Policies

TEXOMA ROSE RETREAT LLC

Guest Rental Agreement and House Policies

Master Version 2.2 | Effective August 2026 | Source of truth for all booking channels

This Short-Term Rental Agreement (the "Agreement") is entered into between Texoma Rose Retreat LLC ("Host," "we," "us," or "our") and the individual who completes a reservation for the Property (the "Booking Guest," "you," or "your"). By reserving, paying for, checking into, or staying at the Property, the Booking Guest confirms that they have read, understood, and agreed to every term of this Agreement, on behalf of themselves and every member of their party.

Property: Texoma Rose Retreat, Kingston, Marshall County, Oklahoma. Three bedrooms, two and a half bathrooms, sleeping up to eight guests.

We wrote this to be clear rather than intimidating. Most guests never need to think about any of it. These policies exist to set expectations and to protect the home for everyone who stays after you. Most of what follows simply describes how we care for this house and what we ask of you in return. Where a term carries a fee or a consequence, we have said so plainly so there are no surprises later. If anything here is unclear, ask us before you book. We would much rather answer a question than enforce a rule.

Our Hosting Philosophy

We bought this house in 2019 and spent about two and a half years making it what it is. We still get a little excited every time a new group pulls into the driveway.

Our goal is simple. We want you to relax, spend real time with the people you came with, and go home glad you chose us.

Plans change and things come up during a stay. When they do, please tell us. Almost every rule in this document exists because we would rather hear about something in advance than discover it afterward, and we can accommodate far more than most guests expect when we have a little notice.

In return, we ask that you treat the home, our neighbors, and the land around it the way you would want yours treated. That is really the whole agreement. Everything that follows is detail.

1. How This Agreement Works With Booking Platforms

1.1 This Agreement applies to every reservation at the Property, regardless of where it was booked.

1.2 Where a term of this Agreement conflicts with a binding policy of Airbnb or Vrbo, that platform's policy governs that reservation to the extent of the conflict. Every other term of this Agreement remains in full effect.

1.3 Cancellation terms, payment schedules, identity verification, and damage protection differ by booking channel. Appendix A sets out which terms apply to each channel.

1.4 All other terms, including occupancy limits, house rules, fees, safety rules, and liability provisions, apply identically on every channel.

2. Reservation and Eligibility

2.1 Minimum age. The Booking Guest must be at least 25 years of age at the time of booking and at the time of the stay.

2.2 The Booking Guest must stay. The Booking Guest must be physically present at the Property for the entire duration of the reservation.

2.3 No third-party bookings. Reservations made on behalf of another person or group that the Booking Guest will not be part of are not permitted and may be canceled without refund.

2.4 Chaperoned groups only. This is a family home and children of every age are welcome. Reservations by or for groups of individuals under the age of 25 without a responsible adult aged 25 or older staying on site for the full reservation are not permitted.

2.5 Accurate information. The Booking Guest confirms that all information provided at booking, including the total number of guests, the presence of pets, and the purpose of the stay, is accurate and complete. Material misrepresentation is grounds for cancellation or termination of the stay without refund.

2.6 Identity verification. For direct bookings, the Booking Guest must complete identity verification, including a valid government-issued photo ID, within 24 hours of booking. Failure to complete verification may result in cancellation of the reservation, with refund handled under the cancellation policy in Section 9.

2.7 Host discretion. Host may decline or cancel any reservation that does not meet the requirements of this Section. Where the Booking Guest has not misrepresented any information, Host will issue a full refund of amounts paid.

3. Registered Guests and Occupancy

This is the section that matters most to us, and it is the one we ask you to read carefully. Our insurance coverage, our septic system, and our cleaning schedule are all built around a known number of people in the home. We do not charge per guest within our maximum occupancy of eight, and we are usually happy to discuss special circumstances in advance. What we cannot accommodate is finding out after the fact. Tell us in advance and we will nearly always work with you.

3.1 Maximum occupancy. The maximum number of overnight guests is eight. Every person counts toward this total regardless of age, including children and infants.

3.2 Registration required. Every overnight guest must be included in the reservation guest count before check-in. Host may request the first and last name of each guest in the party.

3.3 Changes to the party. If the size or composition of the party changes at any point before or during the stay, the Booking Guest must notify Host and update the reservation before the additional guest arrives, or promptly upon their arrival. Plans change and we understand that. A quick message is all we ask.

3.4 Approved guests above eight. The eight-guest maximum may not be exceeded without Host's prior written approval. Approval is granted at Host's sole discretion, is not guaranteed, and must be obtained before the additional guest arrives. Where approval is granted, additional guests are charged $50 per guest, per night.

3.5 Undisclosed guests. Any overnight guest present at the Property who was not included in the reservation and who was not disclosed to Host before or promptly upon their arrival, is an undisclosed guest. Host may, at its sole discretion, charge a $250 violation fee for the presence of any undisclosed guest, regardless of the total number of guests. Where the presence of undisclosed guests also causes the total number of persons at the Property to exceed the eight-guest maximum, Host may additionally charge $50 per guest above the maximum, per night, for every night of the reservation.

3.6 Verification of occupancy. Host may verify the number of persons at the Property using the exterior security cameras described in Section 17, the indoor noise monitoring device described in Section 17, on-site inspection, or any combination of these. The Booking Guest acknowledges these methods and agrees that camera recordings, sound level data, and inspection findings may be used as supporting evidence for fees under this Agreement, for claims filed through a booking platform, and for charges to the payment method on file.

3.7 Consequences. Exceeding the occupancy limit without approval, or bringing undisclosed guests, is a material breach of this Agreement and may result in fees under Section 29, immediate termination of the stay without refund under Section 27, or both.

4. Visitors

4.1 Definition. A visitor is any person present at the Property who is not a registered overnight guest.

4.2 Approval required. Any visitor must receive Host's prior written approval.

4.3 Total persons on site. The total number of persons at the Property at any one time, including registered guests and approved visitors, may not exceed ten unless otherwise approved by Host in writing.

4.4 No overnight visitors. Visitors may not stay overnight unless they are added to the reservation and approved by Host. A visitor who remains at the Property overnight is treated as an undisclosed guest under Section 3.5.

4.5 Departure. Approved visitors must depart no later than the beginning of quiet hours at 10:00 PM.

4.6 Responsibility. The Booking Guest is responsible for the conduct of all visitors while on or around the Property, and for any damage, fees, or costs arising from a visitor's actions.

5. Parties, Events, and Gatherings

5.1 Prohibited. Parties, events, and commercial gatherings are strictly prohibited.

5.2 What counts. A prohibited gathering includes any assembly that exceeds the total person limit in Section 4.3, any event promoted or advertised publicly or on social media, any ticketed or paid-admission gathering, and any gathering that generates noise, traffic, or parking that disturbs neighbors.

5.3 Organized events. Weddings, receptions, reunions, retreats, corporate gatherings, and photography or video shoots require Host's prior written approval. Please reach out before you book if you are considering one of these, and we will tell you what we can accommodate.

5.4 Consequence. An unauthorized party or event results in immediate termination of the stay without refund, a $500 unauthorized event fee, and responsibility for all resulting costs and damages.

6. Quiet Hours, Noise, and Neighbors

6.1 Quiet hours. Quiet hours are 10:00 PM to 8:00 AM. During these hours, please keep outdoor conversation, music, and hot tub use at a level that does not carry. Sound travels farther in the country than most guests expect.

6.2 Noise monitoring. The Property is equipped with one indoor noise monitoring device. It measures decibel levels only. It does not record audio and does not capture conversation. It alerts Host when sound exceeds a set threshold for a sustained period.

6.3 Rural setting. Neighboring properties, boat and road traffic, agricultural activity, and seasonal activity including fireworks around holidays are outside Host's control and are not grounds for a refund or rate adjustment.

6.4 Consequence. Excessive noise, or repeated noise that is not corrected after notice, may result in an enforcement fee under Section 29 and termination of the stay without refund.

7. Pets and Service Animals

7.1 Dogs welcome. Up to two dogs are welcome with prior disclosure at booking and a pet fee of $200 per reservation. Any other animal aside from dogs is not allowed. There is no weight limit and no breed restriction.

7.2 Undisclosed dogs. An undisclosed dog results in the $200 pet fee being applied to the reservation, plus the actual cost of any additional cleaning or remediation, and may result in termination of the stay.

7.3 Indoor supervision. Dogs must be supervised whenever they are loose inside the home. Dogs left unattended inside the home must be securely crated.

7.4 Furniture and bedding. Dogs are not permitted on beds, bedding, or upholstered furniture.

7.5 Outdoors. Dogs must be supervised outdoors at all times, including inside the dog run, and must be leashed or contained when outside the dog run. Dogs may not be left outside unattended.

7.6 Waste. All dog waste must be picked up and bagged promptly, including inside the dog run, and placed in the outdoor bins before departure.

7.7 Bathing. Please do not bathe dogs in the tubs or showers. Dog hair and dog shampoo are hard on a septic system, and the tubs are difficult to fully clean between stays.

7.8 Noise. Barking is subject to the quiet hours in Section 6.

7.9 Damage and cleaning. Dog-related damage, excessive shedding requiring upholstery or floor treatment, odor remediation, and any related costs are charged at actual cost.

7.10 Service animals. Service animals as defined by the Americans with Disabilities Act are not pets. They are welcome, are not subject to the pet fee, and do not count toward the two-animal limit. Guests remain responsible for the animal's behavior, waste, and any damage it causes. Emotional support animals, therapy animals, and comfort animals are not service animals under the ADA and are treated as pets under this Section.

8. Payment

8.1 Direct bookings. Fifty percent of the reservation total is due at the time of booking. The remaining balance is due 30 days before check-in. Reservations made within 30 days of check-in are payable in full at booking.

8.2 Failed or late payment. If the balance is not received within three days after the due date, Host may cancel the reservation, after reasonable notice to the Booking Guest, and retain amounts already paid in accordance with the cancellation policy in Section 9.

8.3 Platform bookings. Reservations made through Airbnb or Vrbo follow that platform's payment schedule and processing.

8.4 Taxes. Oklahoma sales tax and Marshall County lodging tax are applied as required by law and are shown on the reservation.

9. Cancellation and Changes by Guest

9.1 Direct bookings. Full refund if canceled 30 or more days before check-in. Fifty percent refund if canceled 14 to 29 days before check-in. No refund if canceled fewer than 14 days before check-in.

9.2 Holiday periods. Reservations covering the following periods are non-refundable once booked: Memorial Day weekend, the Fourth of July week and weekend, Labor Day weekend, Thanksgiving, Christmas, and New Year's.

9.3 Platform bookings. Reservations made through Airbnb or Vrbo are governed by that platform's cancellation policy as shown on the listing at the time of booking. See Appendix A.

9.4 Date changes. A change of dates is treated as a cancellation and a new reservation unless Host agrees otherwise in writing.

9.5 Early departure. No refund is issued for nights not used, whatever the reason for the early departure.

9.6 No exceptions. Refunds are not issued outside the terms above, including for scheduling conflicts, illness, work obligations, transportation problems, or a change of plans. Please see Section 10.

10. Travel Insurance

We strongly recommend travel insurance for every reservation. It is inexpensive relative to what it protects, and it is the only thing that covers the situations our cancellation policy cannot: illness, family emergencies, work changes, travel disruption, and weather. We hold dates for you and turn away other bookings, which is why our policy is firm. Travel insurance is how you protect the money you have put down. Please purchase it early, since most policies exclude events that are already forecast or known at the time of purchase.

11. Severe Weather and Force Majeure

11.1 Oklahoma weather. The Property is in southern Oklahoma, a region that regularly experiences tornadoes, severe thunderstorms, large hail, damaging winds, ice storms, and extreme heat. Guests are encouraged to monitor forecasts before and during the stay and to plan travel accordingly.

11.2 No weather refunds. Refunds, credits, and date changes are not issued for weather conditions, storms, road conditions, lake levels, water clarity, algae, or seasonal conditions, whether or not the Guest chooses to travel. Travel insurance is the appropriate protection for these situations.

11.3 Force majeure. No refund is issued for events outside Host's reasonable control, including natural disasters, severe weather, wildfire or burn bans, pandemics, epidemics, government orders, evacuation orders, regional utility failures, or other emergencies, except as provided in Section 12.

11.4 Evacuation. If a government authority issues an evacuation order affecting the Property, Guest agrees to comply promptly and to notify Host.

12. Host Cancellation and Property Unavailability

12.1 When this applies. In rare circumstances the Property may become unusable or unsafe due to damage, casualty loss, mechanical or utility failure, or another cause. Host may cancel the reservation in these circumstances.

12.2 Limited remedy. Host's entire liability in this situation is limited to a refund of all amounts paid for the affected nights. Host is not responsible for alternate lodging, travel costs, airfare, rental cars, event costs, or any other expense, and is not liable for consequential, incidental, or indirect damages of any kind.

12.3 Mid-stay. If the Property becomes unusable during a stay, Host will refund the unused nights on a prorated basis, subject to the same limitation.

13. Check-In and Check-Out

13.1 Standard times. Check-in is 4:00 PM or later. Check-out is 11:00 AM.

13.2 Early check-in. Early check-in is sometimes available and is always subject to availability and prior written confirmation from Host. It is never guaranteed. Please do not arrive before 4:00 PM without written confirmation.

13.3 Late check-out. We are usually happy to accommodate a short extension when the calendar allows. All late check-out requests must be approved in advance. An approved departure up to 12:00 PM is generally at no charge. An extended late check-out to 2:00 PM, when available, is $250.

13.4 Unapproved late departure. Remaining at the Property past 11:15 AM without prior approval results in a $250 fee.

13.5 Access information. The door code and access instructions are confidential. They may not be shared with anyone who is not a registered guest of the reservation.

14. Before You Leave

You are on vacation and we do not want you cleaning our house. The cleaning fee covers the real work. There are a few things we do need before you go, mostly for safety and because of where we are, and a few more that we simply appreciate.

Required before departure:

Bag all trash and place it in the outdoor bins with the lids fully closed. Bags left inside the home or sitting beside the bins attract pests and wildlife in our area.
Fully extinguish the fire pit using the sand bucket provided.
Turn off the grill.
Close and latch the hot tub cover.
If pets stayed with you, pick up and bag all waste, including inside the dog run.
Close and lock all doors and windows.

Appreciated but not required:

Load and start the dishwasher with any used dishes.
Place used towels in the laundry room.
Return furniture and outdoor cushions to where you found them.
Log out of any personal streaming accounts on the smart TVs. Host is not responsible for accounts left signed in.

14.1 Excessive mess. A mess requiring cleaning time or services beyond a normal turnover is charged at $250 plus actual cost. This includes bodily fluids, biohazards, extensive spills or staining, food left throughout the home, and trash left inside the home.

14.2 Laundry appliances. Use the washer and dryer at your own risk. Host provides septic-safe laundry pods. Guests who prefer to bring their own detergent must use a product labeled septic safe, biodegradable, or low-sudsing, as described in Section 20.2. Do not overload the machines or wash items not suited to machine washing.

14.3 Remotes and electronics. Each room has a wall-mounted holder for its remote control. Please return each remote to its holder and leave it in the room where you found it. A $50 fee applies for each lost or damaged remote.

14.4 Property equipment. Please do not move furniture, the internet router or modem, or any other Property equipment from its original location.

14.5 Switches. Please do not turn off any switch labeled "Do Not Turn Off" or "Keep On." These control equipment that needs to run continuously.

15. Smoking, Vaping, Cannabis, and Open Flame

15.1 Indoors. Smoking and vaping of any substance, including tobacco, cannabis, and similar products, is prohibited inside the home, on the screened porch, and in the hot tub. This applies regardless of whether a guest holds an Oklahoma medical marijuana license. Oklahoma law does not require a private property owner to permit use on the property.

15.2 Outdoors. Smoking is permitted in open-air outdoor areas. Please dispose of cigarette butts in the container provided, never on the ground or in landscaping.

15.3 Consequence. Evidence of smoking or vaping indoors results in a $500 remediation fee plus the actual cost of odor removal, cleaning, or repair.

15.4 Candles and open flame. Candles, incense, and any open flame are prohibited inside the home. The living room fireplace is electric and is for ambiance and supplemental heat only.

16. Parking and Vehicles

16.1 Limit. A maximum of four vehicles, including trailers, may be at the Property.

16.2 Driveway only. Parking is permitted only in the driveway and designated areas. Parking on grass, landscaped areas, or neighboring property is prohibited. Vehicle weight damages the lawn and can damage underground plumbing, which is a costly repair.

16.3 Boats and recreational equipment. Boats, trailers, kayaks, paddleboards, golf carts, ATVs, and UTVs are welcome and must be parked on the driveway only.

16.4 Operation. Operation of golf carts, ATVs, UTVs, or similar vehicles on the Property grounds or on adjacent land is at the Guest's own risk and is subject to Section 30. Guests are responsible for complying with all applicable laws.

16.5 Oversized vehicles. RVs and oversized vehicles require prior approval. There are no RV hookups at the Property.

16.6 Access. Do not block the driveway, the roadway, or any neighboring access.

17. Security Cameras and Monitoring Devices

17.1 Exterior cameras. There are two exterior cameras mounted on the front of the home, a video doorbell and a floodlight camera. Both monitor the front entrance and driveway only, and both record video and audio.

17.2 No interior cameras. There are no cameras inside the home. There are no cameras in the backyard, at the hot tub, on the screened porch, or in any private guest area.

17.3 Noise monitoring. There is one indoor noise monitoring device. It measures decibel levels only. It does not record audio and does not capture conversation.

17.4 Purpose. These devices exist for security, for safety, and for verifying compliance with this Agreement, including occupancy limits.

17.5 Use as evidence. The Booking Guest agrees that camera recordings and sound level data may be used as supporting evidence for fees under this Agreement, for claims filed through a booking platform, and for charges to the payment method on file.

17.6 Tampering. Disabling, covering, obstructing, unplugging, repositioning, or otherwise tampering with any camera or monitoring device results in a $250 fee and is grounds for immediate termination of the stay without refund.

18. Rural Property and Natural Environment

Part of what makes this place special is that it is genuinely in the country. That comes with a few realities worth knowing before you arrive.

18.1 Wildlife and insects. Deer, snakes, spiders, ticks, chiggers, mosquitoes, wasps, rodents, armadillos, and other wildlife are present in this area year round. The presence of wildlife, insects, or arachnids on or around the Property is normal for a rural lake property and is not grounds for a refund or rate adjustment. Please do not feed or approach wildlife.

18.2 Snakes. Both venomous and nonvenomous snakes are native to this region. Do not handle or attempt to move any snake. We recommend closed shoes outdoors, particularly near the pond, in tall grass, and around wood piles. Please supervise children and pets outdoors.

18.3 Pest control. The Property is treated on a regular schedule. Occasional insects indoors are normal in a rural home and are not a habitability issue.

18.4 Terrain. The grounds include uneven ground, natural vegetation, and sloped areas. Please use caution, particularly after dark.

18.5 Pond and adjacent land. The pond behind the Property is on land managed by the U.S. Army Corps of Engineers and is not owned or controlled by Host. Swimming and wading are prohibited. Fishing is at the Guest's own risk and is subject to Oklahoma fishing license requirements and all applicable Corps of Engineers regulations. Guests who enter adjacent public land do so at their own risk and are responsible for compliance with federal rules governing that land.

18.6 Roads and navigation. The Property is accessed via Highway 70. This is a straightforward property to find. Please make sure your directions are downloaded or written down before you leave, since cell service can be limited along the way.

18.7 Cell service. Cellular coverage varies by carrier and may be limited or unavailable at the Property. Wi-Fi calling is available and we recommend enabling it before you arrive.

18.8 Trash and wildlife. All trash must be kept in the outdoor bins with the lids fully closed. Do not leave trash bags, food, pet food, or coolers outdoors overnight.

19. Utilities, Internet, and Amenity Availability

19.1 Water. Water is supplied by a rural water district. Interruptions, pressure fluctuations, and occasional boil orders are possible and are outside Host's control.

19.2 Internet. Internet and Wi-Fi are provided as a convenience and cannot be guaranteed in a rural area. If service goes down during your stay, please tell us and we will do what we can to get it restored. Refunds are not issued for outages, interruptions, or reduced speed.

19.3 Power. Power outages occur in rural areas, particularly during storms. Host will report an outage promptly. Restoration is the utility provider's responsibility and its timing is outside Host's control.

19.4 Amenity outages. If an amenity such as the hot tub, HVAC, or an appliance becomes unavailable, please notify Host promptly. Host will make reasonable efforts to repair or replace it during the stay, though rural service availability can affect timing. No refund is issued for the temporary loss of an individual amenity. Host may offer a courtesy adjustment at its sole discretion.

19.5 Please tell us during your stay. Guests must report problems while they are still at the Property so that Host has a fair opportunity to correct them. Issues raised for the first time after check-out, or in a review, cannot be resolved and are not eligible for compensation.

20. Septic System

The home is on a private septic system rather than a municipal sewer. What goes down the drains genuinely matters here, and a single mistake can put the system out of service for the guests who follow you. We appreciate your care with this more than almost anything else on this list.

20.1 What may be flushed. Only human waste and septic-safe toilet paper may be flushed. Nothing else. This specifically includes wipes of any kind, including those labeled flushable, as well as feminine hygiene products, paper towels, diapers, cotton swabs, dental floss, condoms, hair, and food waste.

20.2 Detergents. Host provides septic-safe laundry detergent and dishwasher pods. Guests who prefer to bring their own must use products labeled septic safe, biodegradable, or low-sudsing.

20.3 Water use. Please spread laundry across the stay rather than running many consecutive loads, and avoid running the washing machine, the dishwasher, and multiple showers at the same time.

20.4 Grease. Never pour cooking grease or oil down any drain.

20.5 Report problems immediately. Notify Host at once if you notice a slow drain, a gurgling sound, an odor, or standing water in the yard.

20.6 Consequence. Septic misuse resulting in a backup, service call, pumping, or repair is charged at $350 plus the actual cost of the service or repair.

21. Amenities and Assumption of Risk

21.0 General. All amenities are used at the Guest's own risk. No amenity is supervised or lifeguarded. Parents and guardians are responsible for supervising children at the Property at all times, using their judgment as to the level of supervision appropriate to each child's age and maturity.

21.1 Decks, patios, and stairs. Outdoor surfaces may be slippery when wet or icy. Please use caution and supervise children.

21.2 Bunk beds. Top bunks are intended for children age 6 and older. One person per bunk. No climbing, jumping, horseplay, or hanging items from the frame.

21.3 Hot tub.

Use at your own risk. The hot tub is not supervised.
Children must be supervised by an adult at all times. Children under age 5 should not use the hot tub. No infants and no one in diapers.
The hot tub is on the back deck. One entry point to the deck has a gate, and the remaining access points are open. The hot tub is not enclosed or locked, so children must be supervised outdoors at all times.
Anyone who is pregnant, has a heart condition, has high or low blood pressure, has diabetes, or is taking medication should consult a physician before use.
Do not use the hot tub while under the influence of alcohol or drugs.
Guests must rinse off before entering the hot tub, including after swimming in the lake.
Close the cover fully and latch it after every use. This keeps the water clean and holds the temperature. Children must never be left unsupervised near the hot tub.
Limit sessions to approximately 15 minutes. The temperature is preset and should not be adjusted.
The hot tub seats seven. No more than seven people may be in the hot tub at one time, even though the home sleeps eight.
No glass of any kind in or near the hot tub.
No soaps, oils, bath bombs, lotions, or bath products.
Do not sit, stand, or place items on the cover.
The hot tub is serviced by our hot tub technician between stays. If a drain and refill is needed, it may take several hours to return to temperature.
Misuse requiring an early drain, refill, or service call is charged at $150 plus actual cost.

21.4 Electric fireplace. The living room fireplace is electric. It is for ambiance and supplemental heat only. Use only the provided controls. Do not place items on or inside the unit and do not burn anything in it.

21.5 Outdoor kitchen and grill. Only adults may operate the grill and outdoor kitchen appliances. Never leave cooking appliances unattended while in use. Turn off all burners after use, and scrape the grates once they have cooled. The grill is a fixed, built-in unit. Keep children and pets at a safe distance.

21.6 Fire pit.

A responsible adult must attend the fire at all times.
Never use the fire pit during a burn ban. Marshall County issues countywide burn bans regularly, particularly during dry and windy periods. Guests are solely responsible for checking current burn ban status before lighting a fire, as conditions can change during a stay.
Do not use the fire pit during high wind or when fire danger is elevated.
Firewood is not provided. Please plan to bring your own or pick some up locally on your way in.
Burn only clean, dry, untreated firewood. Burning trash, plastic, cardboard, treated or painted wood, construction material, or accelerants is strictly prohibited.
Keep the fire modest in size and fully contained within the pit.
Keep children and pets supervised and at a safe distance.
Fully extinguish the fire using the sand bucket provided before leaving the area or going inside. Water may also be used.
Never leave a fire, embers, or coals unattended, including overnight.
The Booking Guest is responsible for all costs, damages, and liability arising from an unattended, escaped, or improperly extinguished fire, including fire department response costs and damage to the Property, neighboring property, or public land.

21.7 Fireworks. Fireworks may not be discharged on the Property at any time, for any occasion. Neighboring properties in our area commonly discharge fireworks, particularly around holidays. This is outside Host's control and is not grounds for a refund.

21.8 Drones. Drones and other unmanned aircraft may not be launched, landed, or operated from the Property. The pond and land behind the Property are managed by the U.S. Army Corps of Engineers and may carry their own restrictions on launching and landing. Guests operating a drone elsewhere are responsible for compliance with all FAA regulations and for respecting the privacy of neighboring properties.

22. Severe Weather Safety

22.1 No storm shelter. The Property does not have a storm shelter, safe room, or basement. Guests who want access to a shelter should identify options in advance.

22.2 Safest interior areas. In the event of a tornado warning, the safest available areas in the home are the primary bathroom, the half bathroom, and the interior hallway between the guest bedrooms and the guest bathroom. Move to the most interior space available, away from windows and exterior walls, and cover your head and body.

22.3 No representation of protection. Host makes no representation or warranty that any area of the Property provides protection from a tornado or other severe weather event. Guests are responsible for monitoring conditions and for their own safety and that of their party.

22.4 Alerts. Please enable emergency weather alerts on your phone before you arrive. Outdoor warning sirens may not be audible at the Property, and cellular coverage may be limited. In an emergency, call 911.

23. Maintenance and Property Access

23.1 Entry. Host and authorized service personnel may enter the Property to perform necessary repairs or maintenance, to address an emergency, or to verify compliance with this Agreement where there is a reasonable concern.

23.2 Notice. Host will provide reasonable advance notice where circumstances allow. Emergencies may require immediate access without notice.

23.3 Cooperation. Guests must allow access to the hot tub, HVAC equipment, and utility areas for scheduled or necessary service.

23.4 Mid-stay cleaning. For reservations of 10 nights or longer, Host will schedule a mid-stay cleaning as standard practice. A mid-stay cleaning fee of $150 applies and is included in the reservation total at booking.

24. Damage, Damage Protection, and Payment Authorization

Accidents happen and we are reasonable people. Damage you tell us about before you leave is handled very differently from damage we discover afterward. Please just tell us.

24.1 Reporting. All accidental damage must be reported to Host before check-out. Please report any damage or malfunction, including anything that breaks, comes loose, or stops working, and do not attempt repairs yourself.

24.2 Damage protection and deposits. Depending on the booking channel, a security deposit, a card-on-file authorization, or a damage protection program may apply to the reservation. The terms applicable to each channel are set out in Appendix A.

24.3 What is never covered. No damage protection or deposit arrangement covers intentional damage or misuse, damage arising from violation of this Agreement (including smoking indoors, undisclosed pets, hot tub misuse, septic misuse, fire pit misuse, and occupancy violations), excessive cleaning, biohazards or bodily fluids, or lost, stolen, or missing items. See Section 29 for applicable fees.

24.4 Authorization to charge. The Booking Guest authorizes Host to charge the payment method on file for fees assessed under this Agreement and for damage, loss, or costs not otherwise covered.

24.5 Missing items. Missing items are charged at replacement cost.

24.6 Disputes and chargebacks. The Booking Guest agrees to raise any billing dispute with Host directly, or through the applicable booking platform's resolution process, and agrees not to initiate a chargeback for amounts properly owed under this Agreement.

25. Maximum Stay and No Tenancy

25.1 Maximum stay. The maximum reservation length is 14 consecutive nights.

25.2 Transient occupancy only. This Agreement creates a short-term transient occupancy for vacation purposes only. It does not create a tenancy, a lease, or a landlord-tenant relationship under the Oklahoma Residential Landlord and Tenant Act, and the Guest acquires no tenancy or residency rights in the Property.

25.3 Vacating. Guest agrees to vacate the Property at check-out. Remaining at the Property after check-out without Host's written consent constitutes a trespass.

25.4 No residency use. The Property address may not be used for mail delivery, vehicle registration, voter registration, or any residency, legal, or business purpose.

26. Prohibited Conduct

26.1 Illegal activity. Use of the Property for any illegal activity is strictly prohibited and results in immediate termination of the stay and notification of law enforcement.

26.2 Commercial use. Commercial use of the Property, including filming, photography, or content production for commercial purposes, requires Host's prior written approval.

26.3 No subletting or resale. The reservation may not be sublet, resold, re-listed, assigned, or transferred.

26.4 Respect for people. Harassment, threats, or abusive conduct toward Host, cleaning staff, service personnel, or neighbors is grounds for immediate termination of the stay without refund.

26.5 Third-party vendors. Third-party services engaged by the Guest, including private chefs, photographers, massage therapists, event staff, and equipment rentals, require Host's advance approval. Host is not liable for the acts or omissions of any vendor engaged by the Guest.

27. Enforcement and Termination of Stay

27.1 Range of response. A violation of this Agreement may result in fees under Section 29, immediate termination of the stay without refund, or both, at Host's discretion and in proportion to the violation.

27.2 Grounds for immediate termination. Immediate termination without refund may follow from occupancy or visitor violations, unauthorized parties or events, repeated or unresolved noise, smoking or vaping indoors, undisclosed pets, tampering with cameras or monitoring devices, illegal activity, threats or abuse, significant damage or misuse, and refusal to allow lawful access.

27.3 Enforcement fee. For a violation of this Agreement that does not carry a specific fee elsewhere in Section 29, Host may assess an enforcement fee of $250 per incident, in addition to any actual costs incurred. This fee is not applied on top of a violation that already carries its own stated fee.

27.4 Vacating on termination. Upon termination, the Guest and the entire party must vacate the Property immediately. No portion of amounts paid will be refunded.

27.5 No waiver. Host's decision not to enforce a provision on one occasion is a courtesy and is not a waiver of the right to enforce that provision at any other time.

28. Lost and Left Behind Items

28.1 Responsibility. Host is not responsible for items left behind at the Property.

28.2 Return shipping. If an item is found and the Guest requests its return, the Guest is responsible for all shipping costs plus a $25 handling fee.

28.3 Unclaimed items. Unclaimed items may be donated or discarded after 14 days.

29. Fee Schedule

All fees below are in addition to any actual costs incurred. Where a fee and an actual cost both apply, the Guest is responsible for the fee plus the actual cost. Fees may be charged to the payment method on file or submitted through the applicable booking platform's resolution process. Host may assess, reduce, or waive any fee in this schedule at its discretion. Reducing or waiving a fee on one occasion does not waive Host's right to assess that fee on any other occasion.

Situation	Amount
Approved additional guest above eight	$50 per guest, per night
Damaged or missing items	Actual replacement cost
Departure after 11:15 AM without approval	$250
Excessive cleaning beyond normal turnover	$250 plus actual cost
Extended late check-out to 2:00 PM (approved)	$250
Hot tub misuse requiring drain or service	$150 plus actual cost
Lost or damaged remote control	$50 each
Pet waste not removed	$100 plus actual cost
Return shipping of left items	Shipping cost plus $25 handling
Septic misuse requiring service or repair	$350 plus actual cost
Smoking or vaping indoors	$500 plus actual remediation cost
Tampering with cameras or monitoring devices	$250, plus termination
Unauthorized fireworks	$500 plus actual costs, and grounds for immediate termination of the stay
Unauthorized party or event	$500 plus actual costs, plus termination
Undisclosed dog	$200 pet fee, plus actual cleaning cost
Undisclosed guest, party at or under maximum occupancy	$250 flat fee
Undisclosed guest, party exceeds maximum occupancy	$250 flat fee, plus $50 per guest above maximum, per night
Violation with no other stated fee	$250 per incident, plus actual costs

30. Assumption of Risk, Liability, and Indemnification

30.1 Assumption of risk. The Booking Guest acknowledges that use of the Property and its amenities, including the hot tub, fire pit, outdoor kitchen and grill, bunk beds, decks, patios, stairs, dog run, yard, pond area, and adjacent land, involves inherent risks including injury, illness, drowning, burns, falls, wildlife encounters, weather exposure, and loss of property. The Booking Guest voluntarily assumes all such risks on behalf of themselves and every member of their party, including minors.

30.2 Release and indemnification. The Guest and their invitees, heirs, successors, and assigns agree to release, defend, indemnify, and hold harmless Texoma Rose Retreat LLC and its owners, members, agents, contractors, and employees from any and all claims, disputes, causes of action, liabilities, damages, losses, costs, or expenses arising out of or related to the use or occupancy of the Property, any accident, injury, illness, or loss of property occurring at or around the Property, and the use of any amenity.

30.3 Minors and pets. The Booking Guest is responsible for the supervision, safety, and conduct of all minors and animals in the party at all times.

30.4 Personal property. Host is not responsible for loss, theft, or damage to guest property, including vehicles, boats, trailers, and equipment left at the Property.

30.5 Limitation of liability. To the maximum extent permitted by Oklahoma law, Host's total liability arising out of or relating to this Agreement will not exceed the total amount paid by the Guest for the reservation.

30.6 Exception. This release does not apply to the extent a loss is caused by the gross negligence or intentional misconduct of Host.

30.7 Attorney fees. If Host must engage legal counsel to enforce this Agreement or to collect amounts owed, the Guest is responsible for reasonable attorney fees and costs.

31. General Provisions

31.1 Governing law. This Agreement is governed by the laws of the State of Oklahoma, without regard to its conflict of law rules.

31.2 Venue. Any action arising out of this Agreement will be brought exclusively in the state courts located in Marshall County, Oklahoma.

31.3 Entire agreement. This Agreement, together with Appendix A and the applicable listing terms, is the entire agreement between the parties regarding the reservation and supersedes any prior discussion or representation.

31.4 Severability. If any provision of this Agreement is found unenforceable, the remaining provisions remain in full force and effect.

31.5 Notices. Notices may be given through the booking platform messaging system or to the email address on the reservation, and are effective when sent.

31.6 Amendment. The version of this Agreement in effect on the date of booking governs the reservation. Any modification must be in writing and agreed to by Host.

31.7 Electronic acceptance. Electronic acceptance, including checking a box, clicking to accept, or completing a reservation, has the same legal effect as a handwritten signature.

31.8 Headings and plain language. Headings and the italicized explanatory notes throughout this Agreement are provided for convenience and readability and do not limit or alter the terms.

32. Acceptance

By completing a reservation for Texoma Rose Retreat, the Booking Guest acknowledges that they have read, understood, and agreed to all terms and conditions of this Agreement, on behalf of themselves and every member of their party.

We are genuinely glad you are coming. Thank you for taking the time to read this, and for treating our home the way you would want yours treated.

Melissa and Wes

Texoma Rose Retreat LLC

Appendix A

Booking Channel Terms

The terms below vary by where the reservation was made. Everything else in this Agreement applies identically on every channel.

	Airbnb	Vrbo	Direct / Lodgify
Cancellation	Airbnb Moderate policy as shown on the listing	Vrbo policy as shown on the listing	30+ days full refund; 14 to 29 days 50%; under 14 days none
Payment	Per Airbnb schedule	Per Vrbo schedule	50% at booking, balance due 30 days before arrival
ID verification	Airbnb verification	Vrbo verification	Government photo ID plus guest verification within 24 hours
Security deposit	Not applicable	$500 pre-auth, 0 days before → 3 days after	See current listing settings
Damage protection	Airbnb host damage protection	See current listing settings	See current listing settings
Fee collection	Airbnb Resolution Center	Lodgify pre-authorization and/or payment method on file, as applicable	Charged to card on file
Occupancy fees	Sections 3.4 and 3.5 apply	Sections 3.4 and 3.5 apply	Sections 3.4 and 3.5 apply

Appendix A is the only part of this document that should change when a booking platform updates its policies or when Host changes a damage protection provider. The body of the Agreement is designed to remain stable.