Ember Ridge Retreat

Guests & Occupancy

• The legal signatory must occupy the home for the full stay and is responsible for all guests. Valid ID is required. This policy does not apply to stays over 30 days.
• The primary renter is responsible for the conduct of all occupants and for any damages beyond normal wear and tear. All posted and provided house rules must be followed.
• The home is for residential lodging only. Occupancy is based on sleeping capacity; seating and dining space may not accommodate the maximum occupancy.

Events & Noise

• Weddings, parties, events, or large gatherings are not permitted without prior written approval from management.
• Guests must comply with all local noise ordinances and community rules at all times. Excessive noise may result in fines, eviction, or additional charges.
• Some properties use Noise Aware devices to monitor sound levels (not conversations). These privacy-compliant devices allow management to address noise issues without disrupting the stay.

Prohibited Activities

• Pets: No pets without prior written approval. When approved, up to 2 adult dogs (18+ months) are allowed with a $35/night per dog fee. Cats, puppies, and other animals are not permitted. Damage caused by pets is not covered by the Damage Waiver. Service animals required due to a disability are permitted; emotional support or therapy animals are not allowed where pets are otherwise prohibited.
• Smoking / Vaping: Smoking or vaping of any substance is prohibited in or around the property. Violations may result in treble damages equal to three times the total rent and fees, plus any additional remediation costs required at management’s discretion.
• Temporary Structures: including tents and inflatable objects, are prohibited.

Equipment & Amenities

• Seasonal & Weather Requirements: Extreme weather is common. 4WD vehicles and snow tires are strongly recommended during winter months. Chain controls, road closures, and power outages may occur. No refunds due to weather. Travel insurance is recommended.
• HVAC & Air Conditioning _(if equipped)_: Most homes do not have air conditioning. A/C is not guaranteed and failure is not grounds for a refund.
• Hot Tubs _(if equipped)_: Children under 12 are not permitted. Decks and spa areas may be slippery; use is at guest’s own risk. Hot tubs may be temporarily unavailable due to maintenance.
• Internet / Phone / TV: Landline phones are not guaranteed. Internet service may be unreliable; no refunds are provided for outages or connectivity issues.
• Appliances & Supplies: Homes are fully furnished but may differ from a personal residence. Starter supplies only are provided. Firewood is not supplied. Owner- or guest-left items are not guaranteed.
• Locked Areas & Restricted Facilities: Locked cabinets, closets, rooms, and storage areas are strictly off-limits to guests.
• HOA / Club Amenities _(if applicable)_: HOA-provided amenities are not guaranteed and may require access fees. No refunds for closures or restrictions.
• Parking Rules: Parking limits are posted per property. Guests may park only in designated areas (garage, if available, and paved driveway). Street parking is prohibited. RVs are not permitted. Guests with trailers must contact management in advance for storage guidance.

Checkout & Care

• Check-In Procedures: Early arrival is not permitted without prior approval. Lockbox codes are released only after full payment, signed agreement, and required ID are received. Keys are accessed via lockbox; office check-in is available 9:00 AM–5:00 PM upon request.
• Check-Out Procedures: Late departure fee: $150 per 30 minutes. Guests remaining past 12:00 PM without approval are trespassing. Lost items: $50 per garage opener or parking pass, $200 minimum re-key fee for lost keys. Checkout instructions are posted in the home and emailed prior to departure. Failure to follow instructions may result in additional charges.
• Cleaning Expectations: The cleaning fee covers standard turnover only. Guests must wash dishes, organize used linens, tidy the home, and prepare it for cleaning. Excess cleaning is billed at $50/hour.
• Trash & Recycling: Recycling must be separated and bagged properly. Excess trash may incur $20 per 40-gallon bag. Guests may self-haul excess trash to the local landfill if needed. Trash must be secured in designated bear-proof containers only. Improper storage may result in fines or charges passed to the guest.

Liability & Disclaimers

• An optional Damage Waiver covers up to $3,000 in accidental damage that is reported before checkout (excluding pets and vehicles). Guests declining the waiver must provide a refundable deposit. Guests are liable for all damages beyond coverage.
• Not responsible for lost, stolen, or forgotten personal items.
• Guests assume all risks associated with hot tubs, decks, snow, ice, roof snow or ice fall, wildlife, and natural terrain. Guests agree to hold management and owners harmless.
• Maintenance issues will be addressed as reasonably possible. If unresolved and materially impactful, management may refund unused nights or relocate guests at its discretion. Third-party accommodations are not covered.
• No refunds for nearby construction, events, or disturbances beyond management’s control, even if disclosed.
• No refunds for storms, evacuations, air quality issues, or acts of God. Rebooking may be offered for mandatory evacuations only.
• Wildlife and insects are common in mountain areas. Pest issues are not grounds for refunds or relocation unless habitability standards are not met.
• Exterior security cameras may be present. No interior or spa-area surveillance. By booking, guests consent to monitoring.
• Furnishings may change without notice. If a home is sold, guests may be relocated or refunded if no comparable alternative is agreed upon.
• Guests agree to indemnify and hold harmless management, property owners, and affiliates from all claims arising from their stay.