**THOS Property Management Rules and Policies**

 

Welcome to THOS Property Management. To ensure a fair, transparent, and enjoyable experience for all parties involved, we have established the following rules and policies. These policies are strict yet fair, in accordance with Michigan state laws, including but not limited to the Michigan Fair Housing Act. Please read them carefully before booking or using our services.

 

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### **1. General Agreement**

 

- **Separate Agreements**: Property owners may require renters to complete a separate agreement form as requested by their HOA or at the owner’s discretion. This is recommended for stays longer than 14 days. By completing the form, you agree to abide by the property’s specific rules and policies.

- **Review Rental Policies**: Each property has its own rental policy. By booking a rental, purchasing products, or hiring services from THOS, you agree to these terms and hold THOS, homeowners, agents, hosts, and affiliates harmless from any damages.

- **HOA Rules Compliance**: Renters must comply with the HOA rules of the property they are renting. It is your responsibility to confirm that your HOA permits short-term (STR) and mid-term rentals before booking.

 

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### **2. Booking Process**

 

- **Responsibility**: The person making the reservation is responsible for the home and all guests, ensuring everyone has read and agrees to the rental terms.

- **Booking Commitment**: You commit to your reservation when you make your deposit, not when the agreement form and/or credit card information is provided. Ensure you agree to the rental terms, location, and amenities before booking.

- **Availability**: Check the home’s availability before booking. Our calendars are up-to-date, but in rare cases, two reservations may overlap after business hours. We will notify you if this occurs and provide alternative options or a refund.

- **Minimum Stay**: A week is defined as 7 nights. Some homes require a full week’s stay, while others may offer a 5-night minimum, depending on the owner’s preferences.

- **Advanced Bookings**: We do not accept bookings more than one year in advance. If you wish to re-book during your stay, please do so to secure your dates before they become available to the public.

- **Online Bookings**: Must be approved by management. You will receive an automatic email confirmation, followed by a management confirmation with your rates, balance due, and an agreement form. A warm welcome call from the owners may follow.

- **Last-Minute Bookings**: For bookings within two days of arrival, please call to ensure a smooth check-in process.

- **Cleaning Fee**: A cleaning fee applies to all rentals and is subject to change. Additional charges may apply for extra cleaning if necessary.

- **Tentative Reservations**: Reservations remain tentative until a credit card is on file and the agreement form is signed. Cancellations within 6 hours of booking are eligible for a refund; after 6 hours, they are not.

 

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### **3. Deposits & Payments**

 

- **Non-Refundable Deposits**: All deposits are non-refundable and go towards the balance due. Payments are due at the time of booking.

- **Payment Methods**: We accept credit cards, Venmo, and Apple Pay. We do not accept checks.

- **Property Sales**: If the property is sold before or during your stay, THOS will assist in finding alternative housing. Refunds may be issued depending on the circumstances.

- **Processing Delays**: Using debit cards or e-checks may cause delays in payment processing. Notify us to save your dates until the payment clears. Credit cards are recommended.

- **Sales Tax**: Sales tax will be included in the rental costs.

- **Non-Sufficient Funds (NSF)**: A $95 service charge will be applied for any NSF, and you must send a certified check or money order to cover the amount and the fee.

 

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### **4. Cancellations**

 

- **Peak Season**: Deposits and payments are non-refundable unless the home is re-booked for the same dates. A $125 booking fee applies if re-booking is successful.

- **Off-Peak Season**: Deposits may be refundable if approved by the owner, minus a $125 booking and processing fee.

- **Cancellation Notice**: Cancellations must be made in writing at least 8 weeks before the arrival date. Late cancellations or no-shows are not eligible for refunds.

- **Home Transfers**: Deposits can be transferred without penalty if a legitimate reason is provided and approved. Guest-requested transfers are not permitted within 8 weeks of arrival.

- **Early Departures**: No refunds will be given for early departures or shortened stays.

 

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### **5. Pet Policy and Fees**

 

- **Pet-Friendly Homes**: Only homes listed as pet-friendly allow pets. A flat fee of $350 per pet applies, with a 1-2 pet limit. Unauthorized pets will result in a $400 fee, immediate eviction, and no refund.

- **Pet Care**: Pets must be crated when left alone, kept off furniture, and cleaned up after, both inside and outside. Failure to comply will result in additional charges.

- **Service Animals**: Service animals are permitted in non-exclusively pet-free homes. Misrepresentation of a pet as a service animal is against the law.

 

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### **6. Boats & Dock Space**

 

- **Dock Availability**: Docks may not be available during spring and fall. Space for one boat is guaranteed. Refunds will not be provided for inadequate dock space or water level issues.

- **Liability**: Boat owners are responsible for any damages to docks and must bring their own bumpers. Damages will be billed and must be paid before the booking end date.

 

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### **7. Hot Tub Units**

 

- **Maintenance**: Hot tubs are cleaned and treated before arrival. Additional cleaning during your stay incurs a $65 fee. Report any issues before use.

- **Safety**: Children must be supervised, and no items should be brought into the hot tub. Damages to hot tubs or covers will result in charges.

 

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### **8. Miscellaneous Info**

 

- **Lawn Care & Snow Plowing**: Vendors may perform these services during your stay. We apologize for any inconvenience.

- **Trash Removal**: Place trash in designated outdoor cans. Guests must dispose of oversized items or animal/fish remains.

- **Vehicles & Trailers**: Park only in designated areas. Damages from improper parking will be your responsibility.

- **Non-Smoking Homes**: All homes are non-smoking, both indoors and on the property grounds. Violation of this policy will result in restoration charges.

- **Capacity & Guests**: Do not exceed the allowed number of occupants. Unauthorized guests will incur a $20 per day fee per person. Large functions are not permitted unless pre-approved.

- **Neighbors**: Keep noise to a minimum after 10 pm, no fireworks, and no trespassing on neighboring properties.

- **Prohibited Items**: Fireworks, air conditioners, space heaters, campers, and tents are not allowed unless otherwise approved.

- **Telecommunications**: Use personal cell phones for long-distance calls. Do not order Pay Per View; additional charges will be billed.

 

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### **9. Damages, Issues, and Malfunctioning Equipment**

 

- **Reporting Issues**: Report malfunctioning equipment immediately. Do not wait until departure or use reviews for retaliation. We aim to address problems promptly.

 

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By booking a rental or using THOS Property Management services, you agree to adhere to these rules and policies. Non-compliance may result in additional charges, eviction, and legal action where applicable. We strive to provide a comfortable and enjoyable experience for all our guests. Thank you for your cooperation.