Applicant Certification, Payment Terms & Rental Policies for Month to month and/or Lease holding tenants. Not for Vacation Renters for STR. 

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By signing this application, the Applicant certifies that all information provided is true, complete, and accurate. Any false statements, omissions, or misrepresentations may result in denial of the application. If inaccurate or misleading information is discovered after a lease has been executed, The House of Skrobeck Vacation Rental & Design Company ("THOS") and/or the Property Owner reserve the right to terminate the lease agreement and pursue all remedies available under the lease agreement and applicable law.

 

Payment Definitions

To ensure there is no confusion, the following payment definitions apply throughout this application and lease agreement.

 

Commitment Fee (Non-Refundable)

A Commitment Fee is a non-refundable payment that is equal to the month lease term that the applicant chooses and has made to reserve a property and demonstrate the Applicant's commitment to lease the home for s period of one to nine month leases. Not intended for long term leases.

Once this fee is received, THOS immediately begins reserving the property exclusively for the Applicant by:

• Removing the property from the rental market.

• Suspending all advertising and marketing.

• Declining or canceling showings for other prospective applicants.

• Turning away qualified applicants who may otherwise lease the property.

• Beginning lease preparation and move-in coordination. The fee goes to cover cleaning costs and any damages. Any damages made that are above the cost of the value of CF, tenant is responsible.

 

Because both THOS and the Property Owner are committing the property exclusively to the Applicant, the Applicant is likewise making a commitment to rent the property.

For this reason, the Commitment Fee is earned upon receipt and is non-refundable, regardless of whether the Applicant later changes their mind.

This policy applies if the Applicant cancels, withdraws, or decides not to proceed with renting the property:

• before signing the lease;

• after signing the lease;

• before taking possession of the property; or

• after an application has been submitted and accepted but before occupancy begins.

Example:

• Applicant pays a $2,500 Commitment Fee.

• THOS immediately removes the home from the market and turns away other qualified renters.

• Three days later, the Applicant decides they no longer want the home.

• Because the property was reserved exclusively for that Applicant and unavailable to others, the Commitment Fee remains non-refundable.

 

Security Deposit (Refundable)

A Security Deposit is different from a Commitment Fee. Security Deposit is only for applications/leases for 10 months lease agreement or longer. Not applicable to Month to Month Lease agreements. Only payments specifically identified in the lease as a Security Deposit or Deposit are eligible for a refund following the end of the tenancy, less any lawful deductions permitted under the lease and applicable law.

Deductions may include, but are not limited to:

• Cleaning beyond normal wear.

• Damage beyond ordinary wear and tear.

• Unpaid rent.

• Outstanding utility charges.

• Missing property.

• Repairs resulting from lease violations.

• Any other charges authorized by the lease.

Example:

Security Deposit Paid: $2,000

• Cleaning Charges: $250

• Damaged Door Repair: $175

Refund Due: $1,575

If a payment is identified as a Commitment Fee, it is not considered a Security Deposit and is not refundable.

 

Refund Policy

Unless otherwise required by law or approved in writing by THOS, all payments are considered final.

If THOS elects, in its sole discretion, to issue a refund before occupancy or before the lease becomes effective:

• Administrative fees may be deducted.

• Cancellation fees may apply.

• Credit card or third-party payment processing fees may be deducted.

• Refunds will be evaluated on a case-by-case basis and are not guaranteed.

We understand that unexpected circumstances can arise and will make reasonable efforts to work with Applicants whenever possible. However, any exception to this policy is solely at the discretion of THOS and the Property Owner.

 

Commitment Fee Acknowledgement

The Applicant expressly acknowledges and agrees that payment of a Commitment Fee constitutes a mutual commitment between the Applicant, THOS, and the Property Owner.

If the Applicant has paid a Commitment Fee at any time for THOS to reserve the property and later cancels or withdraws their decision to lease the home, the Commitment Fee shall remain non-refundable. This applies regardless of whether the cancellation occurs:

• before signing the lease;

• after signing the lease;

• before move-in; or

• after the application has been submitted and accepted.

The Applicant understands that the property has already been removed from the market exclusively for them, resulting in lost leasing opportunities and administrative costs. By paying the Commitment Fee, the Applicant acknowledges that THOS and the Property Owner have relied upon the Applicant's commitment, and therefore the Commitment Fee shall not be refunded.

 

Application Verification

The Applicant authorizes THOS and the Property Owner to verify any information contained within this application, including but not limited to:

• Current and previous landlords

• Employment

• Income

• Credit history

• Personal references

• Criminal background, where permitted by law

• Any other information necessary to evaluate the application

Providing incomplete, inaccurate, or misleading information may delay processing, result in denial of the application, or constitute grounds for lease termination if discovered after occupancy.

 

Corrections to Applications

Applicants are responsible for reviewing all information before submitting an application.

If errors are discovered after submission, including but not limited to spelling errors, missing information, incorrect dates, inaccurate addresses, or incomplete signatures, THOS may require a new application to be completed to maintain an accurate application file.

Privacy of Applicant Information

If an application is denied, withdrawn, or otherwise does not proceed, THOS will securely dispose of or destroy the Applicant's documentation in accordance with applicable record retention practices and privacy standards.

 

Application Approval

Submitting an application does not guarantee approval and does not create a lease agreement.

THOS reviews completed applications and presents qualified Applicants to the Property Owner. Final approval or denial rests solely with the Property Owner. THOS will notify Applicants once a final decision has been made and will provide instructions for the next steps if approved.

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Applicant Agreement

By signing below, the Applicant acknowledges that they have carefully read, understand, and agree to:

• All THOS Rental Policies and House Rules.

• The definitions of the Commitment Fee and Security Deposit.

• The Commitment Fee being earned upon receipt and non-refundable.

• The refund policies described herein.

• The application verification process.

• The rental approval process.

• All terms and conditions contained within this application and any subsequently executed lease agreement.

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CHARGEBACKS & PAYMENT DISPUTES

By booking directly, applicant agrees:

• Payments made according to this agreement are authorized.

• Chargebacks may not be filed simply because travel plans changed or a tenant wishes to cancel.

• The Tenant  remain responsible for lease agreement amounts including commitment fees.

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Vacation Rental Guest Agreement Summary

Please read this carefully before booking.

By confirming your reservation, you acknowledge that you have read, understand, and agree to all policies below.

Our goal is simple: provide you with an amazing vacation while protecting the homes entrusted to us by their owners. We believe in being transparent so there are no surprises before, during, or after your stay.

 

RESERVATION & PAYMENT POLICY

Your Reservation is Reserved Just for You. The moment your reservation is confirmed, those dates are removed from our calendar and are no longer available for anyone else to book.

Because of this commitment, all reservations are considered final unless specifically stated otherwise below.

Example:

You reserve July 10–15.

As soon as your payment is received, we decline all other guests who want those same dates. If you later decide not to travel, we cannot simply replace your reservation, especially during busy seasons.

 

DIRECT BOOKINGS (Arriving Within 6 Months)

For direct reservations with an arrival date within six (6) months, the following applies:

• Full payment is required at the time of booking.

• All payments are non-refundable.

• Reservations are non-transferable unless otherwise approved.

• Date changes are not guaranteed.

• Shortened stays do not receive refunds.

This policy applies regardless of the reason, including:

• Illness

• Family emergencies

• Work schedule changes

• Flight delays

• Weather

• Vehicle problems

• Choosing to leave early

• Finding another property

• Misreading the listing description

Example:

You book a 5-night stay but decide to leave after 3 nights.

Because the home was reserved exclusively for you, the remaining nights are not refundable.

ADVANCE RESERVATIONS (Booked More Than 6 Months Ahead)

Guests planning far in advance receive additional flexibility.

Payment Schedule

• 50% due at booking

• Remaining 50% due exactly 90 days after booking

If the remaining balance is not received by the due date, your reservation may be cancelled and your deposit forfeited.

90-Day Grace Period

If your reservation was made more than six months before arrival, you have a 90-day grace period from the date you booked.

During this period you may:

• Cancel your reservation

• Transfer to another available VTM property

If you cancel during the grace period:

• 50% of your deposit is refunded

• A 20% administrative fee (based on the total reservation) is retained to cover booking, processing, advertising, and administrative costs.

Example:

Total Reservation: $4,000

Deposit Paid: $2,000

If cancelled during the grace period:

• Administrative Fee: $800

• Refund: $1,000

YOUR DEPOSIT HOLDS THE HOME

Your payment is more than a payment—it is your commitment to reserve the property.

Once your reservation is confirmed:

• We stop advertising those dates.

• We decline other guests.

• The owner commits the property exclusively to you.

For this reason:

• Deposits are not refundable outside the cancellation policies.

• We cannot guarantee date changes.

• We cannot refund unused nights.

PAYMENT METHODS

Fastest Option (Recommended)

✔ Credit Card

Credit card payments process immediately and reserve your dates instantly.

Debit Cards & eChecks

These payments can take several business days to clear.

During that time:

• We may not receive your reservation immediately.

• Another guest could reserve those dates first.

If using one of these payment methods, please contact us immediately after submitting payment so we can temporarily hold the property while payment processes.

We also accept:

• Apple Pay

• Venmo

• Zelle (when approved)

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CANCELLATION POLICY

Peak Season

(Memorial Day Weekend through Labor Day Weekend)

Peak season is our busiest travel period.

Deposits are non-refundable.

However, if:

• You cancel in writing, and

• We successfully rebook your exact dates within 24 hours,

we will refund your original deposit.

Example

You cancel your July reservation.

Another guest books those exact dates the next morning.

Your deposit will be refunded.

If we cannot rebook those dates, no refund is available.

After check-in, no refunds are available for unused nights.

Off-Peak Season

(All other dates)

Deposits remain non-refundable.

Written cancellation must be received at least 20 weeks before arrival.

Cancellations made within 20 weeks of arrival or failure to arrive ("no-show") are not eligible for refunds.

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TRANSFERRING TO ANOTHER HOME

We understand plans sometimes change.

Whenever possible, we are happy to transfer your reservation to another available VTM property.

Transfers may be approved when:

• Requested well in advance

• Another property is available

• Pricing differences are paid by the guest

Transfers are generally not available:

• Within 8 weeks of arrival

• After the final balance has been paid

• Because the guest did not read the listing carefully before booking

 

PET POLICY

Most VTM vacation homes welcome dogs.

Each property has its own pet fee, which your property manager will provide before arrival.

Guests agree to:

• Clean up after pets

• Prevent excessive barking

• Keep pets off furniture unless specifically permitted

• Crate pets when left unattended whenever possible

Guests are responsible for any additional cleaning or damages caused by pets.

Service Animals

ADA-qualified service animals are welcome in accordance with applicable law.

Because these are privately owned vacation homes that require additional cleaning between guests, applicable pet-related cleaning fees may apply where permitted by law and the property's policies.

Emotional Support Animals (ESAs) are handled in accordance with applicable federal and Michigan law.

Providing fraudulent animal documentation or intentionally misrepresenting an animal may result in cancellation of the reservation, removal from the property, additional fees, and any damages permitted by law.

 

REFUNDS ARE NOT AVAILABLE FOR

We are unable to provide refunds for:

• Early departures

• Late arrivals

• Flight delays

• Road closures

• Bad weather

• Illness

• Personal emergencies

• Work schedule changes

• Family events

• Choosing another property

• Misreading the listing

• Forgetting to purchase travel insurance

Example

If your flight is delayed by two days and you miss part of your vacation, your reservation remains reserved exclusively for you and those missed nights are not refundable.

We strongly recommend purchasing travel insurance for unexpected events.

 

PROPERTY DAMAGE

Guests are financially responsible for:

• Damage to the home

• Missing items

• Excessive cleaning

• Unauthorized pets

• Smoking violations

• Extra guests beyond the reservation

• HOA fines caused by guests

• Municipal fines resulting from guest actions

Repair or replacement costs will be charged to the reservation holder.

 

CHARGEBACKS & PAYMENT DISPUTES

By booking directly, guests agree:

• Payments made according to this agreement are authorized.

• Chargebacks may not be filed simply because travel plans changed or a guest wishes to cancel outside of the cancellation policy.

• Guests remain responsible for all amounts due under this agreement.

 

OUR RESPONSIBILITY

We promise to:

• Professionally prepare the property before arrival

• Ensure the home is clean and ready

• Respond to maintenance issues as quickly as reasonably possible

• Provide clear communication before and during your stay

 

GUEST RESPONSIBILITIES

Guests agree to:

• Follow all house rules

• Follow occupancy limits

• Follow parking rules

• Respect neighbors and HOA regulations

• Follow pet policies

• Report damages immediately

• Leave the property in reasonable condition

Failure to follow these policies may result in:

• Additional charges

• Early termination of the reservation without refund

• Removal from the property

• Loss of future booking privileges

 

QUICK SUMMARY

✔ Your reservation blocks the home exclusively for you.

✔ Direct bookings within 6 months are final and non-refundable.

✔ Reservations made more than 6 months ahead include a limited 90-day grace period.

✔ Deposits reserve your dates and are generally non-refundable.

✔ Travel insurance is highly recommended.

✔ Most homes are pet-friendly with applicable pet fees.

✔ Guests are responsible for damages caused during their stay.

✔ Written cancellation is required.

✔ Booking directly saves you Airbnb and VRBO service fees.

✔ By completing your reservation, you acknowledge and agree to all policies contained in this Guest Agreement.

This version is much more guest-friendly while still being protective. It explains the "why" behind each policy, uses real-world examples, and is written in plain language that is easier for guests to understand before booking.

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CHARGEBACKS & PAYMENT DISPUTES

By booking directly, guests agree:

• Payments made according to this agreement are authorized.

• Chargebacks may not be filed simply because travel plans changed or a guest wishes to cancel outside of the cancellation policy.

• Guests remain responsible for all amounts due under this agreement.

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