SMOKE-FREE HOME: No tabacoo or marijuana smoking or smoking of any kind on premises. $500 fine for violation.

PET-FRIENDLY HOME: Pets are welcomed at our home. Your pet must be potty trained and at least 1 year old. We allow one dog per stay with a maximum weight of 65 lbs, and no aggressive breeds. There is additional $55 per night pet fee. Please review the detail pet policy below before booking.

ADDITIONTAL CLEANING FEE: For group larger than 7 people (2 yo+), we will charge an additional $80 cleaning fee per stay.

GENERAL: Maximum 13 adult guests. Reservation is valid for you and guest at time of booking. If number of adult/total guests exceeds maximum you will be asked to leave with no refund. Booking through Airbnb assigns your consent to all listed under "House Rules". Failure to comply with the following rules may result in non-return of security deposit and possible additional charges. You must also acknowledge. Security Deposit - if you damage the home, you may be charged cost to repair/replace damaged property.

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PET POLICY:

1. Dogs are not allowed on furniture, especially sofas and beds. For cats please bring your own blanket if they love to stay on furniture.

2. Dogs are not allowed in the restricted area including the entire basement and second floor where all the space are carpeted. If a dog is found in the restricted area during your stay, you will be charged with an additional $250 dollar cleaning fee.

3. The dog must be in a kennel if left alone inside the house. Also, the dog must be accustomed to being kenneled and not bark constantly when left alone.

4. The dog must be potty trained and at least 1 year old. We allow one dog in the house with a maximum weight of 65 lbs., and no aggressive breeds.

5. Guests must pick up after their pets and discard waste properly.

6. As a courtesy to others, guests will walk their dog to the road before allowing them to relieve themselves. Please do not use our backyard for such purposes. It is covered with ivy and very difficult to pick up waste.

7. Please keep your dog on leash all the time when outside of our property.

8. Pet is not allowed to be washed in the showers. Guests may use the garden hose and spigot in the front of the house for such purpose on the down sloping driveway only.

9. The bath towels and hand towels in the bathroom are for humans only. You should bring your own pet towels and wipes. Please discard the wipes in a trash can and do not flush down the toilet.

10. Please do not use any human crockery for your pet. You should bring your own pet bowls.

11. If your pet sheds hair, please brush the pet outside daily. There is a vacuum cleaner and lint roller that you can find in the laundry room, please try your best to clean it up before leaving.

12. Please report any incidents so I can ensure they are cleaned up properly and do not encourage future guest’s dogs to pee there.

13. Guests are required to pay for any damage their pet causes.

14. Guests must agree to follow the Pet Policy.

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RENTAL AGREEMENT FOR B&P ONE LLC

This agreement is entered into by and between the rental owner, B&P ONE LLC and the guest(s) who are defined as the person(s) renting the property located at the listing address and any of their guest(s) and invited. The premise is a vacation rental. The rights and obligations of the parties to this agreement include unique provisions permitting the disbursement of rent prior to tenancy and expediting eviction of tenants. Your signature to this agreement, or payment of money or taking possession of the property is evidence of your acceptance of the agreement and your intent to use this property for a vacation rental.

ARRIVAL/DEPARTURES: Check in time is 4:00 PM Eastern Time or later. Early check in is NOT available during holidays, the summer, or the month of October. During non-peak seasons, your house may be ready earlier than 4:00 PM. We cannot guarantee an early check-in, but if it's available sooner than 4:00 we'll let you know. Check out time is by 11:00 AM Eastern Time. If your stays past the agreed upon checkout time without the host's consent, you might be charged an additional $50 per hour late fee.

NO REFUNDS OR PARTIAL REFUNDS will be given for early departure or any other reasons, including inclement weather, construction, road conditions, or malfunctions in equipment (i.e. hot tubs, jacuzzi, fireplace, DVD players etc.). If you are traveling to the area during the winter season, we advise that you keep a check on the local weather. In order to help keep the house maintained for the next renter we ask that you adhere to the following rules: On the day of your check-out, please refer to the checklist provided in the rental information. We ask that you leave the house in good condition, thermostats set to the requested settings and ALL doors are locked. If these procedures are not followed an excessive cleaning fee will be charged.

WHAT WE PROVIDE: Your rental includes the setup of the house with towels and bed linens. There's a starter supply of coffee, toilet paper and paper towels. We provide hand soap, liquid dish detergent, dish washing detergent and basic cleaning supplies. You might also find a complimentary welcome plate.

NOTIFICATION OF OWNER: If you find that something is not operating correctly, appears damaged or needs housekeeping attention, you agree to contact us immediately. If warranted, we will make every attempt to repair or correct the situation as promptly as possible. If repairs are required, you agree to provide access to the property.

SECURITY: There is an onsite automated security system with outside cameras to ensure a safe environment.

PETS: If a pet is found on premises without notifying the host in advance, you will be charged with a $55 per night pet fee plus an additional $250 dollar cleaning fee.

ELECTRICITY OUTAGES: If basic utilities such as electricity experience a lengthy outage of more than eight (8) hours, we will refund the portion of your stay that is impacted by the outage. These situations are rare, but we want you to know that we will do everything possible to address the outage promptly with your comfort and safety in mind.

WATER AND SEPTIC: The house is on well water and septic. The sewerage will clog up if improper material is flushed. DO NOT FLUSH anything other than toilet paper. No feminine products should be flushed at any time. If it is found that feminine products have been flushed and clog the septic system, you will be charged for damages.

STORMS: No refunds will be given for storms and road conditions.

INTERNET SERVICE: We offer high speed internet. However, if there is an outage beyond our control, no refunds or rate adjustments will be made. We will do our best to expedite any service calls, if necessary, and replace routers promptly if our equipment should fail.

COMMUNITY RULES: Guest agrees to abide by community rules and not to cause nuisance to any neighbors by theirs actions, noise or other. You risk being evicted if neighbors call the police to complain about nuisances. Remember that there are permanent residents living in the area and you must respect their rights. House parties are not permitted and will be cause for immediate eviction with no refund.

ACCIDENTS, THEFT OR LOSS OF PROPERTY: Owner is not responsible for any accidents, injuries or illness that occurs while on the premises and guest(s) agree to hold B&P One LLC, it owners, employees and agents harmless for any accident, injury or illness that occurs on the premise. You are solely responsible for all personal items brought to the property. Please secure valuables while you are gone by placing them out of view, closing window blinds, locking all entry doors. Our property insurance will not cover items brought into the cabin by outside parties.

FORGOTTEN ITEMS: If you believe you have left an item behind, contact your host Phoebe Ngai, as soon as possible so we can have housekeeping search for you item. If they have to make a special trip, there will be a $25.00 service call fee plus the cost to ship the item back.

SMOKING: Smoking of any kind is not allowed on or near premises. $500 fine for violation

PESTS AND ENVIRNMENT: To ensure the best guest experience, we perform regular pest control maintenance on the house. Because the house is located in wooded area we cannot guarantee that the house will be pest free. We do not offer refunds for pests. Unfortunately, ladybugs and other pests are a part of our environment and we are unable to prevent them from occasionally visiting the house. Please contact us if the need arises and we will do our best to resolve the issue.

MINIMUM AGE: We require the responsible party who signs the lease to be at least 21 years of age at the time of booking. We do not accept rentals made by parents on behalf of their children under the age of 21. Any reservation obtained under false pretense will be subject to forfeiture of lodging payment(s) and the party will not be permitted to check-in or evicted if already at the property.

RENTAL TERMS: B&P ONE LLC unilaterally and at its sole discretion reserves the right to change or cancel the reservations for any reason with refunds made accordingly, in the event the property becomes unavailable to rent. Under no event will B&P ONE LLC, its owners, employees and agents be liable for any amount exceeding rental amount.

PROPERTY: Renter(s)/guest(s) acknowledge that there have been no representations, warranties, promises and guarantees with respect to the building or property. Warranties as to the fitness for a particular purpose or merchantability are expressly disclaimed.

INDEMNITY CLAUSE: The registered guest agrees to indemnify B&P ONE LLC, its owner, employees and agents of any damages to the building, contents property and ground which result from the renter’s occupancy including furnishings and household items and/or damages found upon arrival. The registered guest is the person responsible for any damages his/her group cause to the building, contents, property and ground. B&P ONE LLC, its owners, employees and agents will not be responsible for accidents or injury to guests or for loss of money or valuables of any kind. The registered guest assumes full responsibility for any and all damages that his/her party causes, such as, but not limited to, excessive cleaning charges for problems caused by his/her parties visit, including linens and towels. Your electronics signature on this document means you agree to be responsible for any damages, missing items and/or excessive cleaning that are made necessary by your stay. The persons name on the reservation will be billed.

DISCLAIMER: Guests for themselves and their respective heir, personal representatives, successors, and assigns, hereby release B&P ONE LLC, its owners, employees and agents of all claims, demands or cause or thing whatsoever resulting for or in connection with the property of this rental contract, including without limitation any claim, demand or cause of action for personal injury or death and any and all loss, liability, cost and expense resulting from any claim, demand, suit or cause of action which may be asserted.

JURISDICTION AND VENUE: Guest(s) agree that Ottawa County, Michigan has jurisdiction over any issue or claim arising under this agreement and venue is proper and exclusive to Ottawa County, Michigan.

DEFAULT: If the guest defaults under the agreement then B&P ONE LLC shall be entitled to the remedial outlined herein and any remedial available to it at law or equity and it shall be entitled to recover all costs incurred in the enforcement of the agreement including but not limited to reasonable attorney fees. These Policies and Procedures above are meant to protect you, our guest, and the owners alike. All guests, as well as owners are required to conform to all Policies and Procedures. We want you to have an enjoyable rental experience from B&P ONE LLC!

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BICYCLES AND RELATED EQUIPMENT AGREEMENT, WAIVER AND RELEASE OF LIABILITY

Assumption of Risk: Guest understand and accept that taking this bicycle and participating in biking exposes them to many hazards and entails unavoidable risk of death, personal injury (including but not limited to severe spinal or head injury) and loss of or damage to property. Guest also understand Guest should be in good physical health to participate in bicycling. Guest choose to participate in bicycling in spite of these risks and hereby assume all risk of injury or loss of life to myself and loss of or damage to property arising out of taking this bicycle and participating in bicycling. Guest understand the inherent risk involved in using this equipment; accept full responsibility for any and all such damage or injury which may result.

Waiver and Release: In consideration of B & P One (BPO) LLC letting guest ride this bicycle, Guest specifically release and forever discharge BPO and its owners and employees from any and all liability or claims for injury, illness, death or loss of or damage to property which Guest may suffer while taking this bicycle and participating in bicycling. This discharge specifically includes, but is not limited to, liability or claims for injury, illness, death or damage caused by the negligence of BPO or its owners and employees. It is guests’ intent by the Waiver and Release Agreement to release BPO and hold it harmless from all liability for any such property loss or damage, personal injury or loss of life, whether caused by the negligence of BPO or whether based upon breach of contract, breach or warranty, or any other legal theory. In signing this document, Guest fully recognize that if injury, illness, death or damage occurs to them while Guest engaged in taking this bicycle or participating in bicycling, Guest will have no right to make a claim or file a lawsuit against BPO or its owners and employees, even if they or any of them negligently cause guests’ injury, illness, death or damage.