Welcome & House Rules Welcome! We’re so glad you chose to stay with us. Our home is located in a quiet residential neighborhood shared with families and working professionals. We take pride in being good neighbors and kindly ask that you treat the home and surrounding community with the same care and respect you would your own.

By booking, staying at, or entering the property, you agree to follow these House Rules and any applicable rental or license agreement. These rules help ensure a comfortable, safe, and enjoyable stay for everyone.

Rental Agreement Required A signed rental (license) agreement is required prior to check-in. Check-in instructions will be provided once completed. We are allowed to cancel a guest’s reservation if they refuse to sign a rental agreement without penalty. See full license agreement below.

Occupancy & Visitors • The home comfortably accommodates up to 16 guests. • Please include all guests in your booking. • Additional visitors are welcome with prior written approval.

Gatherings & Events To maintain a peaceful environment for our neighbors, the home is not suitable for parties, events, or large gatherings. We appreciate your understanding.

Quiet Hours & Neighborhood Courtesy We kindly ask all guests to observe quiet hours from 10:00 PM to 8:00 AM. • Please keep noise at levels that cannot be heard outside the home • Help us uphold our commitment to our neighbors by being mindful, especially in the evenings and early mornings

Smoke-Free Home For the comfort and safety of all guests, this is a smoke-free property. • Smoking, vaping, marijuana, or similar substances are not permitted anywhere inside the property • Please do not disable or tamper with smoke or air-quality detectors

Pets We’re happy to welcome pets! • Dogs only, with a maximum of 2 pets • For everyone’s safety and comfort, pets are not permitted in the hot tub

Safety & Monitoring Devices To ensure safety and protect the home, the property includes: • Exterior security cameras only, located outside and facing outward o Front door o Side of the house o Garage exterior (No interior cameras and no cameras monitoring pools or spas) • Noise monitoring devices that measure sound levels only • Environmental or air-quality monitors that help detect smoking and maintain indoor air quality

Hot Tub Enjoyment The hot tub is a favorite feature—please enjoy it responsibly: • Use at your own risk, kids must be monitored • No glass, oils, bath bombs, or additives • Please rinse off sand before entering • A $50 cleaning fee may apply if excess sand is found

Caring for the Home We’ve put a lot of love into this space and appreciate your help in keeping it in great condition: • Use trivets or pads for hot cookware • Please keep the thermostat between 68°F and 78°F to protect the heating and cooling system • Let us know promptly if anything needs attention during your stay

Additional Notes • The garage is not available for guest use • Firearms, illegal drugs, fireworks, and hazardous materials are not permitted • Guests under 21 may not consume alcohol

Safety Acknowledgment By staying at the property, guests acknowledge the ordinary risks associated with residential living, including stairs, outdoor areas, weather conditions, and amenities such as the hot tub. Please use all features thoughtfully and follow posted instructions.

LICENSE AGREEMENT

This LICENSE AGREEMENT ("Agreement") is entered into and made effective on the signing date by and between Ninebark Vacation Rentals, LLC (“Licensor”) and %guest_full_name% (“Licensee”) (together the “Parties”). The Parties specifically agree as follows:

1. PREMISES; NATURE OF AGREEMENT. Licensor hereby grants to Licensee, and Licensee accepts, a temporary, revocable, non-exclusive license to occupy and use the Premises located at %listing_full_address% (the “Premises”) for short-term residential lodging purposes only, subject to the terms and conditions of this Agreement. This Agreement is a license and not a lease, tenancy, or conveyance of any interest in real property. Nothing in this Agreement grants Licensee any estate, possessory interest, or tenancy rights in the Premises. Licensee’s right to occupy the Premises is limited to the Term stated herein and is subject at all times to the rules, policies, and control of the Licensor. Licensee acknowledges that this Agreement creates a temporary lodging arrangement only and does not establish a landlord-tenant relationship, tenancy, or right of continued occupancy.
2. TERM; CHECK-IN AND CHECK-OUT. The license granted under this Agreement begins on %check_in% and automatically terminates on %check_out% (the “Term”). Check-in time is %check_in_hour%, and check-out time is %check_out_hour%, unless otherwise expressly approved in writing by Licensor. Early check-in or late check-out is not permitted without prior written approval and may result in additional charges or termination of the license.
3. PAYMENTS. The total license fee owed for the Term is %total%. Refunds, if any, are governed by the applicable cancellation policy.  The total fee for the License granted under this Agreement shall be the amount displayed on the booking platform through which the reservation was made and as reflected in the Licensee’s booking confirmation email. By completing the reservation, Licensee agrees to pay the total amount shown on the platform, including all applicable taxes, fees, and charges identified in the confirmation. In the event of any discrepancy, the reservation details and confirmation email issued by the booking platform shall control.
4. OCCUPANCY AND SURRENDER. Licensee’s right to occupy the Premises is limited to the Term of this Agreement. Upon expiration or earlier termination of the Term, Licensee shall immediately vacate the Premises, remove all personal belongings, and surrender access to the Licensor in the same condition as received, ordinary wear and tear excepted.
5. HOLD OVER. Unless otherwise approved in writing by Licensor, Licensee must vacate the Premises by the designated check-out time on the Departure Date. Any unauthorized occupancy beyond the Term constitutes a violation of this Agreement and may result in additional fees of $50 per hour, termination of access codes, and removal from the Premises. Vehicles left on the property after the Term may be towed at Licensee’s expense. Personal property left behind may be removed and stored at Licensee’s expense or disposed of in accordance with applicable law. Any holdover occupancy shall not create a tenancy or landlord-tenant relationship under any circumstances.
6. MINIMUM STAY. This property requires a 1 night minimum stay on weekdays and 2 night minimum on weekends. Longer minimum stays may be required during holiday and peak periods.
7. USE OF PREMISES. Licensee shall occupy and use the Premises as a dwelling unit. Licensee will maintain the premises in good order and appearance, including keeping the premises free of trash and garbage. Reasonable wear and tear are the only exceptions to damage to the premises. Licensee shall not use the property for any commercial purpose.
8. OCCUPANTS. No more than %guests% may occupy the Premises at any one time unless the prior written consent of the Licensor is obtained. All guests over the age of 2 are counted towards the maximum.
9. IDENTITY VERIFICATION; FRAUD PREVENTION. Licensee represents and warrants that all information provided in connection with the reservation is true, accurate, and complete. Licensor reserves the right, at any time prior to or during the Term, to require verification of Licensee’s identity, including the production of a valid government-issued photo identification and verification that the name on the reservation matches the name on the payment method.
10. RIGHT TO REFUSE SERVICE; PRE-OCCUPANCY CANCELLATION. Licensor reserves the right, in its reasonable discretion and at any time prior to Licensee’s occupancy of the Premises, to refuse service or cancel the reservation if Licensor reasonably determines that the reservation violates this Agreement, applicable law, house rules, occupancy limits, or presents a risk to the property, neighbors, guests, or community. In such event, Licensor may cancel the reservation and refund amounts paid in accordance with the cancellation provisions of this Agreement, or as otherwise required by law.
11. PAYMENT DISPUTES; CHARGEBACKS. Licensee agrees that all disputes relating to charges under this Agreement must be raised directly with Licensor and resolved pursuant to the dispute resolution provisions of this Agreement. Licensee agrees not to initiate a chargeback, payment dispute, or reversal with any credit card company, bank, or payment processor for any charge authorized under this Agreement, except in the event of fraud or billing error as defined by applicable law. Initiating a chargeback in violation of this provision shall constitute a material breach of this Agreement, and Licensor reserves the right to provide this Agreement, booking records, communications, and evidence of Licensee’s stay to the payment processor in response to any such dispute. Nothing in this provision limits Licensee’s rights under applicable consumer protection or credit card billing laws.
12. SECURITY, MONITORING, AND TECHNOLOGY DISCLOSURE. Licensee acknowledges and agrees that the Premises may be equipped with exterior-only security cameras, noise monitoring devices, and smoking detection technology, as further described in the House Rules or listing disclosures. No cameras are located inside the Premises. Noise and smoking detection devices do not record audio, conversations, or video and are used solely to monitor compliance with occupancy, noise, and no-smoking policies. Licensee agrees not to tamper with, disable, obstruct, or interfere with any such devices.
13. FIREARMS AND WEAPONS. To the extent permitted by law, firearms and other weapons are not permitted on the Premises without Licensor’s prior written consent.
14. FIREWORKS PROHIBITED. Fireworks, sparklers, sky lanterns, and any other pyrotechnic devices are strictly prohibited on or around the Premises at all times.
15. PETS. Pets are allowed with an additional Pet fee of $75. Approved pets must comply with all house rules, including leash, noise, and waste requirements, and may not be left unattended unless expressly authorized in writing. Dogs shall be completely house-trained and crated if left in rental property alone. Dogs’ nails shall be groomed and trimmed to reduce scratching on floors. All pets must be registered at booking, you must provide the number of dogs. The property has a fenced area, but this may not be sufficient to contain your pet. Cats are not accepted. We only accept dogs. Service animals are permitted in accordance with applicable law. Service animals must be under the handler’s control at all times, may not be left unattended, and must comply with all house rules. The handler is responsible for the care, supervision, cleanup, and any damage caused by the service animal beyond ordinary wear and tear.
16. BUGS AND CRITTERS. The Property is located in a natural setting where insects, spiders, and small critters (such as mice or squirrels) may be present. While reasonable efforts are made to maintain pest control, Licensee acknowledges that occasional sightings may occur. No refunds will be issued due to the presence of bugs or critters.
17. HOT TUB. The hot tub is provided as an amenity for recreational use only. Licensee and all guests use the hot tub at their own risk. Licensee acknowledges that use of a hot tub involves inherent risks, including but not limited to slips and falls, burns, overheating, drowning, serious bodily injury, or death. Licensee voluntarily assumes all such risks for themselves and all members of their group. Children under the age of fourteen (14) must be supervised by an adult at all times. Children under the age of five (5) are not permitted to use the hot tub. No glass containers, food, or pets are permitted in or around the hot tub. Licensee agrees to shower before use and not to add soaps, oils, or other substances to the water. Licensee agrees not to use the hot tub if pregnant or if suffering from medical conditions that may be affected by heat, unless cleared by a physician. Alcohol or drug use in connection with hot tub use is prohibited. The hot tub is professionally maintained; however, Licensor does not guarantee uninterrupted availability. If the hot tub is rendered temporarily unavailable due to mechanical issues, maintenance, or weather conditions, no refund or compensation shall be provided. If the hot tub is found to be contaminated or damaged due to misuse during Licensee’s stay, a cleaning or repair fee of $195 may be charged. Licensee’s assumption of risk, release of liability, and indemnification obligations related to hot tub use are further set forth in Section 46 (Assumption of Risk and Liability Waiver).
18. BUNK BEDS. The Premises include bunk beds, which present inherent risks, including falls, head injuries, entrapment, and serious bodily injury or death. Licensee acknowledges and voluntarily assumes all risks associated with the use of bunk beds by Licensee and all members of the Licensee’s group. The top bunk may only be used by children age six (6) years or older and by individuals capable of safely using the bunk bed. Children must be supervised at all times. Jumping, climbing on guardrails, rough play, or misuse of bunk beds is strictly prohibited. Licensee agrees to follow all posted or provided safety instructions and to ensure that bunk beds are used only as intended. Licensor does not provide childproofing and makes no representations regarding the suitability of bunk beds for any particular individual. Any injuries or damages resulting from the use or misuse of bunk beds are subject to the assumption of risk, release of liability, and indemnification provisions set forth in Section 47 (Assumption of Risk and Liability Waiver).
19. FIRE PIT. The fire pit is provided as an outdoor amenity for recreational use only. Licensee and all guests use the fire pit at their own risk. Licensee acknowledges that fire pits present inherent risks, including but not limited to burns, fire spread, smoke inhalation, property damage, and serious bodily injury or death. Licensee voluntarily assumes all such risks for themselves and all members of their group. Only the designated fire pit may be used. No accelerants or unauthorized materials may be added. The fire pit must never be left unattended while in use and must be fully extinguished after each use. Licensee agrees to keep all flammable materials, furniture, and structures at a safe distance and to comply with all posted instructions, house rules, burn bans, weather advisories, and local ordinances. Children must be supervised at all times when the fire pit is in use. Licensee agrees not to use the fire pit while under the influence of alcohol, drugs, or medications that may impair judgment or physical condition. The fire pit may not be used during high winds or unsafe conditions, and Licensor reserves the right to restrict or prohibit use at any time for safety or compliance reasons. Any damage, excessive smoke residue, or fire-related cleanup required due to misuse during Licensee’s stay may result in additional charges. Licensee’s assumption of risk, release of liability, and indemnification obligations related to fire pit use are further set forth in Section 47 (Assumption of Risk and Liability Waiver).
20. FURNITURE. Licensee agrees not to move or rearrange any furniture.
21. DAMAGES AND THEFT. Licensee is responsible for any harm or theft occurring at the Property during their stay, whether caused by themselves, their visitors, or other individuals present. This encompasses damage to rooms, fixtures, furnishings, and amenities like towels, electronics, and kitchenware. The Licensor retains the right to keep the Licensee’s payment details and charge the full amount necessary, at its discretion, to cover expenses incurred due to damage or theft. Should the Premises become unrentable due to the Licensee’s actions, the Licensor reserves the right to charge the Licensee the nightly rate advertised on the Booking Channel until it's returned to rentable condition, along with any damages caused. Licensor is not responsible for loss, theft, or damage to Licensee’s or any guest’s personal property, including vehicles and contents thereof, whether occurring inside or outside the Premises. Licensee is solely responsible for securing personal belongings during the stay and is encouraged to obtain appropriate travel insurance.
22. CHILD SAFETY AND SUPERVISION. Licensee is solely responsible for supervising children and ensuring their safety on the Premises, including around water, stairs, decks, fire pits, hot tubs, saunas, bunk beds, and other amenities. Licensor does not provide childproofing and makes no representation that the Premises is safe for children. Licensee assumes all risks associated with child presence and activity.
23. AMENITIES. The Premises may offer access to recreational and water activities, including but not limited to canoes, kayaks, bicycles, and swimming. Licensee fully understands and acknowledges that outdoor recreational and water activities have inherent risks, dangers and hazards. Participation in such activities and/or use of equipment may result in injury or illness including, but not limited to bodily injury, disease, strains, fractures, partial and/or total paralysis, death or other ailments that could cause serious disability. Licensee hereby assume all risks and dangers and all responsibility for any losses and/or damages, except to the extent caused by Licensor’s gross negligence or willful misconduct. Licensee further assumes full responsibility for the actions of any and all persons whom he may allow to enter the Premises during the license period. Licensee’s assumption of risk, release of liability, and indemnification obligations related to use of any amenities or equipment are further set forth in Section 47 (Assumption of Risk and Liability Waiver) of this Agreement.
24. PARKING. The maximum number of cars allowed at the Premises at any one time is 3. Parking must be in designated parking spaces only.
25. NON-DISTURBANCE CLAUSE. Licensee and their guests shall not disturb, annoy, endanger others or inconvenience neighbors nor use the premises for any unlawful purposes. Quiet hours are between 10:00 PM to 7:00 AM. No Parties, events, business meetings, commercial activity, photo shoots or other gatherings are allowed unless written permission has been provided.
26. CANCELLATIONS. If the Premises becomes unavailable to Licensee prior to occupancy, for any reason, Licensor agrees to cancel the reservation and refund all amounts paid by Licensee as of the cancellation date. Upon issuance of such refund, Licensee releases any and all claims against Licensor arising from the cancellation, except to the extent prohibited by applicable law. Licensee-initiated cancellations are governed by the cancellation policy applicable to the reservation, which is incorporated into this Agreement by reference. Refund eligibility, if any, will be determined under that cancellation policy.
27. SMOKING. Smoking is strictly forbidden inside the Premises. Smoking is only allowed outside and at least 20 feet from the Premises. Evidence of smoking inside the Premises may result in additional Cleaning Fee charges to Licensee as Excess Damage Cost and will be charged against the credit card on file or Licensee's security deposit at Licensor's election.
28. COOKING. Licensee may cook only in the specific areas set aside by Licensor for cooking. No open fires are allowed other than in the firepit. The grill must remain in open area, away from trees, and home. All fires must be thoroughly extinguished before leaving unattended.
29. CLEANING. The Premises will be inspected and cleaned after departure. The license fee includes laundry service for the towels and linens. Licensee is required to leave the Premises in the same general condition that it was received.
30. CUMULATIVE RIGHTS. The rights of the Parties under this Agreement are cumulative, and shall not be construed as exclusive unless otherwise required by law.
31. ACCESS BY LICENSOR TO PREMISES. Subject to Licensee's consent (which shall not be unreasonably withheld), Licensor shall have the right to enter the Premises to make inspections, provide necessary services and repairs. However, Licensor does not assume any liability for the care or supervision of the Premises while under the possession and of Licensee. As provided by law, in the case of an emergency, Licensor may enter the Premises without Licensee's consent. Temporary interruptions of utilities, amenities, or services required for maintenance or repair shall not constitute a breach of this Agreement and shall not entitle Licensee to any refund or compensation.
32. FORCE MAJEURE. In the event that the Licensor is unable to make the Premises available due to circumstances beyond their control, including but not limited to natural disasters, government orders, pandemics, acts of God, fire, flood, severe weather, war, terrorism, utility outages, or any other unforeseeable or unavoidable event, the Licensor reserves the right to cancel the reservation without liability. In such cases, the Licensee will receive a full refund of any amounts paid but shall not be entitled to any additional compensation for damages, losses, or inconvenience suffered as a result of the cancellation, unless otherwise required by law.
33. DANGEROUS MATERIALS. Licensee shall not keep or have on the Premises any article or thing of a dangerous, flammable, or explosive character that might substantially increase the danger of fire on the Premises.
34. COMPLIANCE WITH REGULATIONS. Licensee shall promptly comply with all laws, ordinances, requirements and regulations of the federal, state, county, municipal and other authorities, and the fire insurance underwriters.
35. SUBORDINATION OF AGREEMENT. This Agreement is subordinate to any mortgage that now exists, or may be given later by Licensor, with respect to the Premises.
36. ASSIGNABILITY/SUBLETTING. Licensee may not assign or sublease any interest in the Premises, nor assign, mortgage or pledge this Agreement.
37. GOVERNING LAW. This Agreement shall be governed by and construed in accordance with the laws of the state in which the Premises is physically located, without regard to conflict-of-law principles.
38. ENTIRE AGREEMENT/AMENDMENT. This Agreement contains the entire agreement of the Parties and there are no other promises, conditions, understandings or other agreements, whether oral or written, relating to the subject matter of this Agreement. This Agreement may be modified or amended in writing, if the writing is signed by the party obligated under the amendment.
39. SEVERABILITY. If any portion of this Agreement shall be held to be invalid or unenforceable for any reason, the remaining provisions shall continue to be valid and enforceable. If a court finds that any provision of this Agreement is invalid or unenforceable, but that by limiting such provision it would become valid and enforceable, then such provision shall be deemed to be written, construed, and enforced as so limited.
40. WAIVER. The failure of either party to enforce any provisions of this Agreement shall not be construed as a waiver or limitation of that party's right to subsequently enforce and compel strict compliance with every provision of this Agreement.
41. BINDING EFFECT. The provisions of this Agreement shall be binding upon and inure to the benefit of both Parties and their respective legal representatives, successors and assigns.
42. DISPUTE RESOLUTION. The Parties will attempt to resolve any dispute arising out of or relating to this Agreement through friendly negotiations amongst the Parties. If the matter is not resolved by negotiation, the Parties will resolve the dispute using the below Alternative Dispute Resolution (ADR) procedure. Any controversies or disputes arising out of or relating to this Agreement will be submitted to mediation in accordance with any statutory rules of mediation. If mediation is unsuccessful in resolving the entire dispute or is unavailable, any outstanding issues will be submitted to final and binding arbitration under the rules of the American Arbitration Association. The venue for arbitration shall be in the county and state in which the Premises is physically located, unless the Parties expressly agree otherwise in writing. BY ENTERING THIS AGREEMENT, YOU ARE WAIVING YOUR RIGHT TO A JURY TRIAL. The arbitrator's award will be final, and judgment may be entered upon it by any court having proper jurisdiction. To the maximum extent permitted by law, the Parties agree that any dispute must be brought in the Parties’ individual capacities only and not as a plaintiff or class member in any purported class, collective, consolidated, or representative proceeding. The arbitrator may not consolidate claims or preside over any form of a class or representative proceeding, to the extent permitted by applicable law. Either Party may bring an individual claim in small claims court if the claim qualifies, and such claim shall not be subject to arbitration unless removed or appealed to a court of general jurisdiction.
43. CAUSE FOR REMOVAL. The Licensee and all Parties with the Licensee will be subject to immediate removal from the Premises if the Licensee or Parties of the Licensee violate any terms of this Agreement, including but not limited to, violation of the occupancy limits, pet provision, smoking, fireworks, parties, noise ordinance or parking. In the event of removal from the Premises, the Licensee shall forfeit all amounts paid and there will be no refund of money.
44. ATTORNEY'S FEES AND COSTS. If Licensor employs the services of an attorney to enforce any conditions of this Agreement, to collect any amounts due, the removal of the Licensee, or because Licensee takes any action to recover deposits not due, Licensee shall be liable to Licensor for reasonable attorney's fees and costs incurred by Licensor.
45. MISCELLANEOUS PROVISIONS. Terms not specified in this Agreement shall be in accordance with the House rules or the Reservation policies, which are provided separately by the Licensor. Licensor will make these policies and rules in writing and all such policies and rules signed or initialed by Licensee will be incorporated into this agreement. Breach of these policies and rules at Licensor’s discretion may lead to removal from the Premises and Licensee shall forfeit all amounts paid and there will be no refund of money.
46. ASSUMPTION OF RISK AND LIABILITY WAIVER. Licensee acknowledges and agrees that occupancy and use of the Premises and all related features, amenities, equipment, and surrounding areas involve inherent risks that may result in personal injury, illness, property damage, or death. Such risks include, without limitation, slips, trips, falls, uneven surfaces, water-related hazards, fire-related hazards, extreme temperatures, wildlife or insect encounters, equipment misuse, and risks associated with recreational or outdoor activities. These risks apply to all areas of the Premises and to all amenities and equipment provided or permitted by Licensor, including but not limited to pools, hot tubs, saunas, cold plunges, fire pits, bunk beds, bicycles, watercraft, and similar features, whether or not such use is supervised. Licensee voluntarily assumes all such risks for themselves and for all individuals in their group (collectively, the “Group”), including minors, guests, invitees, and any other persons permitted on the Premises during the Term. Licensee is solely responsible for supervising the Group, determining fitness to use any amenity or equipment, and ensuring compliance with this Agreement and all House Rules. Licensee acknowledges that alcohol, drugs, medications, or health conditions may increase the risk of injury and agrees to exercise appropriate judgment at all times. To the maximum extent permitted by law, Licensee hereby releases, waives, and discharges Licensor and Licensor’s owners, agents, employees, contractors, and property managers from any and all claims, demands, causes of action, damages, losses, or liabilities arising out of or related to Licensee’s or the Group’s occupancy, use, or misuse of the Premises, amenities, or equipment, except to the extent caused by Licensor’s gross negligence or willful misconduct. To the extent permitted by law, Licensee further agrees to indemnify, defend, and hold harmless Licensor and Licensor’s agents, including property managers, from and against any and all claims, liabilities, damages, losses, costs, and expenses, including reasonable attorney fees, arising from or related to Licensee’s or the Group’s occupancy, use, or misuse of the Premises, amenities, or equipment, or any breach of this Agreement or the House Rules.
47. ELECTRONIC SIGNATURES; DELIVERY; COMMUNICATIONS CONSENT. Licensee agrees that electronic signatures, acknowledgments, and consents have the same legal effect as original signatures. Licensee consents to receive notices, disclosures, and communications regarding the reservation and this Agreement electronically via email, text, and/or the booking portal. Licensee is responsible for ensuring contact information is accurate and for checking messages for time-sensitive communications. ACKNOWLEDGMENT. The Parties hereby understand and accept the terms and conditions on all pages of this Agreement.