Terms & Conditions

Please read,

 It’s unfortunate that we need to take these steps but we experience the occasional guest who feels rules don’t apply to them  and they can do whatever they’d like and treat our property however they’d like.  After booking you’ll receive a message with link to upload a government ID and sign the contract,  If you do not sign the contract and upload ID the reservation will need to be canceled.

SHORT-TERM VACATION RENTAL AGREEMENT

Property Address: 15290 Highway 62 West, Eureka Springs, AR 72632

This Short-Term Vacation Rental Agreement (“Agreement”) is entered into between:
Host/Owner: Bear Mountain Log Cabins LLC (“Host”)
Guest: [Guest Full Name as provided at booking] (“Guest”)

Booking Details
Check-in Date: [Date] after 4:00 PM
Check-out Date: [Date] before 10:00 AM
Maximum Guests: [Number] (including children)
Total Nights: [Number]
Total Amount Paid: $[Amount] (via [Airbnb/VRBO/Direct/Wire/etc.])
Booking ID (if applicable): [ID number]

1. Rental Rules & House Policies
Guest agrees to the following:

• Guests must be 23 or older to rent. No unauthorized guests other than those listed on reservation, failure to report correct amount of guests may result in eviction with no refund.
• If your unit has a hottub, no children in hottubs under 14 (or unattended if above 14) no exceptions. Please rinse off before you get in the hottub. ABSOLUTELY NO BATHBOMPS,SOAPS OR OILS, IF YOU USE SOMETHING THAT CREATES FOAM OR HEAVILY SOILS THE HOTTUB THERE WILL BE A $200+ CLEANING FEE APPLIED TO YOUR CARD.
• Absolutely no bath bombs, oatmeal scrubs, bubble baths, etc in jacuzzis, if evidence of is found we will charge a $100 cleaning fee.
• No smoking inside the property (including vape/e-cigarettes, marijuana). A $500+ cleaning/remediation fee will apply if violated.
• No parties or events without prior written approval. Maximum occupancy is strictly enforced and may result in eviction with no refund.
• 1 Dog under 50 lbs with $50 fee, no other pets allowed unless approved by owner, unauthorized pets will incur a $250 fee.  Dogs must be crated if left alone in cabin (zero exceptions) failure to do so will result in eviction with no refund.  Dog’s must be on a leash outside of cabin and waste picked up.
• Wood burning fireplace or stove: If you smoke the cabin up we will charge a $200+ damage fee, we’ve had this happen more than once, this not only ruins your stay but the next guest as well.
• Do not vacate unit with a fire going
• Do not use outdoor firepits when a county burn ban is in effect.
• Quiet hours: 10:00 PM – 8:00 AM.
• No illegal activity, drugs, or firearms on premises.
• Guest is responsible for keeping the property clean and tidy during stay.
• No open flames (candles,etc)
• Do not vacate cabin with a fire going in the fireplace or stove if applicable. DO NOT DUMP ASHES AND CHARCOAL NEAR CABINS!
•  

2. Payment & Cancellation Policy

• Full payment is due if less than 30 days before arrival, if greater than 30 days then 50% of reservation is due at booking and remainder is due 30 days before arrival.
• Cancellation policy: Guests who cancel 7 – 30 days before check-in get 50% back. After that, their trip is non-refundable.
  
  

3. Check-in / Check-out Procedures

• Check-in: Self check-in via keypad and Instructions and code sent morning of arrival.
• Check-out:
  • Please wash Dishes
  • Bag and Remove all trash to exterior bins
  • Hang towels in tub/shower
  • Set AC to 72 in Summer and heat to 68 in winter
  • Lock all doors and windows (return key to key box if applicable)
  • Late check-out without approval: $100/hour or full night rate.

4. Damage & Liability
Guest is liable for all damages to the property, including smoke damage or odor (cigarette, marijuana, etc) but not limited to furniture, appliances, fixtures, walls, flooring, landscaping, and any other personal or real property. This includes direct repair/replacement costs as well as any lost rental income if the property cannot be rented to future guests due to the damage or required repairs. Guest agrees to report any damage or issues within 4 hours of check-in if pre-existing, or immediately if caused during the stay. Host may charge the payment method on file for immediate repairs or submit a claim through the booking platform. If the cost of damages or lost rental income exceeds the security deposit or platform payout, Guest agrees that Host may pursue full compensation through legal action (see Section 9 below).

5. Utilities & Amenities
Wi-Fi, linens, towels, kitchen items, etc. are provided. Guest is responsible for reasonable use. Excessive utility usage (e.g., leaving A/C on with windows open or fireplace going) may incur fees.

6. Indemnification & Limitation of Liability
Guest uses the property at their own risk. Host is not liable for injury, theft, loss, or damage to Guest or Guest’s belongings. Guest agrees to indemnify and hold Host harmless from any claims arising from Guest’s use of the property.

7. Early Termination
Host may terminate this agreement immediately and require Guest to vacate if Guest violates any terms (noise complaints, unauthorized guests/pets, smoking, damage, etc.). No refund will be given.

 8. Governing Law, Venue, and Attorney Fees
This Agreement shall be governed by and construed in accordance with the laws of the State of Arkansas without regard to conflict of law principles. Any legal action or proceeding arising out of or relating to this Agreement, including but not limited to claims for property damage, lost rental income, or breach of this Agreement, shall be brought exclusively in the courts of Carroll County, Arkansas (Circuit Court or District Court depending on the amount in controversy). Guest consents to personal jurisdiction and venue in Carroll County, Arkansas. In any such action, the prevailing party shall be entitled to recover reasonable attorney fees, court costs, and all other expenses incurred in connection with the litigation, in addition to any other relief granted by the court.

Criminal Violation and Prosecution
Guest acknowledges that intentionally obtaining lodging or other services from Bear Mountain Log Cabins LLC without payment, or by deception, constitutes theft of services under Arkansas Code § 5-36-104. In addition to any civil remedies or charges to the payment method on file, Bear Mountain Log Cabins LLC reserves the right to report such conduct to law enforcement and fully cooperate with the Carroll County Prosecuting Attorney’s Office in seeking criminal prosecution to the fullest extent of the law.

9. Accident Waiver and Release of Liability Guest, on behalf of himself/herself, all members of Guest’s party, any additional invitees, minors, and visitors (collectively “Releasors”), hereby fully and unconditionally:

1. Assumes all risks of death, bodily injury, property damage, or property loss arising from the use of the Property or its amenities, including but not limited to risks associated with terrain, weather, wildlife, hot tub/pool (if applicable), stairs, decks, driveways, fireplaces, appliances, or the actions or negligence of other persons on or near the Property.
2. Releases, waives, discharges, and covenants not to sue Bear Mountain Log Cabins LLC, Bear Mountain Property Management, the Property Owner, and their respective officers, members, employees, agents, and successors (collectively “Released Parties”) from any and all liability, claims, demands, or causes of action arising out of or related to any loss, damage, or injury—including death—that may occur during the stay, even if caused by the negligence of the Released Parties, to the fullest extent permitted by Arkansas law.
3. Agrees to indemnify, defend, and hold harmless the Released Parties from any claims, lawsuits, damages, or expenses (including reasonable attorney fees) brought by or on behalf of Guest, any member of Guest’s party, or any third party arising from use of the Property.
4. Acknowledges that Guest is solely responsible for ensuring that every person entering the Property (including minors and visitors) is made aware of and bound by this waiver. Guest agrees to enforce this requirement and to immediately remove any person who refuses to be bound by it.
5.  Damage & Liability
   Guest is liable for all damages to the property, including but not limited to furniture, appliances, fixtures, walls, flooring, landscaping, and any other personal or real property. This includes direct repair/replacement costs as well as any lost rental income if the property cannot be rented to future guests due to the damage or required repairs. Guest agrees to report any damage or issues within 4 hours of check-in if pre-existing, or immediately if caused during the stay. Host may charge the payment method on file for immediate repairs or submit a claim through the booking platform. If the cost of damages or lost rental income exceeds the security deposit or platform payout, Guest agrees that Host may pursue full compensation through legal action (see Section 9 below).

This waiver and release is intended to be as broad and inclusive as permitted by the laws of the State of Arkansas and shall be binding upon Guest’s heirs, estate, and personal representatives. By signing this Agreement (or electronically accepting it via booking confirmation, DocuSign, email acknowledgment, or any other method provided by Host), Guest confirms on behalf of all occupants that they have read, understood, and agree to be bound by this Accident Waiver and Release of Liability.

Entire Agreement
This document, along with the listing description and any messages exchanged on the booking platform, constitutes the entire agreement. By booking and entering the property, Guest acknowledges they have read, understood, and agree to all terms above.

Signed electronically via booking confirmation on [Date]Host: ______________________________
[Your Name / Company Name]
Date: ________________Guest: ______________________________
[Guest Name – confirmed via booking]
Date: ________________