Open Air at Palisades

Guests & Occupancy

• Primary renter must be 25+ years old for stays under 30 days. The legal signatory must occupy the property and is responsible for all guests. ID required.
• Maximum occupancy is 8 guests, excluding children under 12.
• A $250 per person, per day fee applies for any additional guests, and over-occupancy may result in immediate termination of the reservation without refund.
• Only registered guests may stay. Unauthorized occupants may be removed without refund. Guests are responsible for property use and conduct.
• Property is for residential lodging only. Unauthorized commercial use or misuse is prohibited.

Events & Noise

• Events, weddings, receptions, or gatherings beyond posted occupancy are not permitted.
• Noise or nuisance complaints may result in a $1,000 fine and immediate eviction without refund.
• Rental properties may use Noise Aware devices to monitor volume and address disturbances discreetly. All devices are privacy compliant.

Prohibited Activities

• Pets: Pets are not allowed without prior written approval. When approved, a maximum of 2 adult dogs (18+ months) is permitted at $35 per night per dog. Cats and other animals are prohibited. Pet damage is not covered by the damage waiver. Service animals are allowed, while emotional support animals may be restricted.
• Smoking/Vaping: Smoking of any kind is prohibited. Violations may result in triple (3x) total rent & fee charges plus remediation costs.
• Illegal Substances & Fireworks: Use of illegal substances, involvement in illegal activity, or undisclosed felony history may result in reservation cancellation without refund. Fireworks are strictly prohibited.
• Temporary Structures: Tents, inflatables, and similar structures are prohibited.
• Use of any outdoor firepit or fireplace. This is strictly forbidden to help prevent wildfires.

Equipment & Amenities

• Seasonal & Weather Requirements: Winter travel may require 4WD and snow tires. Weather disruptions do not qualify for refunds.
• HVAC & Air Conditioning_ (if equipped)_: Most homes do not have air conditioning. AC and heating systems are not guaranteed, and service failures or malfunctions do not qualify for refunds. Guests are responsible for safe use and adjustment of any HVAC systems.
• Hot Tubs _(if equipped)_: Children under 12 are not permitted. Guests assume all risks of slipping or injury. Hot tubs may be temporarily unavailable due to maintenance. Refunds for non-operational hot tubs are limited to 20% of rent, up to $250, and guests are responsible for any misuse or damage.
• Internet/Phone/TV: Internet service is not guaranteed; outages do not qualify for refunds.
• Appliances & Supplies: Starter supplies provided only (paper goods, soaps, detergents). Firewood not provided.
• Equipment & Maintenance Reporting: Guests must report issues promptly. Refunds or relocation are at management's discretion.
• Parking Rules: Guests may park only in designated garages or driveways. Street parking, RVs, and trailers are prohibited. Lost garage remotes or passes incur a $50 replacement fee.
• Locked Areas & Restricted Facilities: Locked storage and the owner’s private items are off-limits.
• No Refunds for Malfunctions: HVAC failures, internet outages, HOA amenity closures, and equipment issues generally do not qualify for refunds.

Checkout & Care

• Late departures incur $150 per 30 minutes, and staying past noon without approval is considered trespassing.
• Guests must leave the property reasonably tidy. Extra cleaning is billed at $50/hour.
• Furniture and household items must remain in place. Damage beyond normal wear is charged to guest.
• Trash must be secured in bear-proof containers. Excess trash may incur $20 per 40-gallon bag.
• Lost keys incur a $200+ re-key fee. Lost garage remotes or passes incur a $50 replacement fee.

Liability & Disclaimers

• An optional Damage Waiver covers up to $3,000 in accidental damage if reported before checkout, excluding pets and vehicles. Guests who decline the waiver must provide a refundable deposit. Guests remain responsible for any damage beyond coverage limits.
• Management is not responsible for guest belongings, including items that are lost, stolen, or left behind.
• Guests assume risk for hot tubs, slippery decks, winter hazards, falling snow/ice, wildlife encounters, and roof slide hazards.
• No liability for internet outages, HOA amenity restrictions, utility failures, or temporary equipment downtime.
• No refunds for storms, smoke, air quality, travel disruptions, or evacuations. Travel insurance is strongly recommended.
• No refunds for nearby construction, events, or noise.
• Property contents and décor may change. The owner's personal property may be present and partially restricted.
• Exterior security cameras and noise monitoring devices may be in use. Interior surveillance is prohibited.
• Furnishings may change without notice. If a home is sold, guests may be relocated or refunded if no comparable property is available.
• Guests agree to hold harmless and indemnify management, property owners, and affiliates from any claims related to their stay.