AIR CONCIERGE Airbnb House Rules

YOUR AGREEMENT WITH US Your reservation is a direct contract with Air Concierge, Inc., as manager for the homeowner. These House Rules are its terms, together with our Guest Terms page (site footer, "Terms and Conditions: Guest Terms"), which apply only where they do not conflict with these Rules. Where the booking platform's own policies permit it to cancel a reservation or issue a refund, those policies control between you and that platform; otherwise these Rules decide what is owed, and we may pursue any unpaid balance. If you booked anywhere other than Airbnb, your reservation is also governed by the Air Concierge Rental Agreement you sign before check-in, which controls if it conflicts with these Rules. Stricter HOA, city or permit rules control where they apply.

IF SOMETHING ISN'T RIGHT — TELL US FIRST This is a privately owned home, not a hotel. No staff are on site. It is cleaned and inspected before you arrive, and things change between a morning clean and an afternoon arrival. Message us as soon as you notice anything. We use best efforts to respond in real time and to start work as fast as we can; some repairs need a part or a licensed trade and take longer. If we fix it, or give you a reasonable workaround, within a reasonable time, no refund or credit is due. If a problem makes the home unfit to occupy or removes a major part of its use, and we cannot fix or substitute it in a reasonable time, we credit the nights actually affected, offer comparable accommodation if available, or reschedule. Please don't leave without telling us. We can't credit a problem we were never given a chance to solve.

WHAT WE DON'T REFUND FOR — examples, not a complete list Insects, spiders, webs, rodents, wildlife and birds native to the area, and pest treatment. Wind, dust, sand, pollen, ash, smoke, haze or debris, including on decks, patios, furniture, pools and spas. Weather of any kind, and the travel conditions it causes - snow on the road, chain controls, delays, or a drive you would rather not make. If a government order closes the only access route so that you cannot reach or occupy the home, that is handled under force majeure below. Seasonal changes to views, foliage, water levels, snow, lake or beach conditions, or landscaping. A missed housekeeping detail found after arrival - a dish put back not fully clean, a missed spot, a stray hair. Ordinary wear, minor marks, dated furnishings, or decor differing from photos where the home is substantially as described. Noise, light or activity from neighbors, construction, road work, traffic, aircraft, agriculture or community events. Slow, intermittent or reduced internet, Wi-Fi, cable, streaming or cellular service. Speed and performance are not guaranteed and no home is guaranteed suitable for streaming, gaming or video calls. Interruption of any utility or service caused by the provider, including public safety power shutoffs. Amenity items - Wi-Fi, TV, BBQ, fireplace, game room, a small appliance. HOA, city, resort or utility restrictions and closures. Scheduled maintenance, landscaping, pool service or vendor visits. Illness, changed plans, work, flight delays or non-arrival. None of the above is a force majeure event, however it is described. Force majeure applies only where an order or a physical impossibility prevents you from reaching or occupying the home - a mandatory evacuation order, a government order closing the home or the only access route to it, loss of safe access, or an uncurable loss of an essential utility - and the remedy is a credit for the nights occupancy was impossible. Bad driving conditions, a road that is slow or requires chains, and a decision not to travel are not force majeure.

WHAT TO EXPECT — LOCAL AND SEASONAL CONDITIONS We disclose all of the following for every home we manage, whether or not any of it happens during your stay, so that none of it comes as a surprise. Neighborhood. These are privately owned homes in real neighborhoods, not resorts. You may encounter dogs barking, roosters and other animals, landscaping crews and leaf blowers, pool and spa service, trash and recycling collection, construction and remodeling, road work, traffic, delivery vehicles, aircraft, sirens, church and school bells, street parking pressure, neighbors' gatherings, and community events. Some homes sit near beaches, ski areas, golf courses, marinas, agricultural land, flight paths or main roads, each with its own noise, light, traffic and seasonal activity. Insects and wildlife. Every region has them and they are seasonal. Depending on the home and the time of year you may see spiders and webs, ants, bees and wasps, moths, flies, mosquitoes, scorpions, lizards, geckos, rodents, raccoons, coyotes, deer, birds nesting in eaves, and marine or lake life. Homes near water, forest, desert or open land see more of it. We treat and monitor on a schedule and we will respond if something is out of the ordinary, but their presence is normal and expected. Air, wind and dust. Desert and mountain homes get wind, blowing sand and dust, and it settles on decks, patios, outdoor furniture, windows, pools and spas between cleanings. Spring brings pollen. Late summer and fall bring wildfire smoke and haze across much of the West, and air quality can change day to day. Weather and season. Snow, ice, chain controls, rain, heat waves, cold snaps, marine layer and fog, king tides, monsoon storms and seasonal closures all occur in the markets we serve. Views, water levels, snow cover, foliage and beach conditions change with the season and will not always match photographs taken at another time of year. Utilities and service. Power, water, internet and cellular service are supplied by third parties and can be interrupted, including planned outages and public safety power shutoffs during fire weather. None of the above is within our control, none of it is a defect in the home, and none of it is grounds for a refund, credit or cancellation. If something is genuinely out of the ordinary, tell us and we will do what we reasonably can.

POOLS AND SPAS — what is and isn't a problem Heating is not always included. Where pool or spa heating is an optional charge, an unheated pool is not a defect and is not a credit - it is an option that was not purchased. The listing states whether heating is included, optional, or unavailable. If you believe the pump, filter, heater or cover is not working, tell us and we will send a technician to assess it. What happens next depends on what the technician finds. What is not a credit: water that is cooler than you hoped while the heating equipment is running, because wind, air temperature, pool size and elevation all affect how warm the water gets and how long it takes; leaves, pollen, insects or debris arriving between scheduled service visits; a pool or spa closed for the season or drained for repair where the listing says so; heating that was not purchased; and the presence of a safety cover, fence, gate or alarm required by law. If the water is unsafe or unsanitary, tell us right away and we will treat it as urgent.

WHY THESE RULES EXIST — please read this part Rules like these can read as harsh, so we want to be plain about who they are for. They are not aimed at the family who books a house near relatives and wants grandparents over for an afternoon, friends stopping by for dinner, or one more cousin joining midway through the week. Send us a message and we will almost always say yes, in writing, at no charge. That is the entire point of asking. What these rules exist for is the all-night party. That is the one thing that damages a home, exhausts the neighbors, brings police and citations, and puts the permit at risk - and when a permit is lost the home comes off the market for everyone who would have stayed here. Homes like this are rentable at all only because the neighborhoods around them tolerate us. So we are strict about the party, generous about the family, and the difference between the two is a message sent before it happens.

OCCUPANCY, VISITORS, GATHERINGS Maximum occupancy is shown in this listing and may never be exceeded. Anyone at the home between 10pm and 7am counts as an occupant. Children under 2 and service animals are not counted. Visitors: only the guests on your reservation, unless we approve others in writing in advance. Extra occupant: greater of $125 or 40% of the nightly rate, per person, per night, from the first night present through checkout unless you show us they left earlier. Unauthorized gathering - highest tier only, per occurrence: Tier 1. More than maximum occupancy plus 4 people at once, or an unapproved visitor during quiet hours: greater of $1,500 or 3x the nightly rate. Tier 2. More than maximum occupancy plus 12, or amplified sound or a DJ, ticketing, cover charge, RSVP or guest list, open invitation, or promotion including social media: greater of $3,500 or 7x the nightly rate. Tier 3. Commercial, photo, video, brand or influencer activity, or public access: greater of $5,000 or 10x the nightly rate. A gathering fee is charged in addition to any extra-occupant fee; they cover different harms. But where a gathering fee applies, the extra-occupant fee is charged only for people who slept at the home - not for everyone who showed up. Attendance is covered by the gathering fee and is not charged twice.

JUST ASK US. Grandchildren for the afternoon, friends for a meal, a guest joining midway - message us before it happens and we approve these routinely, in writing, at no charge. What we cannot do is approve it afterward. Some city permits set a cap we are not allowed to waive.

QUIET HOURS 10PM TO 7AM — stricter local hours apply where they exist First verified violation: greater of $250 or 50% of the nightly rate. Each one after: greater of $750 or 150%. A third ends the stay immediately without refund. City, HOA, police-response, security and towing charges are actual costs and pass through in full on top.

NO SMOKING OR VAPING — inside the home or within 20 feet: greater of $500 or 2x the cleaning fee, plus the actual cost of any remediation above that.

NO PARTIES OR AMPLIFIED MUSIC — at any of our homes, at any hour. See the tiers above.

ANIMALS — none, except as authorized in your reservation or a service animal we are required by law to allow. Service animals are never charged a pet fee. Emotional support animals are not service animals and are treated as pets. An unapproved animal: greater of $500 or 2x the cleaning fee for the first, and greater of $250 or 1x the cleaning fee for each additional, plus actual damage; the reservation may be cancelled. A no-pet rule is not a guarantee the home is free of animal allergens. Where a pet is approved, the fee is per stay, non-refundable and charged through the booking platform, and the dog must be house trained, never left alone, off furniture and beds, leashed outside, picked up after, and out of any pool or spa. The pet fee covers routine pet cleaning only - accidents, waste and excessive fur are yours.

CHECK-IN AND CHECKOUT — times are in this listing. No early arrival, and no check-in after the window, without written approval. Late checkout without written approval: Up to 3 hours past checkout, no same-day arrival: $250 per hour or part of an hour. More than 3 hours past checkout, no same-day arrival: one additional night at the nightly rate, plus the cleaning fee. Any late departure that delays a same-day arriving guest, or sends the cleaning team away and back: the greater of 3x the nightly rate, or one night plus the cleaning fee plus $250. That last figure covers the turnover we cannot complete, the cleaners' return trip or missed-appointment charge, and what we pay the arriving guest whose check-in we delayed. Ask in advance - approved late checkouts are usually free.

LEAVE IT REASONABLY TIDY — cleaning beyond a normal turnover is $100 per hour, 30-minute minimum. Excessive trash, stains needing treatment, pet hair in a non-pet home, odor.

ACCESS AND VENDORS — we may enter at reasonable times, and any time in an emergency, to inspect, repair, clean or handle anything you report. Landscaping, pool, spa and pest visits may occur during your stay and are not refundable. Turning away a scheduled vendor is $100, because we are charged either way.

MONITORING — exterior cameras and doorbells, where present, cover exterior areas only. Noise monitors, where present, may sit in interior common areas; they measure sound level and duration only and do not record, stream, transmit or store audio, conversations or the content of any sound. Nothing of any kind is in a bedroom, bathroom or private area. Disabling, covering, unplugging, muting or moving a device carries the Tier 1 fee and lets us decide the underlying violation from what remains.

HOW WE DECIDE — we manage homes across many markets and identify violations from indirect evidence. We decide in our reasonable, good-faith judgment on the whole of what we have, without needing to have watched it happen or counted people individually. We may rely on neighbor and HOA reports, camera or doorbell footage, noise-monitor readings, device or vehicle counts, smart-lock logs, police or code enforcement notices whether or not a fine issues, posts or invitations shared by your party, cleaner records, trash and linen volume, and utility usage. Our decision, supported by any of these, stands unless you show the violation did not happen. We send you what we relied on within 14 days of checkout, and you have 14 days after that to dispute it in writing.

WHY THESE AMOUNTS — the real cost of an extra occupant, a gathering, a noise violation, smoking or an unapproved animal cannot be measured: odor and allergens in soft goods and finishes, accelerated wear, water, power and septic load, extra laundry and consumables, complaints and refund claims from the next guest, neighbor and HOA relations, and jeopardy to the permit this home depends on. These amounts are our reasonable good-faith estimate of that harm, made now, indexed to this home's nightly rate and cleaning fee. Some of that harm does not scale with rate at all - a police response, a citation, and the loss of a neighbor's patience cost the same at a modest home as at an expensive one - and that part is what the minimum amounts cover, while the multipliers cover the rest. They are not penalties. For any single harm we may take either the stated amount or our actual damages, not both; each amount stands on its own; and if any is not enforced we may recover actual damages instead.

DAMAGE WAIVER — $7 per night of your rate funds a damage waiver covering accidental damage. There is no separate charge and it does not increase what you pay. Limit per reservation: $1,500 for check-in before September 1, 2026; $2,000 on or after. It is not insurance. It does not cover your property, injuries or liability, intentional or reckless damage, theft or missing items, smoking or unapproved pets, anything connected to a party, extra occupants or a quiet-hours violation, or anything above the limit. Report damage before checkout.

WHO CAN BOOK — the person booking must be at least 25, must stay for the whole reservation, and must not book for an undisclosed occupant. Reservations may not be sublet, resold, relisted or transferred.

PARKING, TRASH AND OFF-LIMITS AREAS — set out in this listing and in your arrival information. Many of our cities and associations fine for violations, and those fines pass through to you.

FINES — you are responsible for any fine or citation issued to us or the homeowner because of your party's conduct.

IDENTIFICATION — we may ask the booking guest for a photo ID before check-in where a city permit requires it, or where we need to verify identity or age. Verification only, deleted within 30 days of checkout, handled under our privacy policy.

WASHINGTON HOMES — offered as short-term rentals under chapter 64.37 RCW, with the required guest contact, posted information and liability coverage. Nothing here waives any right you have under Washington law that cannot be waived by agreement, including chapter 19.86 RCW.

PAYING — fees are due 7 days after we notify you by message through the booking platform or by email to the address on the reservation. We may request payment through the booking platform's resolution or damage process and may pursue any unpaid balance.

IF WE DISAGREE — message us first; most things resolve in one exchange. Otherwise the dispute resolution provision of our Guest Terms applies.