Dogwood Lookout

Guests & Occupancy

• Guests under 25 must be accompanied by a parent or legal guardian at a ratio of 4 minors per 1 adult (25+), with the adult staying on-site at all times.
• Reservations made under false pretenses are void and may result in denied check-in or eviction with no refund.
• Occupancy limits are set per home and must not be exceeded.
• Exceeding occupancy may result in immediate eviction and forfeiture of all payments.
• The booking guest is responsible for all occupants, invitees, property condition, and compliance with all rules.
• Guests must secure doors and windows when away.
• More than 1.5× the permitted overnight occupancy at any time requires written approval, an event permit, and event fees.
• Properties are licensed for vacation use only.
• No subletting, assignment, or transfer of reservations is permitted.

Events & Noise

• Parties, weddings, or gatherings require prior written approval.
• Unauthorized gatherings/events may result in immediate eviction and forfeiture of all payments.
• Guests must comply with local noise ordinances, HOA/COA rules, and community regulations.
• Excessive noise, parking issues, or trash violations may result in fines or eviction.
• Nearby construction may occur and is governed by local ordinances. No refunds will be issued due to construction-related noise or disruption.

Prohibited Activities

• Pets: No pets permitted. Violation results in immediate eviction, forfeiture of all payments, $2,000 fee, plus cleaning costs. Service animals only with prior written accommodation request.
• Smoking & Vaping: No smoking or vaping anywhere on property. Violation fee: $1,000 + cleaning costs, and may result in eviction.
• Illegal Activities & Substances: Illegal substances and unlawful behavior are strictly prohibited.
• Firearms & Weapons: No firearms, ammunition, or weapons (including BB guns and airsoft). Violation may result in eviction and forfeiture of all payments.
• Fireworks: Fireworks are prohibited.
• Illegal Internet Use: Illegal downloading, piracy, or misuse of property networks is prohibited. Violation fee: $1,000, plus immediate eviction and forfeiture of all payments.

Equipment & Amenities

• Pools & Hot Tubs_ (if equipped)_: Guests assume responsibility for safe operation, cleanliness, and securing gates/doors. Pool alarms must not be disabled; violation fee: $5,000 + repair costs. Guests must promptly report malfunctioning alarms.
• Pool Heating _(if equipped)_: Optional pool heating available Oct 1 – May 1 for an additional fee; must be enabled for the entire stay.
• Bikes & Golf Carts _(if equipped)_: Use is subject to signed liability waivers. Bikes must be locked when unattended; lost or unsecured bike fee: $450 per bike. No nighttime riding; no overnight storage off-property.
• Internet, TV & Utilities: Illegal use prohibited. No refunds for outages or service interruptions.
• Maintenance & Equipment Reporting: Guests must promptly report maintenance issues. No refunds or rate adjustments for unforeseen system failures.
• Parking & Restricted Areas: Guests must follow parking rules and HOA regulations. Locked or owner-restricted areas are off-limits.
• No compensation for utility, appliance, HVAC, pool, or system failures.

Checkout & Care

• Early check-in or late checkout results in a full day’s rate.
• A housekeeping fee applies to all stays.
• Guests must leave the home in good condition.
• Excessive mess or damage results in additional cleaning or repair charges.
• No furniture rearranging, removal, alterations, drilling, or installations.
• Guests are responsible for trash disposal and general tidiness.
• Items left behind may be disposed of at management’s discretion.

Liability & Disclaimers

• Guests assume all risk for use of pools, spas, hot tubs, bikes, and golf carts.
• Not liable for injuries, accidents, or death.
• Not responsible for theft, vandalism, or loss of guest belongings.
• No refunds or credits for hurricanes, severe weather, or mandatory evacuations.
• Travel insurance is strongly recommended.
• No liability or refunds for failures of utilities, appliances, or services.
• No liability for disturbances beyond management’s control.
• Minor changes to furnishings, amenities, or layout do not warrant refunds.
• Accidental damage covered up to $10,000 if reported before checkout.
• Excludes negligence, unreported damage, theft, smoking, pet damage, or intentional acts.