Thank you for visiting our website. Blue Ridge Mountain Rentals is a family-owned and operated vacation property management company. We are one of only a few Real Estate companies in this area whose only focus is to serve the needs of the North Carolina High Country's vacationing tenants and vacation rental property owners. We do not sell real estate. All of our vacation rental properties are privately owned, and it is our goal to manage and maintain these properties in such a way as to thoroughly satisfy the needs of both our owners and their vacationing guests. We hope that your experiences with our company, our properties, and this beautiful mountainous region bring to you complete satisfaction. Below is a list consisting of several major points of our policies and procedures: 1. GUEST RENTAL AGREEMENT: Our Guest Rental Agreement is a Vacation Rental Agreement under the North Carolina Vacation Rental Act. The Rights and obligations of the Parties to this agreement are defined by law and include unique provisions permitting the disbursement of rental proceeds prior to tenancy and expedited eviction of tenants. Your signature on the agreement, or payment of money, or taking possession of the property after receipt of this agreement, is evidence of your acceptance of this agreement and your intent to use the property for a vacation rental. You must be 25 years of age or older to reserve a property. 2. LIABILITY: Blue Ridge Mountain Rentals, Inc. (hereinafter the "Agent") is a property management real estate agency that rents privately-owned homes, cabins, condominium units, cottages, and chalets for the owners. You, the tenant or renter, are the paying guest of the homeowner. Neither the Agent nor the Owner is responsible or liable for any loss of the renter's personal property or bodily injury or damage of any nature from any cause to the renter (including his guests, licencees, or invitees) unless caused by the negligent or willful act of the Agent or the Owner, or the failure of the Agent or Owner to comply with the Vacation Rental Act. The Agent is also not responsible for skiing conditions, insects, rodents, flies, or other pests, weather conditions, road conditions, power outages, acts of God, criminal activities, economic downturns, political changes, or any other activity, event or condition beyond its control. 3. WEATHER & ROAD CONDITIONS: Weather conditions in the mountains of North Carolina are very difficult to predict. Please remember that from November to April frozen precipitation is common in this area. Road conditions may become hazardous just prior to or during your stay, and a 4-wheel drive vehicle equipped with good tires or chains may be required to travel to or from any given property. IT IS YOUR RESPONSIBILITY TO COME PREPARED TO DRIVE UNDER HAZARDOUS ROAD CONDITIONS. There will be NO refunds, allowances, or date changes resulting from your negligence in this matter - please do not ask. 4. PAYMENTS & CHARGES: All reservations are subject to a $45 reservation processing fee, applicable taxes, and a refundable damage deposit or credit card hold. Reservations made in advance require fifty percent (50%) of the rental fee for confirmation and must be received within ten (10) days of making a reservation. All remaining payments plus state tax and local tax (if applicable), processing fee, damage deposit, and pet fee (if applicable) shall be due 15 days before arrival. If you will be checking in after normal business hours, the reservation must be paid in full, in advance to guarantee late arrival procedures. Reservations made more than 45 days from the date of check-in, may be made by personal check, money order, cashier's check, or credit card (Visa or Mastercard). A reservation made within 15 days from the date of arrival must be paid in full and charged to a credit card (Visa or Mastercard) and is a guaranteed reservation. All reservations must be paid in full within 15 days of arrival. 5. DAMAGE DEPOSIT & ACCIDENTAL DAMAGE PROTECTION: Each tenant is required to provide a Visa or Mastercard number for BRMR to keep on file for damages or the payment of a refundable damage deposit. We also offer optional accidental damage protection. Damage Deposit: The deposit amount is $100-$800 and varies depending on the property. The deposit may be paid with cash, cashier's check, or money order at checkin or personal check beyond 45 days of checkin. After the property is vacated, it will be inspected. In the event there are damages to the property or its contents or there are extraordinary cleaning expenses as a result of your stay, the amount of total damages will be deducted from your deposit. Otherwise, the total amount will be refunded within 45 days of your departure. If a tenant fails to appear for checkin, a cancellation fee may also be applied to the credit card according to the cancellation policy. Your signature on the rental agreement or payment of monies authorizes the Agent to charge your credit card for any damages (except normal wear and tear) to the property or its contents (including hot tubs and excessive cleaning or trash removal) incurred during your vacation residency or for failure to arrive on your checkin date. Collected damage deposits are refundable within forty-five (45) days of your check-out date. ACCIDENTAL DAMAGE PROTECTION PLAN Blue Ridge Mountain Rentals offers an optional accidental damage protection program. The program is available for a taxable, non-refundable fee of $15 to $50 depending on the number of bedrooms. If you choose to add this, you will NOT be obligated to pay for accidental damages to the real or personal property, located within the rental unit, up to $3,000 as long as you report any damage to our office during your stay. However, this does not negate your responsibility as a tenant. You are still held responsible for intentional damages or theft. 6. SUBSTITUTIONS: Occasionally, something unexpected or unavoidable happens and the property that you have reserved becomes unavailable. Under these circumstances, we have the right to transfer your reservation to another property. Given enough advance notice we will contact you and discuss with you the situation and the options. If, however, the circumstances of the situation are of such a nature that we are unable to contact you and discuss the options, we will do our best to provide for you a comparable substitute property that we think you would find satisfactory. We are not, however, liable for any losses or inconveniences that you may incur as a result of the loss of use of the initial property or the substitution property. 7. CANCELLATION POLICY. All reservation sales are final. If you must cancel your reservation, please call our office immediately. Cancellations, switching of properties and date changes all invoke the cancellation policy. If you cancel, want to switch properties or need to change your dates, there is a $50.00 cancellation fee and you forfeit 50% of the total rent due. If the property rebooks for your same dates, then your advance rents will be refunded less the $50 cancellation fee. If the property fails to rebook, then you forfeit your entire advance payment which is equal to 50% of the total rent due. Any reservation made within 15 days of the arrival date is a guaranteed reservation and if you fail to keep the reservation the total amount of the reservation fee will be charged. Also, any tenant who fails to check in by 11:00 AM on the day following the scheduled arrival date without notification, under the terms of the Rental Agreement, shall forfeit all advance payments and all reservation rights. 8. PROPERTY CARE: As a vacationing tenant you are considered a paying guest of the owner of the property that you have rented. Please respect the owner by caring for his or her home, its furnishings, private owner closets, and grounds as if they were your own. Please do not rearrange the furniture or other home articles. If, however, you find it necessary to move something, please move it back before you leave. If you or someone in your party makes a mess, please see that it is cleaned up. If you use a gas grill, then please clean the cooking surface and shut off the valve at the propane tank after each use. In General, you are expected to take proper care of the property while enjoying the use of it. 9. TRASH COLLECTION: It is YOUR responsibility to bag and deposit into outdoor trash containers all trash and waste materials from everywhere on your rented property including inside the main home, a garage, outside upon decks, porches, or car ports and outside in the yard or driveway prior to your checking out. Trash containers are provided at each property for You to deposit all trash. ALL TRASH MUST BE BAGGED. Failure to bag and deposit all trash into the proper containers prior to your checking out will result in a fine being imposed of up $50.00. 10. CHECK IN : Check in time is between 3:00 PM and 5:00 PM at our office at 8100-3 Valley Blvd. (Hwy 321 By-Pass)in Blowing Rock on the scheduled date of arrival. During busy seasons and holidays, checkin may be later than 3:00 depending on housekeeping and maintenance workloads. Your check in packet will contain keys and directions to the property. For the protection of the owners property, we give out directions to the properties only to the person in whose name the rental agreement is made. Please call the office within 1 hour of arrival to your property to report any damages or other issues. 11. CHECK OUT : Check out time is 11:00 AM on the scheduled date of departure. When checking out, it is the tenant's responsibility to remove all trash from the premises, clean dirty dishes (either by hand washing or by placing in the dishwasher and turning on prior to departure), and return the property keys to the office. If all keys are not returned to the office on the day of check out, the tenant will be charged $10 for each set of missing keys. If extra time is desired, please present your request to our office as soon as possible. Please understand that we cannot extend checkout times when new tenants are scheduled to arrive that same day. You are also responsible to thoroughly secure the premises including all windows and doors. Please do not turn the heat off in the winter months. 12. EQUIPMENT FAILURE AND OTHER INCONVENIENCES: All equipment in your property should be in working order. If some equipment is not working properly or you find damages, please report these problems to the office immediately. Every effort will be made to rectify the problem. We cannot, however, refund money due to equipment malfunctions. Please be patient if you encounter any inconvenience. We will be as responsive as possible and will certainly try to rectify those things which are under our control. 13. RESPONSIBLE PARTY: The person in whose name the property is reserved will be held responsible for all occupants complying with rental policies, procedures, and restrictions. Also, aside from normal wear and tear, you will be responsible to pay the Owner for any damages to the property or its contents during your vacation tenancy. 14. HOT TUBS AND BBQ GRILLS: Use Hot Tub at your own risk! If your property includes a hot tub, special instructions for its use apply. Failure to abide by these rules will result in charges to your damage deposit. Please do not turn off or unplug the hot tub. All hot tubs are serviced weekly. Please do not add anything to the water including chemicals, soaps, bath oils, etc. Do not use body oils, lotions, creams, etc. in the hot tub. Remove all oils and lotions BEFORE using the hot tub. Take special care in removing the cover, and leave the cover on when not in use to enable the tub to heat property. Make sure the cover is secure before leaving the tub as high winds may blow the cover off. Persons with a communicable disease should not enter the hot tub. All persons using the hot tub should shower before using the tub and after using the tub. Persons with bacteria on their skin will cause other users to become infected. Neither the Property Owner nor the Rental Agent shall be responsible for sickness or injury resulting from using the hot tub. If your property includes a BBQ grill and you use it, it is your responsibility to clean the cooking grate. If your property includes a gas grill and you use it, then you are responsible for cleaning the cooking grate and turning off the propane gas at the tank. If applicable, both the hot tub and the grill will be checked upon your departure, and any damages or extra cleaning will be charged to your damage deposit. 15. PETS: Pet-friendly properties accept pets with prior approval only and are subject to a non-refundable pet fee. If a pet is allowed, we ask that pet be kept off of all furniture. Unless specifically permitted in the Rental Agreement, no pets shall be allowed on the premises. Tenant's breach of this provision shall be considered material and shall result in the termination of the tenancy. There will be a minimum $100 fine imposed if evidence of a pet is found after your stay. Also, be advised that travelers who have allergies, including those to dogs or cats, occupy any property at their own risk. We cannot guarantee that a property that generally does not allow pets has never had a pet stay at the property. 16. LONG DISTANCE PHONE CALLS AND PAY-PER-VIEW TELEVISION: Telephones and Televisions are provided in all of the vacation homes for your convenience and comfort. Local calls and regular TV programming (cable or satellite, if so equipped) come at no additional cost to you. All long-distance phone calls and pay-per-view television shows must be charged to your own charge accounts. Please do not charge any phone calls or pay-per-view shows to the Owner. You will be charged for any such violation. 17. ITEMS LEFT: The Agent and the Owner are not responsible for any items left behind in a rental property. Please make every effort to gather together all personal articles, movie rentals, cell phone chargers or other items prior to your departure. 18. OWNER'S CLOSETS OR LOCKED AREAS: Any locked closets or drawers or other areas labeled for the Owner are reserved for storage of the Owner's private property. They are absolutely not included in the property rental. 19. ENTRY: Occasionally, it may be necessary for us to enter your property during reasonable hours for any purpose connected with repair, care, or management of the property. 20. PROPERTY PROVISIONS: All properties are set up for light housekeeping and include towels and linens. We also provide a starter set of toilet tissue, bath soap, dishwashing soap, trash bags, and paper towels. 21. TRANSFER OF PREMISES: If the owner voluntarily sells or transfers the property, the tenant has the right to enforce the rental agreement against the grantee of the property if the tenant's occupancy is to end 180 days or less after the transfer is made. If the occupancy is to end more than 180 days from the date of transfer, then the tenant has no right to enforce the terms of the agreement and is entitled to a full refund. If the property becomes unavailable, we will work with the tenant to discuss the available options of either moving to another property or granting a refund. 22. TENANT'S DUTIES: The tenant agrees to comply with all obligations imposed by the Vacation Rental Act on the tenant with respect to the maintenance of the premises, including but not limited to keeping the property as clean and secure as conditions permit and causing no unsafe or unsanitary conditions in the common areas and remainder of the property used by the tenant. Tenant agrees not to use the premises for any activity or purpose that violates any criminal law or governmental regulation. Tenant's breach of any duty contained in the paragraph shall be considered material and shall result in the termination of the tenancy. 23. AGENT'S DUTIES: Agent agrees to provide the Premises in fit and habitable condition. If, at the time the Tenant is to begin occupancy of the premises, the Agent cannot provide the premises in fit and habitable condition or substitute a reasonably comparable property in such condition, then the Agent shall refund to the Tenant all payments made by the Tenant. Agent shall conduct all brokerage activities without respect to the race, color, religion, sex, national origin, handicap, or familial status of the Tenant. 24. MANDATORY EVACUATION: If state or local authorities order a mandatory evacuation of an area that includes the premises, the Tenant shall comply with the order. Upon compliance, the Tenant will be entitled to a refund of the pro-rated rent for each night that the Tenant is unable to occupy the premises because of the order. 25. MAXIMUM OCCUPANCY: The number of residing tenants in any property must not exceed the number specified as the maximum number of occupants. If evidence is found indicating a violation of this policy, and there is no written authorization from the agent or owner, then the tenants will have violated the terms of the Rental Agreement and may be evicted without refund according to Paragraph 26 below. 26. EXPEDITED EVICTION: If the tenancy is for 30 days or less, the expedited eviction procedures set forth in the Vacation Rental Act will apply. The Tenant may be evicted under such procedures if the Tenant (i) holds over in possession after theTenant's tenancy has expired, (ii) commits a material breach of any provision of the Rental Agreement (including any addendum hereto) that according to its terms would result in the termination of the Tenant's tenancy, (iii) fails to pay rent as required by the Rental Agreement, or (iv) has obtained possession of the premises by fraud or misrepresentation. 27. Unless otherwise specified smoking is not permitted inside the properties.