Direct Booking for Return Guests

BOOKING REQUEST FORM

Minimum stay is 3 nights. Maximum stay is 14 nights. Longer requests may be considered, but please be in touch for approval before completing this form.

short-term rental agreement

TerMS AND CONDITIONS

NOTICE: Michigan law establishes rights and obligations for parties to rental agreements. This agreement is required to comply with the Truth In Renting Act. 

This short-term rental agreement dated per the “Booking Request Form” is entered between White Sky Woods Homestead LLC, the “Lessor” and the “Guest”, the full name of the person who has submitted the “Booking Request Form.”

Leased Property 
1. The Lessor agrees to rent to the Guest the Property municipally described as 28896 Ruonavaara Road, Lake Linden, Michigan 49945 USA (“the Property”) for use as short-term non-primary residential premises only.

2. Neither the Property nor any part of the Property will be used at any time during the lease term by the Guest as permanent housing or for the purpose of carrying on any business, profession or trade of any kind. 

Guests and Visitors 
3. The Guest agrees that they will have no more than four people staying overnight in the Property without the prior written consent of the Lessor and that all Guests will be named in full in the booking request form.

4. Subject to the maximum number of Guests set out in this lease, visitors will be permitted in the Property subject to the following rules. Pre-approved Guests only. No parties or events. Should the Lessor consider that the visitors are causing a disturbance or are otherwise not in compliance with this lease, the Lessor may ask the Guest to remove the visitors or the Lessor May terminate this lease as set out in the termination for breach clause at the Lessor’s option.

Term 
5. The term of the lease commences at  4:00 p.m., the check-in time on the confirmed reservation start date and ends at 10:00 a.m., the checkout time on the confirmed reservation end date.

6. The Guest may not stay in the Property after the checkout time under any circumstances, unless communicated permission was granted by the Lessor. If the Guest stays after the stared checkout time, the Guest will be charged a late penalty as follows: 30 minutes grace period with $50 per hour effective starting at the check out time of 10 a.m.

7. Under no circumstances, will the Guest be permitted to stay for any additional nights at the Property unless otherwise arranged with the Lessor. 

Property Rules and Amenities
8. The Guest may keep the following pets on the Property during the term of the lease: one or two well-behaved dogs. No more than two dogs are allowed. No other pets are allowed. The Guest is responsible and liable for any damage caused by the pets to the Property or common areas and for any injury caused by the pets. The Guest is responsible for cleaning up after the pet in all areas of the Property including outdoor space. If the pets cause excessive noise or are left for long periods of time alone, the Lessor may revoke this privilege and require the Guests to remove pets from their Property or immediately terminate the lease, without reimbursement to the Guest, as set out in the termination for breach clause of this lease. If the Guest fails to remove the pets in the Property after being requested to do so by the Lessor for the reasons set forth in this clause, the Lessor may immediately terminate the lease, without reimbursement to the Guest, as set out in the Termination for Breach Clause in this lease. 

9. Under no circumstances will more than four people be permitted in the Property overnight at one time. This is the maximum occupancy of the Property. 

10. Subject to the provisions of this lease, the Guest is entitled to the use of parking on the Property at the end of Ruonavaara the road by the marked “Guest parking” sign. Guests will not drive on the lawn, park at the entrance of the cabin door or drive beyond the parking area. 

11. Internet will be provided at the Property for the Guest during the term of the lease. Notwithstanding, access to the Internet is provided as a convenience to the Guest, and such access is not integral to this lease. No refund or discount will be given in case of the Internet not functioning. 

12. The Guest will not smoke or vape anywhere in the Property nor permit any visitors to smoke or vape in the Property. 

13. The Guest will not engage in the use of any illicit or illegal drugs in or around the Property. 

14. The Lessor agrees to supply and the Guest agrees to use and maintain in reasonable condition, normal wear and tear expected, all furnishings and amenities in the Property. 

Rent.
15. Subject to the provisions of this lease, the rent for the Property is $145.00 USD per night (the “Rent”).

16. The Guest will pay the entire Rent amount upon booking. 

Pet Fee
17. Upon the signing of this lease, the Guest will pay the Lessor a non-refundable pet fee of $50 (the “pet fee”.)

Termination for Breach 

18. The Lessor may terminate the lease immediately and without notice if the Guest violates or breaches any terms of this lease. Upon the Guest’s breach, the Lessor may require the Guest to vacate the Property which the Guest must do immediately upon request. No rental costs will be reimbursed, and the Guest will be responsible for the payment of the entire term of the lease stated in the lease agreement.

Early Termination of Lease by Guest
19. The Guest may not terminate this lease prior to the stated checkout time. If the Guest leaves the Property prior to the checkout time, the Guest is still responsible for the payment of the entire term of the lease as stated in this lease agreement. 

Early Termination of Lease by Lessor 
20. The Lessor may terminate this lease without cause or reason before the date of checkout time by giving the Guest the greater of one day’s written notice, the minimum required by the Act.

Lessor Access 
21. The Lessor may enter the Property at any time in case of an emergency to protect the Property. In cases of non-emergency, the Lessor may enter the Property upon reasonable notice to the Guest, at a reasonable time, in order to complete repairs, maintenance or improvements or to inspect the Property. The Guest shall not unreasonably withhold consent for the Lessor to enter the Property for the stated purposes. The Lessor shall not abuse the rights of access, harass the Guest, or otherwise infringe on the Guest’s right to quiet enjoyment of the Property during the term. 

Quiet Enjoyment
22. The Lessor covenants that on paying the rent and performing the covenants contained in this lease, the Guest will peacefully and quietly have, hold, and enjoy the Property for the agreed term of the lease, subject to any early termination as provided in this lease.

Guest Improvements
23. The Guest may not make any improvements, alterations or constructions to the Property. Improvements, alterations and constructions include but are not limited to the following: 
a. Applying adhesive materials or inserting nails or hooks and walls or ceilings; 
b. Painting, wallpapering, redecorating or in any way significantly altering the appearance of the Property; 
e. Performing any structural alterations; 
f. Changing the amount of heat or power normally used on the Property as well as installing additional electrical wiring or heating units; 
f. A fixing to or erecting upon or near the Property any radio or TV, phone or Internet antenna or tower.

Utilities and Maintenance 
24. All utilities and maintenance in relation to the Property are included in the rent and will be paid by the Lessor, except as otherwise provided in this lease. 

25. Notwithstanding any other term in this contract, the Guest will, at its sole expense, keep and maintain the Property in good and sanitary condition and repair during the term of the lease. 

26. The Guests will leave the Property at the end of the term in the same condition it was found at the beginning of the term. If the Guest leaves the Property in a state that requires additional maintenance and repair, the Guest agrees to pay for the cost of returning the Property to the condition it was found prior to the Guest’s stay. 

27. Any major maintenance or repair for the Property which is not due to Guest misuse, waste or neglect of that or of the Guests family or visitor will be the responsibility of the Lessor and at the cost of the Lessor. 

Cleaning Fees 
28. In addition to the rent, the Guests will be charged a cleaning fee of $50 USD (The “cleaning fee”) that will be due at the same time and in the same manner as the rent. The cleaning fee will be used to cover the responsible, reasonable cost of the regular cleaning of the Property required to put the Property back into the same condition it was in prior to the Guest stay. These regular costs do not include any excessive cleaning costs. 

29. If the Property requires excessive cleaning, that is, above and beyond, the regular cleaning generally required in order to return the Property to the state it was prior to Guest stay, due to any cause, such as from a party, excessive filth, or smoking, the Guests shall be charged for such excessive cleaning at a reasonable rate which may be recovered from the Guest by any legal means. 

Rental Rules 
30. The Guests shall abide by quiet hours applicable to the Property which are from 10:00 p.m. to 8:00 a.m. The Guests must not make any unreasonable amount of sound which may disturb neighbors during these quiet hours. If the Guest fails to comply within these quiet hours, the Lessor May terminate the contract for breach as set out in the termination for breach clause of this contract. 

31. The Guest agrees that they will not use the Property to host any parties, large gatherings or events that will disturb the neighbors of the Property that will violate the quiet hour state and in this lease; or that will violate the maximum occupancy limits as stated in this lease. Should the Lessor reasonably determine that the Guest has violated this clause by hosting the party, large gathering or event, the Lessor May terminate the lease as set out in the termination for breach cause of this lease. 

Additional Fees 
32. If any additional fees are charged during the course of the lease or any amounts remain unpaid after the term of the lease, the outstanding amount must be paid to the Lessor or within 7 days after checkout, in the method required by the Lessor. 

Cancellation 
33. If the Lessor cancels the booking anytime before the check-in time, for any reason and through no fault of the Guest, the Guest will receive a full refund of all amounts paid and the Guest will release the Lessor from any claims against the Lessor. 

34. Upon execution of this lease, the Guest agrees to be bound by the following cancellation policy: Reservations are firm at the time of payment and no refund will be provided should the Guest cancel. Upon notification of the cancellation by the Guest, the Lessor has the right to open the dates on the calendar, releasing the booking. In the unlikely event the Lessor needs to cancel, Guests will receive 100% refund of the total nightly cost, pet fee, cleaning fees, taxes and service fee.

Insurance 
35. The Guest is hereby advised and understands that the personal Property of the Guest is not insured by the Lessor for either damage or loss, and the Lessor assumes no liability for any such loss. 

Lessor Liability 
36. The Guest agrees to indemnify and hold harmless the Lessor and the owner of the Property. for any and all claims of Property damage and personal injury to the Guest or their visitors from any cause arising from the use of the Property. This includes use of the Property including the cabin, outdoor spaces the Guest has access too and all buildings on the Property. This includes Property at 28896 Ruonavaara Road, Lake Linden, Michigan 49945 USA and 28907 Ruonavaara Road, Lake Linden, Michigan 49945 USA.

37. The Guest is responsible for any person or persons who are upon or occupying the Property or any other part of the Lessor’s premise at the request of the Guest, either express or implied, whether for purposes of visiting the Guests or attending upon the Property for any other reason. Without limiting the generality of the foregoing, the Guest is responsible for all members of the Guest’s family, visitors, invitees and or other similar persons.

Governing Law
38. This lease will be construed in accordance with and exclusively governed by the laws of the state of Michigan (the “act”)

Severability 
39. If there is a conflict between any provision of this lease and the Act, the Act will prevail as such. Provisions of the lease will be amended or deleted as necessary in order to comply with the Act. Further, any provisions that are required by the Act are incorporated into this lease. 

40. The invalidity or unenforceability of any provisions of this lease will not affect the validity or enforceability of any other provision of this lease. Such other provisions remain in full force and effect. 

Amendment of Lease 
41. This lease may only be amended or modified by a written document executed by the parties.

Assignment and subletting 
42. The lease is non-transferable. The Guest will not assign this lease, nor sublet or grant any concession or license to use the Property and or any part of the Property. Any assignment, subletting, concession or license, without prior written consent of the Lessor, or any assignment or subletting by operation of law, will be void and will, at the Lessor’s option, terminate this lease.

Damage to Property
43. The Lessor will provide and keep the Property in a habitable and safe condition during the term of the lease. If the Property should be damaged other than by the Guest negligence or willful Act or that of the Guest family or visitor and the Lessor decides not to rebuild a repair, the Property, the Lessor may end this lease by giving appropriate notice.

Care and Use of the Property 
44. The Guest will promptly notify the Lessor of any damage or of any situation that may significantly interfere with the normal use of the Property or to any furnishing supplied by the Lessor. 

45. The Guest will not engage in any illegal trade or activity on or about the Property. 

46. The parties will comply with standards of health, sanitation, fire, housing and safety as required by law. 

47. At the expiration of the term of the lease, the Guest will quit and surrender the Property in as good a state and condition as they were at the commencement of this lease, reasonable use and wear and tear expected.

Prohibited activities and materials 
48. The Guest will not keep or have on the Property any article or thing of a dangerous, flammable or explosive character that might unreasonably increase the danger of fire on the Property or that might be considered hazardous by any reasonable insurance company. 

49. The Guest will not perform any activity on the Property or have on the Property any article or thing that the Lessor’s insurance company considers increases any insured risk such that the insurance company or increases the insurance premium. 

50. The Guest is prohibited from: 
a. The storage of expensive articles on the Property if it creates an increased security risk; and 
b. The growing of, use of, storage of, production of, illegal substances on the Property.

51. The Guest will not perform any activity on the Property that the Lessor feels significantly increases the use of electricity, heat, water, sewer, other utilities on the Property. 

Rules and Regulations
52. The Guest will obey all rules and regulations of the Lessor regarding the Property.

53. For any matter regarding this lease, the Guest may be contacted at the contact information provided in the booking request form.

54. For any matter regarding this lease, the Lessor may be contacted through their phone number and email below. 

Lisa Reitz
920-246-5472 
lisamreitz@gmail.com

Tim Reitz 
920-246-3805
wswtim@gmail.com

General Provisions 
55. All monetary amounts stated or referred to in this lease are based on the United States dollar. 

56. The Guest will not tamper with locks, security systems, fire alarms, smoke detectors, cardon monoxide detectors, and the like. If any issues with the above occur the Guest is to immediately contact the Lessor. 

57. Any items left behind belonging to the Guest will be held by the Lessor for a period of 10 days, after which the Lessor may dispose of the items without incurring any liability. The Lessor will make all reasonable efforts to contact the Guests regarding the items as soon as the items are found by the Lessor. The Guest will be responsible for any cost arising from the disposal, holding, or return of the items. Food that is left behind is not observed in this provision and will be discarded during cleaning.

58. Headings are inserted for the convenience of the parties only and are not to be considered when interpreting this lease. Words in the singular mean and include the plural and vice versa or it’s in the masculine mean and include the feminine and vice versa. 

59. This lease may be executed in counterparts. Online form signatures are binding and are considered to be original signatures. 

60. This lease constitutes the entire agreement between the parties. Any prior understanding or representation of any kind proceeding the date of this lease will not be binding on either party, except to the extent incorporated in this lease. 

61. Time is of the essence in this lease.

House Rules

Quiet Hours 10pm – 8AM

Absolutely NO EVENTS or parties

No smoking or vaping inside. If you are smoking outside please do not leave evidence of smoking otherwise.
The gardens, high tunnel and animal areas should only be entered with a host present. Please do not wade, swim, fish or boat in the ponds. Same rule applies to dogs.

Old homesteads have odd, old, and unexpected things in random places – stay on the trails.

Please do not rearrange the furniture, it can damage the painted wooden floors.

The cabin is located in nature. To keep nature outside, the cabin has multiple means of pest control in place. However, it is pest CONTROL, not pest ELIMINATION. Occasionally pests may enter the cabin. Please do not be alarmed, instead communicate with us so we can deal with any problem efficiently and expediently.

No unapproved guests, and absolutely no parties.

We are not responsible or in control of problems that are a result of acts of nature (i.e. community power outage, snowstorm), refunds will not be given.

For Guests with Pets: – $50 pet fee per booking. – Well-behaved dogs (2 maximum) are allowed. No cats or other pets. – Please keep dogs off the furniture or cover furniture with provided sheets (found on the shelf in the entryway). – For the safety of your pet, our farm animals and the wild habitats, your dog must be leashed when outdoors at ALL times. This is not negotiable. Please clean up after your dog around the cabin and on the trails (poop bags available for use during your stay). By following these house rules – it allows us to stay pet-friendly – Thank you!