Blue swirl

Rental Agreement

Policies

The resort is not a campground. Our resort is site owned and our expectations for our owners and resort guests is a luxury experience.  You have chosen one of the nicest resorts in the country to enjoy your vacation. Our resort and sites are customized, magnificently landscaped, and very well maintained. We want all our resort guests and owners to remain comfortable during your stays.  Please become familiar with these guidelines.  

All guidelines established below are a collaboration of The Management Company, its clients and the POA guidelines established for this resort.

Check-in for RV Sites is 1-7 p.m.

Check-in for Tiny Homes or Cabins is 4-9 p.m.

No early check-ins and no late check-outs are permitted. If you arrive outside of your check-in window listed above and you wish to be permitted entry to the resort, there will be an after-hours emergency check-in fee of $50 for a tiny home, and $100 for a RV.

Check-out is 11 a.m. on the day of departure for all sites and tiny homes.

Quiet hours are from 10 p.m. to 8 a.m.

Excluding service animals, pets are allowed in pet friendly rentals.

Vehicles (Resort Staff reserves the right to limit additional vehicles per campsite.)

All vehicles must display a valid parking permit placed on your rear-view mirror. A vehicle without a proper parking permit is subject to tow at owner's expense. Vehicles, golf carts, bicycles, etc. are not permitted to park on the street. All personal use vehicles must be parked on the concrete pad not impeding with the street.

Visitors (Resort Staff reserves the right to limit additional vehicles per campsite)

Visitors may or may not be permitted depending on our capacity. If visitors are permitted, there is a per person, per day fee (varies depending on time of year).  Please contact the resort regarding resort visitors.

Children

Parents are responsible, always, for their children’s safety and behavior. All persons under age 16 are required to be supervised by an adult.  An adult is someone 21 years of age and older.

Laundry

The laundry room is open all day and night. Please do not hang clothes or towels on lines on the exterior of your unit or in the trees on property.

Pets (All pets must be registered with your reservation)

Animals must be always kept on a leash (not to exceed 6 feet in length) and may not be left unattended. Animals may not be tethered to utility fixtures, picnic tables, trees, or fences. Animal waste must be picked up by the pet owner.

Restrooms and Showers

The restroom and shower suites are available at the amenity center.

Burn Bans

During bun bans, fires are not permitted. You will see signs at the entrance and amenity center indicating if a burn ban is issued.

Trash Removal

Help us stay clean by depositing all trash, in a tied bag, in the trash bin provided at your site. It will be picked up by resort staff daily starting at 10am. Please take large trash to the dumpsters located at the boulevard entrance of the resort.

After-Hours Assistance/Security

If case of an emergency, please call 911. Alert resort staff as soon as possible and we will be ready to assist medical staff to the correct location.  If this is an after-hours maintenance emergency, please contact the resort phone number.

Vacation Rental Agreement

This is a vacation rental agreement. The rights and obligations of the parties to this agreement are defined by law and include unique provisions permitting the disbursement of rent prior to tenancy and expedited eviction of tenants. By opting in and accepting the policies, terms, and conditions of this agreement, payment of the money, or taking possession of the property after receipt of this agreement is evidence of your acceptance of all of the below and your intent to use this property for a vacation rental.

The Management Company is a resort property management company that rents privately owned units for its owners. Neither the owner nor the management company are responsible or liable for any loss of the Tenant’s property, accidents, injury, or damage of any nature from any cause of the Tenant or by acts of God, recreational activities, or weather conditions.  This Agreement applies to all members of the Guest’s party no matter the age or affiliation. Guest acknowledges that guest is responsible for sharing the rental agreement, and its requirements, with all members of the guest’s party and any permitted visitors of the guest’s.  Reservations are subject to rental rates, fees, and applicable taxes.  All reservations require a payment of fifty percent (50%) of the total reservation and all applicable fees for the reservation, paid immediately upon the reservation being accepted, due within twenty-four (24) hours of booking, or the reservation will be cancelled without notice.  Your credit card provided at time of booking will be charged for all due payments unless alternate arrangements are made in advance.  The balance owed shall be due upon the due date.  For RV sites, the due date is fourteen (14) days prior to your check-in date.  For tiny homes, the due date is fourteen (14) days prior to your check-in date.  Your reservation becomes a valid reservation upon receipt of your signed contract along with the fifty percent (50%) deposit monies, paid at the time of your booking, is processed, and confirmed.  All reservations must be made via credit card.  The Management Company and our Resort cannot accept cash or checks.  For credit card payments, the cardholder’s name must match the Renter’s name listed on the Rental Agreement and the address given for the contract must match the address of the cardholder on file.  All payments received will be held in an Escrow account of the Management Company’s choice.  Payments may be deposited in an interest-bearing accounting and any accrued interest shall be disbursed to the resort property Management Company.  All reservations are final.  Rates and terms may vary on any given date.  Rate variations do not allow for refunds or discounts to this reservation. Any changes, including date changes or switching units or complete cancellations will invoke the cancellation policy.

Cancellation Policy:

If a renter paid the Reservation Guarantee cost when reserving their unit; a guest may cancel up to fifteen (15) days prior to their check-in date and receive a full refund (minus the reservation guarantee cost). If a renter paid the Reservation Guarantee when reserving their unit and they cancel within the fourteen (14) days prior to their check-in date; the monies collected will be placed in an interest-bearing escrow account (minus the reservation guarantee amount) and must be applied to a new reservation which date falls within one year from the date of cancellation. Once the one-year time frame has expired, all monies paid will be forfeited.  In addition, please be sure to utilize the entire amount as any portion not used is non-refundable and will be forfeited.  Please note when booking your new reservation, you will again have the option to purchase the Reservation Guarantee.  However, the guarantee would only allow you to reschedule should the need arise.  It would not allow you to receive a refund.  The Reservation Guarantee amount will be based on the new reservation total.  Without the Reservation Guarantee, no refunds or reschedules will be allowed.  We cannot offer refunds for late arrivals or early departures.  The Management Company cannot change or alter these policies.  The Management Company does not have the authority to offer future credits or refunds for unexpected cancellations due to emergencies, regardless of the situation, including but not limited to weather conditions, death, injury or serious illness, job loss or acts of God.  Please do not ask.  If a tenant fails to check-in for their reservation on the scheduled date, the tenant will forfeit any paid rental monies and reservation rights, effective 11:00am on the following day.  We cannot refund for unused days in the event of a late arrival or early departure.

BY AGREEING TO THE TERMS, POLICIES, AND CONDITIONS YOU AFFIRM THAT YOU HAVE READ AND UNDERSTAND THE CANCELLATION POLICY AS IT APPLIES TO YOU AND ALL MEMBERS OF YOUR PARTY.

Check-In and Check-Out:

You must arrive in your designated check-in timeframe. We do not always have after-hours staff. You must check-out on or before your designated check-out time. Please see below!

RV Sites

Check-in time is from 1pm-7pm. (early check-in is not an option) Check-out time is 11am. (late check-out is not an option). We do not offer seasonal storage for RVs and trailers. Maximum of two pets allowed per reserved site. Please see pet policy below. Place trash, inside a trash bin if provided and curbside, or curbside on the concrete pad no later than 10am.  Please place the lid on the trash can and the tied bag inside.  Certain times of year may require minimum stays. Please contact property management if you have questions. Payment in full is required fourteen days (14) prior to arrival.

Tiny Homes

Check-in time is 4pm-9pm (early check-in is not an option). Check-out time is 11am (late check-out is not an option). You will be provided a key code to access your tiny home upon arrival. If you are renting a tiny home, basic kitchen flatware, soap, paper products, linens and towels will be provided. If you feel you will need additional soap, paper products, towels, or specialty cookware, please bring this with you for your stay.  Before you check-out, place dirty dishes in the dishwasher (if provided, if not please wash dishes) and use the dishwasher tab provided. Pots and pans do not clean well in the dishwasher, please hand clean these in the sink. A maximum of two pets allowed per reserved home. Please see pet policy below.  Place trash, in the provided bin if provided, or curbside on the concrete pad no later than 10am.  Please place the lid on the trash can and the tied bag inside.  Certain times of year may require minimum stays. Please contact property management if you have questions. Payment in full is required fourteen days (14) prior to arrival.

Responsible Party:

The person in whose name the property is reserved must arrive with your party. Their driver’s license must be presented when you arrive at the front gate to be permitted entry. This person will be held responsible for all occupants complying with rental policies, resort guidelines, resort staff and restrictions. The responsible party must be at least twenty-five (25) years of age and is required to stay in the property for the time reserved.  

Rental Capacity:

The number of persons listed on your reservation is the number of people who must arrive in your party. If more people arrive in your party than what is listed on the reservation, there will be a per person, per day charge prior to your party entering the resort. Resort visitors (not guests) may or may not be permitted entry depending on the season. There will be a charge per person, per day for a guest’s visitors.  If you plan to have resort visitor during your stay, please contact the property management team to discuss cost and availability.

Equipment failure, housekeeping, and other inconveniences:

All equipment at your unit should be in working order. Please report any immediate issues. We will make every effort to rectify the problem but, the Management Company cannot refund money due to a mechanical failure. We will be as responsive as possible and will do our best to rectify those things that are within our control. If you are not satisfied with the housekeeping conditions, please notify us immediately upon arrival.  If the office is closed because it is after hours, please notify the front gate security guard and he will contact our team.

Damage to the property or theft:

The condition in which you leave your site or tiny home may result in charges to your credit card. The security damage waiver (labeled Resort Fee for RV sites and Homes) you paid when reserving your unit covers accidental damage up to $200.00 for tiny homes and up to $100.00 for RV sites, all accidental damages beyond these amounts are your responsibility. Accidental damage may be defined as sudden or unexpected damage to the property, including but not limited to drink spillage, carpet stains, scratches, and/or ripped upholstery. Damages, which result for from purposeful human action, whether directed at oneself or others shall include but not be limited to self-inflicted and interpersonal acts intended to cause harm or an act which is in such a reckless manor to willfully and wantonly damage, injure or destroy any property. Any damage which is to be determined intentional or on purpose, your credit card will be charged the full amount required to replace or repair the damaged item (s). You will receive a full list of items requiring repair, excess cleaning, or replacement within 30 days of departure. Maintenance and cleaning fees do not negate your responsibility as a guest.  If items from a unit go missing, you agree to have your credit card charged to replace those missing items.  Finally, 3rd party vendor charges from our supplies, or linen company when towels, duvets, or other linens are damaged are subject to charges. Invoices for charges will be provided if these linens are deemed unusable for hotel quality use requisites by the 3rd party company.

Hot Tubs:

If your site/home has a hot tub, you need to bring extra towels for your party. Towels MUST NOT be hung outside of your RV or tiny home at any time. Special use instructions for your hot tub will be provided upon your arrival at check-in. Failure to follow these rules may result in creating unsafe conditions or damages to the equipment. Hot tubs are serviced and sanitized prior to guests’ arrival. Neither the property owner nor Management Company shall be liable for any injury or sickness due to using the hot tub.

Air Conditioning:

The property management company checks and cleans tiny home units prior to a guests’ arrival. The unit air conditioning system will be ensured to be working prior to arrival. If a unit’s air conditioning system is damaged or malfunctions during your stay, every effort will be made to repair the system. We cannot issue refunds for air conditioning systems not functioning properly.

Pet Policies:

Pets are allowed in pet friendly rentals. Please refer to your reservation agreement to ensure your rental is pet friendly. The maximum number of pets per site or tiny home is two. These must be domesticated pets or service animals only. Service animals are allowed to the extent permitted by law unless the property owner has qualified for an exemption (such as the service animal poses a direct threat to their health or safety). Pet kennels are not permitted outside the RV or Tiny Home. RV Sites pet fees are $5 per pet, per day (peak season costs may vary). Tiny Homes pet fees are $25 per pet, per day (peak season costs may vary).  The Management Company does not have the ability to change or alter these policies.  Pet owners are required to bring a crate(s) for their pets and are responsible for pet clean-up and noise control.  For the safety of our guest, pets must be up to date on vaccinations.  You must carry a copy of your pet vaccination records and it must be provided upon request of resort staff or property management. Pets must remain on a leash, not longer than 6 feet, always while outside of a RV or tiny home. Our staff reserves the right to remove hostile and disruptive pets from the resort. By accepting this document, you are agreeing that you are responsible for any damage (including replacement costs of damaged items) or harm caused by pets that come with your party. If you violate the terms of this agreement and bring excess pets or non-disclosed pets to property, you are subject to credit card charges of $250.00.

This Resort is Privately Owned:

This resort and its units are privately owned and are managed by The Management Company. The expectation of this resort, it’s owners and The Management Company is a luxury experience. This is not a campground. You have chosen one of the finest resorts in the country for your vacation. All guests and site owners must always comply with all resort guidelines and staff. Failure to do so can result in ejection from the resort without a refund.

Number of Cars:

Most sites provide enough room for two (2) vehicles to park on the concrete pad. Vehicles are not allowed to be parked on the street throughout the resort. We do not offer overflow parking. We recommend bringing as few vehicles as possible.

RV Requirements:

Pop-up campers, truck campers, and tent camping is expressly prohibited. Class A, B and C RVs; motorcoaches, travel trailers and fifth wheels are permitted if they are 10 years or newer. Some custom classic restorations may be permitted. If you have questions or want to ensure your RV will be permitted, please contact the property management team. RVs are to be at a minimum of 20 feet in length.

Substitution:

We reserve the right to substitute accommodations if circumstances require. If for any reason a unit becomes unavailable, The Management Company will offer the tenant alternative units. If none of those alternative units are acceptable to the tenant, The Management Company will issue a full refund of all monies.

What is Provided at a Tiny Home:

Starter amounts of paper products (toilet paper, paper towels) and soaps will be provided. Starter amounts of linens and towels will be provided as well. If you feel you and your party will need additional amounts of towels, paper products, trash bags, soaps, please bring those with you. WE REQUIRE RV Septic safe toilet paper products to be used FOR ALL RV SITES AND TINY HOMES.

Items Left in the Unit:

Please gather all belongings prior to checking out. The resort does not have overflow storage capabilities for items left behind. If those items are not claimed within twenty-four (24) hours, they will be disposed of in the resort trash bins.

Disbursement of ent:

Tenant authorized The Management Company to disburse rental funds to owners or third parties for any goods, services, or other benefits procured for benefit of the tenant at any point from the beginning of the effective cancellation date of the reservation.

Guest Duties:

The guest agrees to keep the premises clean and in a safe condition, and agrees to comply with all resort guidelines, policies, rules, procedures, and staff. Tenant agrees to keep the premises free of smoking related items such as cigarette butts. Please dispose of all smoking related items properly. Cigarette butts are the number one cause of fires in Texas Hill Country. Our resort common areas, amenities (pool, clubhouse, etc.) are NON-SMOKING.  You may smoke at your site or in designated smoking areas. If evidence of you smoking inside a unit is found by our staff, you are subject to a $500.00 charge to your credit card.

Owners' Closets or Locked Areas:

Any locked closets or other locked areas are reserved for the storage of Owners’ private property. They are not included in the rental.

Mandatory Evacuation:

If State or Local authorities order a mandatory evacuation of an area that includes the premises, tenant shall comply with the order. Upon compliance, tenant will be entitled to a refund of the pro-rated rent for each night that the tenant is unable to occupy the premises because of the order.

Entry for Repairs and Expedited Eviction:

From time to time, it may be necessary for The Management Company employees to enter the unit during reasonable hours for any purpose connected with the repair, care, or management of the property. If the tenancy created hereunder is for thirty (30) days or less, the expedited eviction procedures set forth here will apply. If the tenant fails to comply with any of the resort guidelines, policies, rules, procedures, staff or breaches this agreement; this will immediately result in the termination of tenant’s occupancy. The tenant will be ejected from the resort without a refund.

Indemnification and Hold Harmless: Right of Entry; Assignment:

Tenant agrees to indemnify and hold harmless The Management Company, the resort, and the unit owner from and against any liability for personal injury or property damage sustained by any person (including the tenants’ guests) as a result of any cause. Tenant agrees that The Management Company employees or the unit owner may enter the premises during reasonable hours to inspect the premises, make repairs, alteration, or improvements. Owners and their agents may also show the premises to prospective buyers during reasonable hours. Tenant shall not assign or sublet the agreement in whole or part without the written permission of The Management Company.

Binding Arbitration:

Any controversy or claim arising out of relating to this vacation rental agreement or the breach thereof shall be settled by arbitration administered by the American Arbitration Association under its Commercial Arbitration Rules. The place of Arbitration shall be Charlotte, North Carolina. North Carolina law shall apply. Judgment of the award rendered by the arbitrator(s) may be entered in any court jurisdiction thereof.

Disclaimer:

Renter expressly acknowledges and accepts that the rental of a unit from Management Company does not create, is not intended to create, and shall not be interpreted to create, a landlord-tenant relationship under Title 8, Chapter 92 of the Texas Property Code, at common law, or under any other applicable law. Management Company expressly disclaims any warranties of habitability, merchantability, or any other obligations required of a landlord under Title 8, Chapter 92 of the Texas Property Code, at common law, or under any other applicable law.

Events & Quiet Hours:

The Management Company & The resort POA may have regular on-site events. These events are always subject to change due to weather conditions. Some of these events may require an additional fee. Please contact the property management team regarding event availability. The Management Company may host V.I.P. events for our members, site owners and at those times, amenity availability may be limited. Quiet hours are from 10pm to 8am daily. Guests creating excess noise that disturb the enjoyment and right to quiet environment of the resort or its’ guests are subject to immediate ejection of the resort without a refund.

AirBNB and VRBO Reservations:

The Management Company will not hold funds for rental processed through VRBO or AirBNB. It must be understood that AirBNB and VRBO does not keep funds in a trust account. Any changes to reservation dates booked through AirBNB and VRBO, including adding additional nights must be arranged through an amendment made via AirBNB or VRBO.In case of an emergency, call 911. Please notify the management company and resort staff as soon as possible.

By agreeing to the policies, terms, and conditions, you certify that you agree to abide by the rules, policies, guidelines of the resort and this signed agreement pertaining to the property you are renting. Failure to adhere to this agreement may result in forfeiture of your deposit and/or denial of occupancy without a refund. You will only bring the number of people listed on your reservation or you agree to pay the additional fees for extra resort guest(s) in your party. You agree not to bring a pet unless the unit is pet friendly and you agree to the pet fees that apply. You agree to bring your pet vaccination records with you and will present them to any resort staff or resort property management upon request. You authorize the use of your credit card for any intentional damages, or damaged linens, or excess cleaning incurred during your tenancy or for any breach of these terms. You understand that if you wish to rent a property for purposes other than a vacation, authorization must be obtained in writing prior to finalizing the reservation.

You agree that this is a legally binding acceptance and you have read the terms, policies, and conditions in this document as well as other documents provided. The agreement to opt-in to these policies, terms, and conditions certifies that this electronic agreement is accepted.

Privacy Policy

Your privacy is important to us. To protect your privacy, our online information practices disclose how your collected information is used. This notice applies to all information collected or submitted via our website. Some pages allow you to filter and make a reservation. The information collected are name, email, phone number, address, and credit/debit card information. We only use this information to complete your request for reservation and future communication. We do not share any of this information with outside third parties. To prevent unauthorized access, maintain data accuracy, and ensure the correct use of information, we have put in place appropriate physical, electronic, and managerial procedures to safeguard and secure the information we collect online. By agreeing to these terms and policies, you consent to charges to the credit card on file for outstanding deposits for your reservation. Should you have questions or concerns, please contact the resort.

Thank you,

Your Team at The Management Company

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