On Top of the Mountains

Guests & Occupancy

• Primary guest is responsible for their own conduct, all occupants, guests, and any resulting damages.
• Maximum occupancy may not be exceeded; violations may result in termination without refund.
• Children under 12 must be supervised by an adult at all times.
• Residential use only. No manufacturing, sale, or distribution of goods.
• No alterations or improvements without prior written consent.

Events & Noise

• Events: Parties, events, and large gatherings require prior written approval.
• Conduct: Disorderly, unlawful, disruptive, or inconsiderate behavior is prohibited.
• Community Rules: Guests must comply with all HOA/community rules and local ordinances.

Prohibited Activities

• Pets: No pets without prior written approval. Approved service or assistance animals must be arranged in advance. Unauthorized pets may result in immediate termination without refund plus a $1,000 fee.
• Smoking: No smoking indoors. Violations incur a $500 cleaning fee.
• Illegal Activity: Criminal activity, drugs, violence, threats, prostitution, gang activity, unlawful firearm discharge, assault, or conduct jeopardizing others is strictly prohibited. Marijuana use or possession is prohibited at the property.
• Internet: Guests are responsible for all internet activity and any fines, penalties, or costs resulting from misuse.

Equipment & Amenities

• Keys & Remotes: Lost/unreturned house keys: $25 each. Community keys may cost up to $100 plus a $49 trip charge. Garage/gate remotes are charged at replacement cost plus a $49 trip charge.
• Parking: Parking may be limited by vehicle size and community rules. RVs, trailers, large trucks, vans, and SUVs may be restricted.
• Utilities: Monthly electric allowance: $100 (1BR), $150 (2BR), $200 (3BR), $250 (4BR), $275 (5BR). Excess usage is charged to the guest.
• Gas Amenities _(if equipped)_: Gas for heated pools, spas, fireplaces, fire pits, and BBQs is not included. Natural gas is billed at $1.60/therm.
• Propane _(if equipped)_: Guests pay for propane used during the stay. Rate is $3.60/gallon, subject to increases in actual propane cost.
• Electric Pool Heat _(if equipped)_: Utility allowances apply to electric heat pumps. Heating performance is weather-dependent; no refunds or credits are provided if desired temperatures cannot be reached.
• Pool/Spa _(if equipped)_: Guests assume responsibility for safe use and compliance with applicable pool safety requirements.
• Telephone _(if equipped)_: Phone service is not guaranteed and may be limited to local calls.
• Mail: Personal mail must be directed to a P.O. box. UPS/FedEx packages may be delivered to the property.

Checkout & Care

• Check-In: 3:00 PM–8:30 PM. Late arrivals require advance arrangements and may incur additional fees.
• Check-out: Vacate by 10:00 AM and return all required keys/remotes as instructed.
• Housekeeping: Report cleaning issues immediately so they can be inspected and corrected. Keep the property clean, sanitary, safe, and habitable.
• Additional Cleaning: Additional housekeeping is available for a fee.

Liability & Disclaimers

• Specific accommodations cannot be guaranteed if the property becomes unavailable or uninhabitable due to circumstances outside the owner’s control. A suitable replacement may be offered; if none is accepted or available, reservation costs may be refunded.
• Guests are responsible for damages caused by themselves or their occupants and invitees.