Policies

BLUE RIDGE PROFESSIONAL PROPERTY SERVICES, LLC DBA HIGH COUNTRY RESORT RENTALS, (herein after referred to as High Country Resort Rentals) as Agent for the owner, hereby rents to YOU the Tenant or Renter under the terms of this agreement as described below. Your reservation cannot be finalized until you verify acceptance of this agreement by either signing online, via DocuSign or other electronic signature provider via an email to you, or by signing and returning this document via fax at 1-888-619-1616 or via mail to HIGH COUNTRY RESORT RENTALS, 324 HWY 105 EXT, SUITE 5, BOONE, NC  28607, and you are sent a confirmation number by Agent.

  • 1. Responsible Party: The person in whose name the property is rented is responsible for all occupants complying with all rules, policies and procedures. To book a property we require a valid credit card issued in the name of the responsible party. You must be at least 25 years of age to make a reservation for any property.
  • 2. Payments and Charges: All reservations are subject to reservation processing fee of up to $50 and require a credit card number to be placed on file. Reservations require 50 percent of the total at the time of reservation. All remaining payments are due no later than 30 days before arrival. A reservation made within 30 days from the date of arrival must be paid in full at time of booking. All payments must be paid by credit card, money order or personal check. We accept MasterCard, VISA and Discover. All rental funds are deposited into a trust account located at Yadkin Valley Bank, 2111 Blowing Rock Rd., Boone, NC 28607. Any interest which may accrue upon these funds shall be payable solely to Agent.
  • 3. Liability: High Country Resort Rentals is a short-term property management real estate agency that rents privately owned homes for the owners. You, the tenant or renter, are the paying guest of the homeowner. The Agent is not 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/her guests unless caused by the negligent or willful act of the Agent. The Agent is also not responsible for any acts of God or other natural events beyond its control.
  • 4. Weather and Road Conditions: Weather in the North Carolina mountains is often unpredictable especially in winter. It is strongly recommended that 4-wheel drive and/or chains be used during the winter months (November-April). High Country Resort Rentals is not responsible for road or weather conditions, power outages or any act of God or nature. It is your responsibility to come prepared to drive under hazardous road conditions. There will be no refunds, discounts or date changes due to inclement weather.
  • 5. Damage Deposit: The tenant is required to provide a credit card number for High Country Resort Rentals to keep on file for damages. The property will be inspected after you vacate. In the event that damage has occurred at the property or to its contents or if extraordinary cleaning expenses are required as a result of your stay, an accounting of the expenses will be provided to you and the amount of total damages or excess cleaning will be charged to your credit card. Your signature on the rental agreement or payment of rent expressly authorizes the Agent to charge your credit card for any damages to the property, its contents or amenities (e.g., hot tubs, pool tables, flat screen televisions, etc.) or excessive cleaning incurred during your tenancy. This excludes normal wear and tear.
  • 6. Substitutions: If High Country Resort Rentals or the owner is unable to provide the Premises in a fit and habitable condition, or if the property is unavailable for some unavoidable reason at the time of check in, High Country Resort Rentals will make all efforts to substitute a reasonably comparable property for occupancy. If High Country Resort Rentals is unable to do so, the tenant’s sole remedy well be a refund of all payments made.
  • 7. Cancellation Policy: Cancellations, switching of properties and date changes invoke the cancellation policy. All reservation sales are final. If you must cancel your reservation, please call our office immediately. If you cancel, switch dates, or switch properties, you will be charged a $50.00 cancellation fee.  No refunds will be issued until the property is re-booked for your same dates at a comparable rate.  At that time, your advance rents will be refunded less the $50 cancellation fee. If the property is not re-rented, your entire advance rent payment will be forfeited. All requests to cancel must be made in writing. Whether or not the Premises are re-rented, Tenant, rather than Agent, shall be responsible for seeking reimbursement of any fees paid by Tenant to Agent for goods, services, or benefits procured by Agent from third parties for the benefit of Tenant that may have been paid out prior to Tenant’s cancellation (e.g., equipment rentals, Christmas trees, etc.) Any tenant who fails to check in on the day of their scheduled arrival date without notification, under the terms of the Rental Agreement, shall forfeit all advance payments and all reservation rights. It is strongly recommended that the Tenant purchase travel insurance through an insurance agent of their choice.
  • 8. Property Care: You are expected to take proper care of the property while enjoying its use. Please adhere to the following rules:
  • If you notice any damage to the property or if something is not working or not to your satisfaction upon checking in please notify the agent immediately.
  • Clean the gas grill cooking area and turn off valve at tank after each use. Propane refills are the tenant’s responsibility.
  • Clean all dishes, pots, pans and kitchen utensils and return them to the location where you found them.
  • Properties are set up for light housekeeping and your housekeeping fee includes use of towels and linens. We also provide a starter set of toilet tissue, bath soap, dishwashing soap and trash bags.
  • House parties are strictly prohibited. Any complaints filed with law enforcement against the tenant will result in expedited eviction and termination of the right to occupancy without a refund.
  • Please remove all food and beverages and wipe down any spills in the refrigerator prior to your final departure.
  • 9. Trash: Trash removal is the responsibility of the tenant. The nearest convenience center will be noted in an information binder at the rental property. Please note that convenience centers are not open on Sundays. If you are checking out on Sunday, you may leave up to 2 bags of trash in the kitchen area at no extra charge. DO NOT LEAVE TRASH OUTSIDE as it can attract wild animals including bears. There is a $50 fee for housekeeping to remove trash after check out or if you leave more than two bags of trash on a Sunday checkout.
  • 10. Check-In & Check-Out Times  Check-In time is 4 p.m. on the first day of your reservation. For your convenience each property has a key box or key pad entry system so there is no need to stop by our office to collect keys. We will email you directions to the property along with key box or key pad code prior to arrival. Check-Out is 11:00 a.m. on the last day of your reservation. Please return the key to the key box. Tenants will be charged an extra day’s rent if the property is not vacated at 11 a.m. on date of check out.  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. Specific instructions for setting your thermostat at departure will be located on the refrigerator or in the guest welcome book.
  • 11. Early Check-In and Late Check-Out Requests and Fees: You may request to Check-In as early as noon on the day of your arrival for a fee of $35. You may request to Check-Out as late as 1 p.m. on the day of your checkout for a fee of $35. Early Check-Ins and Late Check-Outs are not guaranteed and may not be possible if there is a reservation immediately before or after your stay.
  • 12. Equipment Failure and Other Inconveniences: Please report any problem with equipment or amenities immediately. We will make every effort to remedy problems that may occur, however, refunds will not be given in the event of a breakdown of major appliances, electronics, hot tubs, Jacuzzis or any inconvenience over which the Agent has no control.
  • 13. Hot Tubs: 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 credit card. Please do not turn off or unplug the hot tub. All hot tubs are serviced routinely. Please do not add anything to the water including chemicals, soaps, bath oils, etc. Take special care in removing the cover, and leave the cover on when not in use to enable the tub to heat property. Never stand, sit or jump on hot tub covers. Make sure the cover is secure before leaving the tub as high winds may blow off the cover. Failure to abide by the hot tub policy or damages to the hot tub cover may incur a minimum charge of $500. The hot tub will be checked upon your departure, and any damages or extra cleaning will be charged to your credit card.
  • 14. Pets: Some of our properties allow pets. Should you decide to bring a pet to a pet-friendly property, a non-refundable Pet Fee up to $250 will be charged. Unauthorized pets are considered to be a material breach and can result in a termination of tenancy without refund and may incur charges for removal of pet hair and dander.
  • 15. Items Left: Please make every effort to gather together all personal articles, movie rentals, cell phone chargers, clothes or other items prior to your departure. A minimum $25 service charge for packing and postage will be charged to return your personal items left behind. If postage and packing charges exceed $25, you will be charged $25 plus the actual cost of postage and packing.  The Agent has the option to donate unclaimed personal items to a charity of the Agent’s choice 30 days after your departure.
  • 16. Lockout – House Keys: All keys must be returned to the key box at time of departure. If all keys are not returned to the key box or if you accidentally loose the keys or take the keys home, a $50 fee will be charged to your credit card. If you lock yourself out of the house, please call the Agent immediately.  If someone must come and unlock the door, you will be charged a $25 lock-out service fee. Lock-out calls after 9 p.m. incur a $75 fee. Do not attempt to force entry if you are locked out.  You are responsible for damages resulting from any attempt to force entry.
  • 17. Owner’s Closets and Locked Areas: Any locked closets or drawers or other areas labeled for the Owner are reserved for storage of the Owner’s private property. These areas are absolutely not included in the property rental.  Do not attempt to gain entry into locked area.
  • 18. Entry: The Agent or their representatives reserve the right to enter the property during reasonable hours for repair, care or management of the property.
  • 19. Smoking: All properties are NON SMOKING. You may smoke outside but please dispose of your cigarette butts properly. Improper disposal of cigarette butts will result in a $100 charge. If evidence is found that smoking has occurred inside a rental, there will be an excess cleaning charge for the actual cost of profession deodorization. This expense could exceed $1,000 depending on the size of the property and the type of deodorization required to completely rid the property of smoke damage.
  • 20. Air Conditioning: Because of cooler temperatures at mountain altitudes, not all properties are equipped with air conditioning. Agent is NOT responsible for weather conditions at time of tenancy, and there will be NO refunds or switching of properties due to lack of air conditioning.
  • Disbursement of Rent and Third Party Fees. Tenant authorizes Agent to disburse up to fifty percent (50%) of the rent set forth in paragraph 3 above to the owner (or as the owner directs) prior to Tenant’s occupancy of the Premises, and the balance of the rent upon the commencement of the tenancy, a material breach of this Agreement by Tenant, or as otherwise permitted under the Vacation Rental Act. Tenant agrees to pay a $40.00 processing fee for any check of Tenant that may be returned by the financial institution due to insufficient funds or because Tenant did not have an account at the financial institution. Tenant also authorizes Agent to disburse prior to Tenant’s occupancy of the Premises any fees owed to third parties to pay for any goods, services, or benefits procured by Agent for the benefit of Tenant, including but not limited to any fees set forth herein payable to Agent for reservation, transfer or cancellation of Tenant’s tenancy. Agent may receive compensation from other services provided including but not limited to cleaning, linens, maintenance, equipment rentals, Christmas trees provided, and telephone.
  • 22. Tenant Duties. Tenant agrees to comply with all obligations imposed by the Vacation Rental Act on Tenant with respect to maintenance of the Premises, including but not limited to keeping the Premises as clean and safe as the conditions of the Premises permit and causing no unsafe or unsanitary conditions in the common areas and remainder of the Premises that Tenant uses; and notifying Agent in writing of the need of replacement of or repairs to a smoke detector. Tenant agrees not to use the Premises for any activity or purpose that violates any criminal law, governmental regulation or, where applicable, the rules of the property’s owners association, and may use the Premises for residential purposes only. Tenant’s breach of any duty contained in this paragraph shall be considered material, and shall result in the termination of Tenant’s tenancy.
  • 23. Occupancy Limits. Unless otherwise stated, occupancy of the Premises shall be limited to two persons per bedroom, including family, children and Tenant guests. Bedding arrangements in the Premises are portrayed only to illustrate possible sleeping arrangements and may not be taken as a representation of permitted occupancy. Tenant agrees to be responsible for ensuring that maximum permitted occupancy of the Premises is not exceeded during the term of this Agreement, and should contact Agent with any questions regarding permitted occupancy of the Premises.
  • 24. Agent Duties. Agent agrees to provide the Premises in a fit and habitable condition. If at the time Tenant is to begin occupancy of the Premises, Agent cannot provide the Premises in a fit and habitable condition or substitute a reasonably comparable property in such condition, Agent shall refund to Tenant all payments made by Tenant. However, this shall not be interpreted as a guarantee and no refund of any rent shall be granted by virtue of the failure of any system, appliance or equipment. Agent shall conduct all brokerage activities in regard to this Agreement without respect to the race, color, religion, sex, national origin, handicap, familial status, sexual orientation or gender identity of any Tenant, and in compliance with all applicable state and federal laws.
  • 25. Transfer of Premises. (a) If the owner voluntarily transfers the Premises to another party, Tenant has the right to enforce this Agreement against the grantee of the Premises if Tenant’s occupancy under this Agreement is to end 180 days or less after the grantee’s interest in the Premises is recorded. If Tenant’s occupancy is to end more than 180 days after such recordation, Tenant has no right to enforce the terms of this Agreement unless the grantee agrees in writing to honor this Agreement. If the grantee does not honor this Agreement, Tenant is entitled to a refund of all advance rent paid by Tenant (and other fees owed to third parties not already lawfully disbursed). Within 20 days after transfer of the Premises, the grantee or the grantee’s agent is required to: (i) notify Tenant in writing of the transfer of the Premises, the grantee’s name and address, and the date the grantee’s interest was recorded; and (ii) advise Tenant whether Tenant has the right to occupy the Premises subject to the terms of this Agreement or receive a refund of any payments made by Tenant. However, if the grantee engages Agent to continue managing the Premises after the transfer, the grantee shall have no obligation under (i) or (ii) above if this Agreement must be honored under the Vacation Rental Act or if the grantee agrees in writing to honor this Agreement. (b) Upon termination of the owner’s interest in the Premises, whether by sale, assignment, death, appointment of a receiver or otherwise, the owner, owner’s agent, or real estate agent is required to transfer all advance rent paid by Tenant (and other fees owed to third parties not already lawfully disbursed) to the owner’s successor-in-interest within 30 days, and notify Tenant by mail of such transfer and of the transferee’s name and address. However, if Tenant’s occupancy under this Agreement is to end more than 180 days after recordation of the interest of the owner’s successor-in-interest in the Premises, and the successor-in-interest has not agreed to honor this Agreement, all advance rent paid by Tenant (and other fees owed to third parties not already lawfully disbursed) will be refunded to Tenant within 30 days.
  • 26. Mandatory Evacuation. If State or local authorities order a mandatory evacuation of an area that includes the Premises, Tenant shall comply with the order. Upon compliance, Tenant will be entitled to a refund of the prorated rent for each night that Tenant is unable to occupy the Premises because of the order. However, Tenant will not be entitled to a refund if, prior to taking possession of the Premises, Tenant purchased private travel insurance that would have compensated Tenant for losses or damages resulting from loss of use of the Premises due to a mandatory evacuation order.
  • 27. Expedited Eviction. If the tenancy created hereunder is for 30 days or less, the expedited eviction procedures set forth in the Vacation Rental Act will apply. Tenant may be evicted under such procedures if Tenant: (i) holds over in possession after Tenant’s tenancy has expired; (ii) commits a material breach of any provision of this Agreement (including any addendum hereto) that according to its terms would result in the termination of Tenant’s tenancy; (iii) fails to pay rent as required by this Agreement; or (iv) has obtained possession of the Premises by fraud or misrepresentation.
  • 28. Indemnification and Hold Harmless; Right of Entry; Assignment. Tenant agrees to indemnify and hold harmless Agent and the owner from and against any liability for personal injury or property damage sustained by any person (including Tenant’s guests) as a result of any cause. Tenant agrees that Agent, the owner or their respective representatives may enter the Premises during reasonable hours to inspect the Premises, to make such repairs, alterations or improvements thereto as Agent or owner may deem appropriate, or to show the Premises to prospective purchasers or tenants. Tenant shall not assign this Agreement or sublet the Premises in whole or part without written permission of Agent.
  • 29. Governing Law; Venue. The parties agree that this Agreement shall be governed by and construed in accordance with the laws of the State of North Carolina, and that in the event of a dispute, any legal action may only be instituted in the county where the Property is located. A North Carolina real estate licensee may own the subject property. This agreement, together with the rules and regulations referenced herein sets forth the entire agreement of the parties and can only be modified in writing. THE PARTIES ACKNOWLEDGE THAT THEY HAVE READ THIS ENTIRE AGREEMENT (4 PAGES), UNDERSTAND IT, AND AGREE TO BE BOUND BY ITS TERMS AND CONDITIONS.