accept that the sole responsibility for safety lies with the participant.  In agreeing to this, I acknowledge that outdoor activities and exposure to the natural elements and animals can be dangerous and sometimes result in injury and even death.  Steps and decks can be slippery, animals and insects can threaten and infect or injure, exposure to the elements can cause hypothermia, sunburn, among other risks inherent in participating in camping, outdoor and water activities.  I know that alcohol and/or drugs do not mix safely with any outdoor activity.

I am over the age of 21 and assume responsibility for all in the Group, and the Group is visiting the property and using the equipment and is engaging in activities or events at the Group's risk.  I hereby assume all legal responsibility for bodily injury to me or to any person on the property as a result of my visit and use, operation or possession of equipment hired or loaned to me.  Acknowledging this, I accept complete responsibility for the Group, and the Group is visiting the property and using the equipment and is engaging in activities or events at the Group's risk.

I will abide by the rules and accept these rental conditions:

  • The property I rent will be returned in the same condition in which it was rented and I will be responsible for all damage and/or loss that occurs during my rental period.

  • I agree to hold harmless and to indemnify the Owner of the Rental Property against all loss, damage, expense and penalty on account of personal injury or property damage to the rental dwellers, the undersigned or to any minor child or children in the charge of the undersigned, howsoever rising, whether by act or acts or failure to act of the employees, owners or animals of the said company or property owners or not.

  • I acknowledge receipt of the property in good order and condition (if found otherwise per my arrival I will contact Owner immediately) and further agree that the Owner of the Rental Property shall not be liable for consequential damages of any kind or nature from whatever cause arising, whether property or equipment is loaned or rented.

  • I enter into agreement freely with the Owner of the Rental Property at my own risk, acknowledging the risks inherent in indoor and outdoor activities and assume any and all responsibility for the minor children and myself in my charge.

  • All parties agree to and will comply with Federal, State and County pollution laws and any other applicable laws and regulations.