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RENTAL POLICIES & AGREEMENT TERMS

1. Nature of Occupancy & Compliance

This mid-term rental is intended for temporary occupancy and is not subject to long-term landlord-tenant laws or protections under state residential tenancy statutes. By submitting payment, the Renter agrees to all terms, conditions, and payment schedules. Any modifications to this Agreement must be approved in writing by the Owner.
 

2. Rent, Payments, & Fees

  • Monthly Rent: Due on the 1st day of each month. Rent paid after the 3rd business day is considered late, and a $100 late fee may be assessed.

  • Prorated Stays: Stays less than 30 days are billed at a daily prorated rate.

  • Security Deposit: A refundable $500 damage and security deposit is required for all stays.

  • Cleaning Fee: A one-time non-refundable cleaning fee is required.

  • Payment Methods: We accept Zelle, Venmo, and Credit Card/ACH (Note: Credit Card/ACH payments incur an additional 5% processing fee).
     

3. Security Deposit & Damage Policy

The Renter must keep a valid payment method on file. The Owner will document damages, deduct applicable fees, and refund any remaining balance within 14 business days of checkout. The Renter authorizes charges for:

  • Repairs, replacements, or loss due to damage, neglect, or breakage.

  • Excessive cleaning beyond normal wear and tear.

  • Restoration of property or furniture due to misuse or violation of this Agreement.

  • Collection costs and attorney’s fees incurred due to failure to pay for damages.
     

4. Utilities & Energy Conservation

The Owner covers Water, Sewer, Trash, electricity, natural gas and Internet. To ensure sustainable use:

  • Energy Cap: Combined monthly Gas and Electric is subject to a cap based on unit size and historical averages.. Overages will be billed directly and documentation will be provided. 

  • Thermostat Management: The Unit’s thermostat is professionally managed with economy settings (minimum 73°F for cooling; maximum 68°F for heating). Tampering with or overriding these settings is prohibited.

  • Utility Takeover Option: Renters desiring unlocked thermostat access may opt for a "Utility Takeover" addendum. Under this option, the Renter receives a monthly credit toward Gas/Electric and is responsible for all costs exceeding that amount.

 

5. Pet Policy & Responsibilities

Pets are strictly prohibited unless explicitly approved in writing. To ensure the safety and maintenance of our units, we do not accept restricted breeds or puppies under one year of age. A maximum of two pets is permitted per unit. All authorized pets are subject to the following requirements:

  • Flea & Tick: Pets must be on prevention at least 30 days prior to check-in.

  • Waste: All waste must be picked up immediately and disposed of in designated bins.

  • Furniture: Pets are only allowed on furniture if a protective cover (blanket/cover) must be used.

  • Conduct: Pets cannot be left unattended for extended periods. Noise disturbances may result in termination of the agreement.

  • Pre-Checkout: Renters must remove all pet hair from furniture and bedding before departure to avoid extra cleaning fees.
     

6. Check-In, Check-Out, & Access

  • Times: Check-in is 4:00 p.m.; Check-out is 10:00 a.m.

  • Late Check-Out: Failure to vacate on time results in a minimum $75.00 per hour fee.

  • Lockouts: A $100 fee applies for assistance with lockouts after regular business hours (10 a.m. – 5 p.m.).

  • Electronic Access: Entry is via a unique keypad code. Disabling electronic locks is prohibited.
     

7. Cancellations & Changes

This agreement is month-to-month. Both parties may cancel with 30 days' written notice.

  • Refunds: 100% of prepayments are refundable if canceled 30+ days before arrival; 50% if canceled 14 days before; 0% if canceled less than 14 days before.

  • Weather/Early Departure: No refunds are given for weather, illness, travel delays, or early departures.
     

8. Occupancy & Quiet Hours

Maximum overnight occupancy is strictly enforced to comply with fire codes and insurance:

  • 1-Bedroom Units: Maximum 2 persons.

  • 2-Bedroom Units: Maximum 4 persons.

  • 3-Bedroom Units: Maximum 6 persons.

  • Guest Policy: Guests staying longer than 7 nights require prior written approval.

  • Quiet Hours: 9:00 p.m. to 8:00 a.m. Out of respect for traveling medical staff and neighbors, house parties and excessive noise are strictly prohibited. Violations result in immediate eviction without refund.
     

9. Property Maintenance & Prohibited Items

  • Condition: Renters must wash dishes, store food correctly, and dispose of trash in proper bins on scheduled pickup days.

  • Hazardous Materials: Fireworks, explosives, firearms, fire pits, and charcoal grills are strictly forbidden.

  • Furniture: Moving indoor furniture outside or rearranging heavy pieces is prohibited.

  • Smoking: 100% Smoke-Free Indoors. Smoking (including vaping/e-cigarettes) inside results in immediate eviction and professional remediation charges.
     

10. Liability & Indemnification

  • Risk: Occupancy is at the Renter’s own risk. The Owner is not liable for theft, loss of personal property, or injuries sustained on the premises.

  • Waiver: By renting the Unit, the Renter releases, waives, and discharges the Owner and the LLC from all liability related to loss, damage, or injury. 

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