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Standard Rental Agreement


Our Business Philosophy is to provide spotlessly clean and extremely well equipped vacation homes at the lowest cost possible. To achieve this we must have a strict rental agreement that transfers the bulk of the responsibility and accountability for the house and the property to the renter. While we only have trouble with a guest once in a great while, when we do it has a major impact on our business, especially during high seasons when we need to get the house back into service quickly. We want to attract guests who are accustomed to taking personal responsibility for their lives and everything in it, and who appreciate and applaud our business model. It is important to understand that we are not “nit pickers” regarding your departure. If you make every effort to keep the place clean and orderly during yours stay, and abide by the guidelines we provide for departure, then there will be no post-stay issues.


Our normal turnover between guests

• You enjoy the house responsibly
• When you are ready to leave you make an effort to do everything on the departure checklist
• We do a 4 hour turnover of the house
• I refund in full the security deposit
• I ask you to write me a review because it was an excellent experience for all

This is the ONLY way that this business is possible and profitable. Problem guests impact us more than any amount of money could compensate us for. If you are uncomfortable with any of the items in this rental agreement, then we encourage you to rent from someone else.

What You Must Understand As a Renter:

This is an ongoing seasonal operation and during high season there may be back to back rentals (someone may be arriving as soon as 4 hours after you check out). This house MUST be put back into service within those 4 hours and so if a guest causes damage or leaves the house excessively dirty, or there are missing items, then we must do whatever it takes, at any cost, to prepare the house for the arriving guest. Certainly if you are the arriving guest you would appreciate these same efforts. These costs will be billed to you, and by accepting this rental agreement you acknowledge this and your intention to pay any damages caused by you or your any member of your group or anyone you invite onto the property during your rental period. We fully document problems we have with the condition of the house with photos.

By accepting this rental agreement

you agree to all the following terms and conditions


Cleaning Fee:

The cleaning fee is intended to cover a quick cleaning between guests, and NOT a deep cleaning. By accepting this rental agreement you acknowledge that you know the difference. The cleaning fee assumes that you will adhere to the checkout guide upon departure and do your part in the process. A group of 8 people can do in 30 minutes what it may take our crew of 2 many hours. Simply take a good look at the condition of the house when you arrive, and leave it in similar condition when you leave.

Our cleaning fee covers the following:
• Laundering all the bed and bath linens used during your stay
• Remaking all the beds
• Vacuuming the carpets
• Wiping down the inside of the refrigerator
• A complete cleaning and disinfecting of the Kitchen and Bathroom
• A general reset of the house to the condition before you arrive
• Removal of trash

It does NOT include:
• Cleaning the grill
• Cleaning stains from furniture or carpet
• Cleaning baked on grime off the stove top
• Emptying the refrigerator of your leftover food
• Deep cleaning the refrigerator or freezer due to spills
• Cleaning the inside of the oven
• Reorganizing the house if is left in a complete state of disarray
• Painting or patching scuffed or dented walls
• Cleaning up cigarette butts or trash from the property
• Cleaning spills and stains off the porches, deck, walkways, or driveways


What you agree to pay:

By accepting this rental agreement you agree to pay the costs associated with damages done by you or a member of your group and/or any excess cleaning necessary, including hiring extra people or an outside contractor. You also agree to pay the cost of any damaged or broken items and any shipping costs and management costs associated with these repairs. You agree to accept an itemized bill from us without question for any amount in excess of your security deposit. We always document any damages with photos and they will accompany any billing made to you. Any bill not paid within 10 days will be submitted to the Carbon County Magistrate’s office (401 Delaware Ave, Palmerton, PA 18071) for legal action and collection, NO EXCEPTIONS.


Our billing policy is as follows:
• Cleaning is billed @ $35 per hour
• Management time is billed @ $65 per hour
• Damaged or missing items are billed at cost plus any shipping costs and management time in
organizing a replacement or repair of the item in question


Complaints from the Neighbors:

If we have to respond to a complaint from the neighbors about noise, parking, or any other issue that causes conflict with the neighbors, you will be asked to leave the premises immediately with no refund for the time not used. We are happy to advise you of our expectations regarding this agreement prior to booking, all you have to do is ask.

Cancellation Policy:

Cancellations within 30 days of arrival will not result in a refund unless we are able to re-rent the property – notify us ASAP if you need to cancel so we can make the days available on our online calendar. As soon as we re-book the property we will issue a refund to you.

Smoking Policy:

Smoking is allowed outside only – please put cigarette butts in the provided receptacles. If the house clearly smells like cigarette smoke inside after your departure, we reserve the right to withhold your entire security deposit.


Pet Policy:

Pets are NOT allowed on the property at any time. Any violation will result in you leaving the property immediately without refund of any days not used and security deposit will not be refunded.


Check-in and Check-out Times:

Formal check-out time is 11:00 and check-in time is 4:00 PM. Any flexibility with arrival and departure times that we extend to you as a guest is a courtesy, and not a right. However, you MUST be ready for the cleaning crew or owner to arrive and enter the home no later than 11:30 on the day you are scheduled to check out, and that you cannot arrive until after 4:00 PM so that we have time to properly prepare the house for you. If you want or need alternate arrival/departure times it is your responsibility to make arrangements with us prior to your stay.

Noise Policy:

This is a non-party house. It is located in-town and as such consideration for excess noise after 10:00 pm must be given. The deck is open at all hours for quiet conversation, but any loud talking or music outdoors after 10:00 pm is disrespectful of the neighbors. Simply take the party inside after 10:00 pm. If it is summertime close the windows and turn on the A/C. We have a great relationship with our neighbors, who awake early for work. Please be respectful! No matter inside or out, this is not a party house, so any loud late night gatherings will be considered a violation of this agreement.


If you operate any equipment included with or attached to the property, you assume responsibility to know how to properly operate them without doing damage. Management is always available to advise you and there is the user manual provided for your use. Any damages to equipment or the physical property, including but not limited to: windows, blinds, doors, electronics, televisions, remote controls, cabinets, whirlpool tub, washer, dryer, dishwasher, XBOX, etc, will result in a deduction from your security deposit.

Accidents and Injury:

We are not responsible for any accidents, injuries or illness that occur while on the premises or its facilities, or while using any equipment provided for your use. By accepting this rental agreement you acknowledge that you understand the risks and that you assume all responsibility for those risks. We are also not responsible for the loss of personal belongings or valuables of the guest. By accepting this rental agreement, it is agreed that all guests or others whom they invite to use the premises, are expressly assuming the risk of any harm arising from their use of the property and the equipment provided with the property.



Parking is limited to 4 vehicles on the premises only. Parking on the road in front of the house or in the alley beside the house is ABSOLUTELY not permitted. This is a neighborhood where parking is very limited and as such everyone has their regular parking space. Any illegally or irregularly parked cars are subject to towing; applicable fines/towing fees are the sole responsibility of the vehicle owner.



There is no daily housekeeping service. While linens and bath towels are included in the unit, daily maid service is not included in the rental rate. We suggest you bring beach towels if you plan any water related activities. We do not permit towels or linens to be taken from the units. Putting sandy or dirty towels into the washing machine is a violation of this agreement.


Winter Storms:

No refunds will be given for snow or ice storms. Mountain roads can be curvy, steep and icy. While we strive to keep the driveway and immediate access to the property open between guests, we cannot guarantee the condition of the public roads, and we cannot send people on a daily basis to shovel and plow. We do not refund due to road conditions. We also do not offer night time snow removal, if there is a storm during your stay, snow shovels are provided for your use.


NO REFUNDS will be given for early termination of your stay due to a violation of this agreement!


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