• Our community has quiet hours are from 11-8 Sun-Thurs and 12-8 Fri-Sat. Any fines resulting from violation are guests responsibility. Active noise monitoring may be employed.

• In accordance with requirements of our HOA, insurance, local laws, and/or building security policies, confirmation of booking requires completion of both our Rental Agreement and guest verification through our secure third-party verification provider, iDenfy. The responsible/booking guest will be required to provide a valid government-issued photo ID and complete a selfie/identity verification. We also require the names, ages, and relationship to the responsible/booking guest for all members of the reservation party.

Both the Rental Agreement and guest verification must be completed within 48 hours of the request being issued. The full terms of the Rental Agreement are provided below as part of these House Rules.

• Booking guest must be 25+

• Stated occupancy and registered occupants in the rental agreement will be the maximum occupancy allowed. Violations of this will result in immediate eviction by County Sheriff with no refund.

• No smoking allowed on entire property - violations will incur an additional minimum deep cleaning fee of $300.

• No animals on property or within the community - violations will incur an additional minimum deep cleaning fee of $500 and potential fines from the community.

• Guest acknowledges that there are certain risks associated with hot tubs. Use of the hot tub is at the user’s own risk, and Owner will be held harmless and not be responsible for any injuries.

• Guest acknowledges that there are certain risks associated with saunas. Use of the sauna is at the user’s own risk, and Owner will be held harmless and not be responsible for any injuries.

• Guest acknowledges that there are certain risks associated with bunk beds. Use of the bunk beds is at the user’s own risk, and Owner will be held harmless and not be responsible for any injuries.

• Movement of any furniture or damage to the Property or furnishings in excess of normal wear and tear will be charged to Guest at a minimum of $250.00.

• Do not block, disable or otherwise tamper with security systems, including alarm, camera(s), noise monitors, smoke detectors and any internet appliances. Guests will incur a fee of $500 for proper resetting and calibration

• By booking, guest confirms they will adhere to https://www.airbnb.com/help/article/2894/guest-reliability-standards

VACATION RENTAL SHORT TERM LEASE AGREEMENT

This Vacation Rental Short Term Lease Agreement (this “Agreement”) is made by and between A+W Projects LLC, at 9169 W State St #347, Garden City, ID 83714 (“MANAGER”), acting as agent for the property owner (“OWNER”), and  (“GUEST”) as of as of the date last written on the signature page of this Agreement (“Effective Date”). MANAGER and GUEST may be referred to individually as a “Party” and collectively as the “Parties.”

For good and valuable consideration, the sufficiency of which is acknowledged, the Parties agree as follows:

1. Property

The property, with an address of  (the “Property”), is offered AS IS. A detailed description is provided on the listing site through which GUEST booked and is as accurate as possible at the time of booking. The Property is fully furnished by MANAGER and equipped for light housekeeping. Utilities are included during the rental period. A starter supply of household cleaning, hygiene products, and general cooking amenities may be available for use. GUEST may be responsible for purchasing any additional supplies and all food and beverages.

2. Rental Party; Authorized Occupants

All persons in the rental party will be bound by the terms of this Agreement. Only individuals listed in this Agreement and/or the reservation are permitted to be on the Property at any time unless MANAGER gives prior written consent.

“Rental Party” means GUEST plus the following persons (including children and infants):

First & Last Name | Age | Relationship to Responsible Guest

Guest 1:    Self

Guest 2:        

Guest 3:        

Guest 4:        

Guest 5:        

Guest 6:        

Guest 7:        

Guest 8:        

The total number of adults in the Rental Party will be  . The total number of children in the Rental Party will be &  .

Any omission, misrepresentation, or failure to disclose all occupants constitutes a material breach of this Agreement.

3. Maximum Occupancy; Monitoring Disclosure

The maximum number of persons permitted to be on the Property at any time is  (the “Maximum Occupancy”), unless MANAGER provides prior written consent.

Exterior-only security cameras are present at entry points and exterior areas for security and occupancy verification. No cameras are located inside the interior living spaces of the Property. GUEST agrees that exterior camera evidence may be used to determine compliance with occupancy limits and this Agreement.

4. Visitors

A “Visitor” is an individual who is not staying overnight. Visitors are permitted only where allowed by applicable law, HOA/community rules, and only if the total number of persons on the Property at any time does not exceed Maximum Occupancy.

Any visitor who remains on the Property between 10:00 PM and 8:00 AM shall be deemed an unauthorized overnight guest unless expressly approved in writing by MANAGER.

5. Rental Period; Check-In/Check-Out

The term of this Agreement will be from  (“Arrival Date”) to  (“Departure Date”) for  nights.

Check-in time is  on the Arrival Date. Check-out time is  on the Departure Date, unless otherwise agreed by MANAGER in writing.

If GUEST or any member of the Rental Party remains on the Property beyond the Departure Date or beyond the stated check-out time, GUEST will be responsible for (i) an amount equal to one (1) night’s average nightly rate for the reservation, prorated as applicable, plus a 50% surcharge, for the holdover period, and (ii) any damages or costs caused by the holdover.

If GUEST departs later than the stated check-out time (even on the Departure Date), GUEST will be subject to a delayed checkout fee of $100 per hour (or portion thereof), in addition to any other amounts due.

6. Keys & Access Codes; Restricted Areas

MANAGER will provide GUEST with access credentials (e.g., smart-lock code and Wi-Fi information). Access credentials are for use only by the Rental Party.

Any attempt to access a locked or restricted area (including any locked closets, crawlspace, owner storage, mechanical rooms, or MANAGER-only areas) is cause for immediate termination of this Agreement, forfeiture of rent, and liability for missing items or damages.

7. Rental Rules & Restrictions

GUEST agrees to abide by the following restrictions (the “Rules”). Violations may result in fees, termination, eviction, and/or liability for damages.

A. No Smoking. Smoking is not permitted anywhere on the Property (inside or outside). Any evidence of smoking (including odor) may result in additional cleaning and remediation charges.

B. No Animals/Pets. Animals or pets are not permitted on the Property unless expressly approved in writing by MANAGER.

C. Quiet Hours / Noise. Quiet hours are 10:00 PM to 8:00 AM (Sun–Thurs) and 11:00 PM to 8:00 AM (Fri–Sat). Please keep music and outdoor conversations at a volume that is not audible to neighbors. GUEST acknowledges that MANAGER may use noise monitoring technology that measures decibel levels (not recordings) to help enforce quiet hours.

D. Trash/Recycling. Garbage and recycling must be removed from the home and securely placed in designated bins/corrals as directed.

E. Hot Tub/Pool Care. No dyes, bubbles, oils, soaps, or other substances may be used in the hot tub/pool. Hot tub must be covered when not in use. Misuse may result in cleaning, drain/refill, or service charges.

F. No Glitter. Glitter is prohibited.

G. Fireworks/Firearms/Fires. Fireworks and firearms are prohibited on and around the Property. No indoor fires (including fireplace use) unless expressly permitted in writing for the Property. Any outdoor fires must be only in approved equipment/locations and in compliance with local rules.

H. Do Not Feed Wildlife. Do not feed wildlife (including geese, bear, squirrels, deer, ducks, etc.).

I. Responsibility for Party. GUEST is responsible for the conduct of the Rental Party and any permitted visitors. If any person fails to follow the Rules, MANAGER may require the Rental Party to vacate the Property and GUEST may forfeit all rent paid to the maximum extent permitted by law.

J. No Equipment/Wiring Changes. GUEST may not alter the wiring of any TV, internet, audio, gaming, or security equipment.

K. No Tampering with Security Devices. GUEST may not cover, obscure, disable, or tamper with any security devices (including exterior cameras, alarms, sensors, or noise monitors). Violation is a material breach and may result in immediate removal.

L. No Entry to Locked Areas. GUEST may not enter any locked areas of the Property including crawlspace or locked MANAGER/OWNER closets.

M. No Pre-Entry. GUEST may not visit or access the Property prior to the check-in date/time.

N. No Events/Parties. Events and parties are prohibited.

O. No Removal of Property Contents. Furniture, bedding, kitchen equipment, utensils, and other personal property supplied with the Property must not be removed from the Property and should not be moved from their locations except as reasonably necessary.

P. Damage Reporting. If an item breaks or is damaged, GUEST must notify MANAGER promptly.

Q. Unauthorized Occupants & Over-Capacity (LIQUIDATED DAMAGES).

No Unauthorized Persons. Only individuals listed in this Agreement and/or reservation are permitted to be on the Property at any time. The presence of any unauthorized or unregistered person constitutes a material breach.

Additional Guest Charge. If unauthorized persons are present, MANAGER may require immediate removal and/or assess an additional guest charge of $250 per unauthorized person, per night or per occurrence (whichever is greater), as liquidated damages reflecting increased wear, utilities, insurance exposure, and regulatory risk.

Permit/Rule-Based Termination. If occupancy limits are exceeded in violation of applicable permits, HOA/community rules, or local law, MANAGER may immediately terminate the reservation and require the Rental Party to vacate without refund, to the maximum extent permitted by law.

Refusal/Repeat Violations. Repeated violations or refusal to comply will result in immediate eviction without refund and may result in additional charges for damages, regulatory penalties, or costs incurred by MANAGER.

R. Responsible Guest Identity Verification; No Third-Party Bookings.

The individual making the reservation must be present for the duration of the stay and is the “Responsible Guest.”

GUEST authorizes MANAGER to verify identity using government-issued ID and biometric/selfie validation.

Failure to successfully complete verification, use of a third-party booking, or substitution of the Responsible Guest without written approval is a material breach and may result in cancellation or termination without refund.

8. Reservation Payment; Authorization for Additional Charges

GUEST agrees to pay the rent and fees described below to reserve the Property (the “Total Rental Cost”).

Total Rental Cost:  (includes cleaning, damage waiver, and applicable taxes)

Authorization. To the maximum extent permitted by law and platform rules, GUEST authorizes MANAGER to charge the payment method on file (or request payment through the booking platform) for: (i) additional fees due under this Agreement (including unauthorized occupant charges, late checkout fees, excessive cleaning, or hot tub misuse), (ii) damages beyond normal wear and tear, and (iii) costs incurred due to breaches of this Agreement.

MANAGER will provide reasonable documentation (e.g., photos, invoices, receipts, or vendor statements) supporting such charges when available.

9. Damage Waiver

As part of MANAGER’s effort to help GUEST relax and enjoy the stay, MANAGER provides a damage waiver through a third-party program (e.g., Safely) covering accidental property or contents damage during the stay up to $3,000, subject to the provider’s terms, exclusions, and claim procedures. This protection is included in the Total Rental Cost.

Not Covered. The damage waiver typically does not cover intentional acts, theft, missing items, pet damage (if pets are not permitted), smoking remediation, excessive cleaning, or violations of house rules. GUEST remains responsible for all non-covered losses.

10. Cancellation Policy

The cancellation policy is    and is incorporated by reference from the booking platform or direct booking terms.

Date Changes / Reservation Modifications. GUEST acknowledges that online travel agencies and booking platforms (including Airbnb and VRBO) technically bind cancellation eligibility to the modified arrival date once a change is accepted on the platform. As a result, and to prevent circumvention of the cancellation policy, the following applies:

OTA Bookings. For reservations made through an online travel agency or booking platform, date-change requests submitted after the reservation has entered the cancellation window will not be approved if the effect would be to reset, extend, or avoid the applicable cancellation policy.

Direct Bookings. For direct bookings, any approved Modification does not reset or void the original cancellation policy, which remains tied to the original Arrival Date.

Discretion to Decline. MANAGER may decline any Modification request, in its sole discretion, particularly where the request would reasonably have the effect of avoiding cancellation penalties or materially increasing the risk of loss to MANAGER.

Courtesy Only; No Waiver. Approval of any Modification is a courtesy and shall not constitute a waiver of MANAGER’s rights under this Agreement or the applicable cancellation policy.

Cancellation for inability to access the Property due to road or weather conditions does not alter the cancellation policy. GUEST is strongly encouraged to purchase trip interruption insurance: . MANAGER will provide documentation reasonably necessary to support an insurance claim.

11. Chargebacks (Disputes)

GUEST acknowledges that credit card “chargebacks” are governed by card networks and banks. However, initiating a chargeback that is inconsistent with the cancellation policy, house rules, or documented stay charges constitutes a material breach of this Agreement.

To the maximum extent permitted by law, GUEST agrees to reimburse MANAGER for reasonable costs incurred in responding to, disputing, or collecting amounts related to an improper chargeback, including administrative fees, evidence preparation, and attorney fees and costs as allowed.

12. Use at Own Risk

GUEST acknowledges that certain amenities and features may involve risks, including but not limited to hot tubs, pools, fire pits, bunk beds, bicycles, and kayaks (if provided). Use of any such amenity is at the user’s own risk. GUEST assumes all risks associated with use and agrees that MANAGER and OWNER are held harmless to the fullest extent permitted by law.

13. Cleaning

An exit cleaning fee is included in the Total Rental Cost and covers standard turnover cleaning only. Daily housekeeping services are not included.

Throughout the rental period, GUEST is responsible for keeping the Property clean and in good condition and for promptly reporting any unsafe or hazardous condition to MANAGER.

GUEST acknowledges that on the Arrival Date, the Property is in good condition and clean, except for any condition GUEST reports to MANAGER in writing within twenty-four (24) hours of check-in.

The Property must be left in substantially the same condition as received, ordinary wear and tear excepted. Excessive cleaning, misuse, or failure to follow the Rules may result in additional cleaning charges of up to two (2) times the standard cleaning fee, as permitted by law.

14. Mechanical Failures; No Refunds for Interruptions

MANAGER attempts to properly maintain the Property. While all electrical and mechanical equipment is expected to be in good working order, MANAGER cannot guarantee against mechanical failure or interruption of electrical service, plumbing, water supply, heating, audio/visual equipment, internet access, streaming services, or appliances.

GUEST agrees to report any inoperative equipment or other maintenance issue to MANAGER immediately. MANAGER will make reasonable efforts to have repairs completed promptly. GUEST will allow MANAGER or authorized personnel access to the Property for repair and inspection.

MANAGER IS NOT RESPONSIBLE FOR ANY INCONVENIENCE THAT MAY OCCUR AND, TO THE MAXIMUM EXTENT PERMITTED BY LAW, NO REFUNDS OR RENT REDUCTIONS WILL BE MADE DUE TO FAILURE OF SUCH ITEMS.

15. Acts of God; Mandatory Evacuation

If a mandatory evacuation order is issued by state or local authorities, GUEST shall be entitled to a prorated refund for each night GUEST is unable to occupy the Property during the reservation term.

MANAGER will not be liable or deemed in default for any failure to perform due to events outside MANAGER’s control, including acts of God, severe weather, utility outages, or governmental actions.

16. Limitation on Liability

MANAGER and OWNER are not responsible for any accidents, injuries, or illness that occur to any member of the Rental Party or visitors while in or on the Property. MANAGER and OWNER are not responsible for loss of personal belongings or valuables.

GUEST assumes the risk of any harm arising from use of the Property and amenities. TO THE MAXIMUM EXTENT PERMITTED BY LAW, MANAGER AND OWNER SHALL NOT BE LIABLE FOR ANY INDIRECT, INCIDENTAL, SPECIAL, CONSEQUENTIAL, OR PUNITIVE DAMAGES ARISING OUT OF OR RELATING TO THIS AGREEMENT OR THE STAY.

17. Indemnification

GUEST will indemnify and hold harmless MANAGER and OWNER from any and all expenses, costs, damages, suits, actions, or liabilities arising from or related to (i) use or occupancy of the Property by the Rental Party or permitted visitors, or (ii) failure of any member of the Rental Party or visitors to observe the Rules or this Agreement.

18. Violation of Agreement; Eviction

If GUEST or any member of the Rental Party violates this Agreement (including maximum occupancy, visitors, or Rules), MANAGER may require GUEST and the Rental Party to vacate the Property and may terminate the reservation without refund to the maximum extent permitted by law and platform rules. GUEST remains responsible for all charges, damages, and costs resulting from any breach.

19. Governing Law; Dispute Resolution

This Agreement shall be governed by and construed in accordance with the laws of the state in which the Property is physically located, without regard to conflicts of law principles.

Any dispute shall first be attempted to be resolved through good-faith mediation. If mediation is unsuccessful, the dispute shall be resolved through binding arbitration administered by the American Arbitration Association (AAA) under its applicable rules, unless prohibited by law.

20. Attorney Fees and Collections

In any mediation, arbitration, or legal action arising out of or related to this Agreement, the prevailing party shall be entitled to recover reasonable attorney’s fees and costs, except where prohibited by law.

If amounts remain unpaid after demand, GUEST agrees that MANAGER may pursue collection through lawful means, and GUEST shall be responsible for reasonable collection costs, court costs, and attorney fees as permitted.

21. Confidentiality; Consumer Reviews; Non-Retaliation

The Parties agree that the terms of this Agreement are confidential and may not be disclosed to third parties except as necessary for legal, tax, insurance, regulatory compliance, or pursuant to court order.

Nothing in this Agreement restricts GUEST from providing truthful reviews or statements regarding their stay, as protected by applicable consumer review laws.

However, GUEST agrees not to engage in retaliatory, abusive, knowingly false, misleading, or extortionate conduct, including but not limited to threats of negative reviews, posting false statements, or attempting to coerce refunds, fee waivers, or other concessions in exchange for refraining from posting a review.

Any such conduct shall constitute a material breach of this Agreement and may result in termination, denial of refunds otherwise permitted, and pursuit of remedies available under this Agreement or applicable law.

22. Amendments

This Agreement may be amended or modified only by a written agreement signed by both MANAGER and GUEST.

23. No Waiver

No waiver of any provision is effective unless in writing and signed by the waiving Party.

24. Severability

If any provision of this Agreement is held invalid or unenforceable, the remaining provisions shall continue in full force and effect.

25. Notices

Any notice under this Agreement must be in writing and sent via email to the addresses provided by the Parties.

26. Successors and Assigns

This Agreement will inure to the benefit of and be binding upon MANAGER, OWNER (as applicable), their successors and assigns, and upon GUEST and permitted successors and assigns.

27. Entire Agreement

This Agreement represents the entire understanding between the Parties regarding the Property and supersedes all prior negotiations, understandings, and representations.

BOOKING CONFIRMATION SUMMARY

Property Address:  

Arrival Date:  at  

Departure Date:  at  

Total Nights:  

Number of Adults:  

Number of Children:  & 

Total Rental Cost:  

Responsible Guest Legal Name:  

Responsible Guest Email:   

Responsible Guest Mobile Phone:   

Emergency Contact Name:  

Emergency Contact Phone:  

Cancellation Policy (summary):