VTM Guest Agreement Summary

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Please read carefully. By confirming your reservation, you acknowledge and accept all terms below.

Thank you for choosing to stay with Van Treese Management (VTM). We are excited to welcome you and truly appreciate your flexibility and communication throughout the booking process.

To ensure a smooth and secure stay for everyone, please review the following policies. These terms protect both our guests and the property owners we represent and ensure compliance with Michigan real estate law.

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PAYMENT & RESERVATION TERMS

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All payments, deposits, and reservations are final and non-refundable.

All Sales Final (Direct Bookings Within 6 Months)

For any direct booking made within 6 months of the arrival date, all sales are final. All total payments and deposits are non-refundable and non-transferable for any reason once submitted and the entire booking total is require upfront. Because your reservation blocks the property exclusively for your stay, we are unable to issue refunds for cancellations, date changes, shortened stays, early departures, travel delays, or personal matters. This policy is consistent with major rental platforms and required under Michigan real estate and rental guidelines.

Once a payment or deposit is submitted, the reservation becomes binding.
We strongly encourage guests to review all details, dates, and policies before submitting payment.

Booking Direct Saves You Money

When booking directly with VTM:

• You avoid Airbnb/VRBO service fees

• A standard $200 cleaning fee applies

• State lodging tax is required

Rates are subject to change until payment is received.

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ADVANCE RESERVATIONS (6+ MONTHS OUT)

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We offer a flexible option for long-term planners:

Grace Period (90 Days from Booking Date):

• You may cancel or transfer to another VTM property

• If cancelled within the grace period:

  • 50% of the deposit (equal to 25% of the total booking) will be refunded

  • A 20% administrative fee (based on the total booking) will apply

Payment Structure:

• 50% deposit due at booking

• Remaining 50% balance due exactly 90 days after the booking date

• If the balance is not paid on time → the reservation is considered a no-show and the entire deposit is forfeited

 

COMMITMENT TO RESERVATION DATES

Placing a deposit locks the home for your exclusive use.
Because we immediately turn away other guests after a booking is made:

We cannot offer refunds for cancellations, date changes, shortened stays, or early departures.

We encourage guests to confirm travel plans BEFORE placing a deposit.

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IMPORTANT PAYMENT NOTICE

If you pay with:

Debit card or e-check:

Payments may take several days to clear.
We do not receive reservation notifications until payment clears, and the home may be booked by another guest during that time.

👉 To secure your dates, please contact us immediately after submitting payment so we can place a temporary hold.

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Recommended Payment Method:

Credit card (instant clearing, immediate reservation)

We also accept:
Venmo • Apple Pay • Zelle
(THOS generally does not accept offline payments.)

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CANCELLATION POLICIES

Peak Season (Memorial Day Weekend – Labor Day Weekend)

• Deposits are non-refundable, unless we can rebook your exact dates within 24 hours of receiving your written cancellation notice.

• If we can rebook → we refund your deposit only.

• Full payments made after arrival are not refundable under any circumstances.

Off-Peak Season (All other times)

• Deposits are non-refundable

• Cancellations must be made in writing at least 20 weeks prior to arrival

• Cancellations within 20 weeks or no-shows receive no refund

Please note:

When we reserve the home for you, we must decline all other inquiries for those exact dates. This is why strict policies are necessary.

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HOME TRANSFERS

Transfers may be allowed as a courtesy:

Allowed:

• Transfer to another VTM home with no penalty

• Guest pays the difference in price

• Must be requested well in advance

Not Allowed:

• Transfers made because a guest “didn’t review the listing carefully”

• No transfers allowed within 8 weeks of arrival

• No transfers once the balance is paid

 

PET POLICY

All VTM properties are pet-friendly with a pet fee per dog.
A property-specific pet fee applies per pet and property manager will share this info with you.

• ADA-compliant service animals are welcome- fee is still required since this is private property.

• ESA animals are accepted in accordance with applicable laws

• Fraudulent animal claims are subject to removal from the property and/or penalty fee plus pet fees.

 

REFUNDS & ADJUSTMENTS

We cannot provide refunds or partial refunds for:

• Early departures

• Travel delays

• Weather-related issues

• Shortened stays

• Guest schedule changes

• Misreading listing details

• Arriving later than expected

Our responsibility as property managers is to reserve and prepare the home for your exclusive use.
Once reserved, the home cannot be re-sold unless you cancel under the appropriate timeframes.

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PROTECTION FOR VTM & PROPERTY OWNERS:

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By booking directly with VTM, guests agree that:

• All payments are final

• VTM is not responsible for travel disruptions or personal emergencies and any and all damages

• Guests may not dispute charges for cancellations outside the policy

• Guests may not chargeback credit card payments made in accordance with this agreement

• Guests must adhere to all check-in, property, pet, and occupancy rules

• Any damage caused by guests or animals will be charged to the guest on file

• VTM reserves the right to cancel any reservation for violation of policy

This protects both you and the property owners who trust us with their homes.

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SUMMARY FOR GUESTS :

• All payments are final

• Deposits lock your dates

• Strict cancellation policy (peak & off-peak)

• Grace period only for bookings 6+ months in advance

• Transfers allowed early, not last-minute

• Refunds only if we rebook peak-season dates within 24 hours

• Pet-friendly properties (with fees)

• Book direct to avoid third-party charges

• Credit card recommended

• Written cancellations required