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This accommodations rental agreement is between Twin Oaks Guest Ranch (“owner”) and you, the Guests. This agreement is entered into as of the date when the Guests place their reservation, and the reservation is screened and accepted by the Homeowner. The Homeowner will notify the Guests by email when their reservation is accepted. Twin Oaks Guest Ranch reserves the right to refuse service to anyone.


Cleaning & Linen Service:


The home is provided with pillows, linens, blankets, towels, kitchen towels, comforters, hand towels & wash cloths including extras.  A cleaning service to clean the house and linens on your departure is included with your booking fee.  You are responsible that all debris, rubbish and discards are placed in plastic bags and transferred to the large trashcans outside, and soiled dishes and cooking utensils are placed in the dishwasher and dishwasher started. Upon departure, please place all dirty towels and bed linens in laundry room (Guest House); bathroom (Lone Star Suite & Moon Pie Palace).  It is standard for beds to be made for Guests arrival as part of the linen and cleaning service.


The home is provided with toilet paper & paper towels. Depending on your length of stay, guests may need to replenish their own paper goods, toiletries, & laundry detergent, etc.


Rental Agreement:


We, the Guests agree to the following:


PAYMENT DUE - All rental monies are due according to the payment schedule set upon reservation acceptance.


CANCELLATION: We recommend purchasing travel insurance. This ensures fully refundable changes to your reservation outside of our cancellation policy. Travel Guard is recommended for its flexibility and ultimate protection. In the event of a client cancellation. GUEST may use the deposit funds towards rescheduling up to one year from date of cancellation.

Cancellation notification must occur at least 61 days prior to your arrival date to receive full refunded payment less a 10% fee of your total reservation amount will not be non-refundable for administrative fees incurred.

Cancellation notifications made within 60 days (including day 60) of arrival are not eligible for a refund. We do, however, offer up to one year from date of cancellation to rebook and apply any monies received towards new dates.


CONDITION OF PROPERTY: Homeowners have, to the best of their ability, given an accurate description of the property and its condition. Guest understands that it is considered as reserved "sight unseen." Our cleaning staff will have cleaned it before your occupancy. All electrical, plumbing and appliances should be in working order. The failures of operation of certain extra amenities, such as TVs, cable, or the Internet and Wi-Fi service are not a basis for any refund. Homeowner will make every effort to have these items repaired but does not guarantee that they will be repaired during Guests stay. When you arrive, if you find that the house has not been cleaned to normal standards, please notify the Homeowner immediately. We will do our best to have tradesmen attend to the problems but may not be able to fix everything over holidays and weekends. Under no circumstances will any of the rental money be refunded or returned because of the condition of the house. The Guest agrees to hold the Homeowner harmless from any liability for the condition of the house.


CLEANING & REPAIRS: All homes have cleaning included in the total rent. Please note that cleaning does not include dishes & cooking utensils. If additional cleaning is required after you leave, it will be charged to your credit card. Guest agrees to keep house, furniture and furnishings in good order. 


ENTRY OF PREMISES: With Guest’s permission, which is hereby given, Homeowner or Homeowner’s representative may enter the premises during reasonable daylight hours without securing prior permission from Guest but shall give Guest notice of such entry immediately prior if possible and immediately thereafter. For inventory and maintenance purposes a representative of the Homeowner may need to enter the premises. The same permission procedure applies as above. In any emergency, Homeowner or Homeowner’s tradesman may enter the premises at any time without permission of Guest for the purposes of making repairs to alleviate such emergency. If Guest abandons or vacates premises, homeowner may, at their option, terminate this agreement, re-enter the premises and remove all Guest's property.


DAMAGE FEE - Guests will be completely responsible for any and all damage to the home or property caused by Guests, whether accidental or due to Guest’s negligence. Guests understand that they are responsible for all damages. Guests are to document and share photos of any damage immediately as well as a detailed description of any unintentional accidents. Guests are required to participate in any insurance claim related request; and failure to do so warrants their understanding and agreement that all damages will be billed to them, at the cost of the repair.


ASSUMPTION OF RISK: No lifeguard is on duty. Accordingly, guests using the pool/hot tub do so at their own risk and the homeowner assume no responsibility for accident or injury. No one should swim alone. Guests will hold the Homeowners harmless from any and all bodily injury and/or property damage incurred on the property arising out of Guests' negligent acts or omissions. See disclaimer below.


CHILD PROOFING: Guest understands that no special efforts have been made to “childproof” this house and accept the risk of harm to any children we allow on the property. These risks are not limited to, but include access to the pool/hot tub, cleaning supplies in the house and plants in the house/porch, which might be poisonous if ingested.


MISSING ITEMS - Guests will be charged for any missing items reasonably attributable to Guests and not returned after notification. The cleaning service performs an inventory/survey of the property after Guests depart and notifies the Homeowner of any missing items. Homeowner will notify guests in the event that items were inadvertently taken and provide guests the opportunity to return the missing items.


PERSONAL PROPERTY: Guest understands that any personal property of and used by Guest is not insured by Homeowner and Homeowner shall not be responsible for any lost, stolen or missing property of the Guest or property of Guest left after checking out.


MAXIMUM OCCUPANCY- The maximum number of guests is limited to the number in the listing.  Only guests staying at the home are allowed to occupy the space at any time.  Prior to arrival, names and phone numbers for ALL guests is to be provided. In the event of an emergency or other issue, homeowner may need to contact individual guests. The home is equipped with a septic tank and any backup of system will incur a $500 pumping fee by the Guest if required.


SMOKING RULES – There is NO SMOKING allowed inside the home. Evidence of smoking, such as the smell of cigarette or cigar smoke inside the home by the cleaning crew is sufficient basis to charge the guest a minimum of $250.00 for smoke cleanup. SMOKING is allowed outside, and all smoking debris must be discarded upon departure.


NO PETS ALLOWED. If you bring a pet(s), this rental agreement will be forfeited, terminated and deposits will be retained, and a $250.00 minimum deep cleaning fee will apply.


SUBLETTING: Guest is not authorized to let or sublet all or any part of the premises nor assign the lease or any interest in it without the prior written consent of the Homeowner.


CHECK-IN & CHECKOUT - Check-in is at 4:00 pm CST and checkout is 11:00 am CST. A late checkout is subject to extra rental charges at the rate of $100/hour after a grace period of 30 minutes. Guests may arrange for extra nights in advance to avoid any late checkout fees. Extra nights are charged at the daily rate and may be granted if available. If Guests are not present when cleaning crews arrive and have left their possessions in the house, cleaning crews will collect their possessions and remove them from the premises in order to prepare the home for incoming guests and Guest will be charged $150 for this service. PLEASE checkout promptly, the cleaning crews have a very short time window to prepare the home for new guests.



PHOTOGRAPHY – Guest photos may be used on social media and our website for promotional purposes.



Guests understand that the Homeowners are not responsible for any personal injury caused by slipping on wet pavement or surfaces, and that guests are responsible for exercising care when surfaces are wet or slippery due to weather or use of hoses to wash down areas, and further, that the homeowners are not responsible for any personal injury or loss or damage to guests’ property caused directly or indirectly from foul, inclement weather conditions, Acts of God or nature, failure of heat, accidents related to fire, heaters, stoves, guests’ failure to take adequate precautions around wet areas, or any unforeseeable circumstances.


Under no circumstances will Guests or their guests hold the Homeowners of the Rental responsible for any damages or claims of any kind resulting from their stay, except for intentional acts of harm.


This agreement and disclaimer apply to Guests and all guests in the Guests’ party.


I, the Guest, have read, understand, agree to, and will abide by this rental agreement and all conditions stated herein upon confirming my booking and payment of deposit.




Twin Oaks Guest Ranch 2023

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