Whispering Pines Lodge
Let's Book Your Rental From 08/19/2024 to 08/26/2024
Copyright © 2024 • Tahoe Time Vacation Rentals
All Rights Reserved.
Guest's reservation is only considered booked when TTVR receives Guest's complete signed contract.
GUEST: Must be an Adult (preferably 25 years or older) and be an occupant of the unit during the entire period reserved. The premises will be occupied by only the number of people/dogs on the contract. Occupancy of the premises by any additional persons or pet(s) is a breach of this agreement and will result in all occupants having to vacate the property without any refund and may also result in forfeiture of Guest's security deposit at the sole discretion of TTVR. NO PARTIES are allowed at any TTVR managed properties.
RENT: Guest agrees to pay a total amount identified on the contract. 50% of the total payment is due at the time of the booking. Payment in full is due 30 days in advance of Guest's arrival date. Accepted forms of payment are: check, money order, Visa/Mastercard, Amex. If payment is not received by the 30th day in advance of arrival, the reservation is not considered cancelled, however Guest herby authorizes TTVR to charge Guest's credit card for any unpaid balance. Be sure to always book directly with us to save on 3rd party fees.
CANCELLATION: Reservations are considered booked when the Guest's 50% of total payment is received and a rental contract is signed. To cancel this reservation, notice of cancellation must be in writing and received more than 30 days prior to your arrival date to receive 100% refund and between 29 days and 15 days prior to arrival for a 50% refund. On the 14th day before Guest's arrival date, this reservation is considered 100% non-refundable.
For this reason, TTVR always advises Guests to purchase travel insurance. This also applies to guests who choose to depart earlier than their expected stay.
ACCIDENTAL DAMAGE PROTECTOR: Tahoe Time Vacation Rentals offers a Property Protection Program for a charge of $69. This damage Protection program covers up to $1500 in accidental damage to your rented unit that occurs during your covered occupancy. TTVR is responsible for filing all program claims on behalf of the tenants. Tenant verification may be required in certain cases. Tenant will be responsible for the cost of repair or replacement for all damages that exceeds the coverage limit of the Property Protection Program. The amount you pay for the Property Protection Program includes any related insurance, technology-support, service, and claims adjudication costs, along with administrative fees charged by the TTVR for making this coverage available. This program does not cover intentional damage, those damages resulting from the negligence of tenant, or damages from non-compliance with the terms of this agreement. Determination of actual damages will be at the sole discretion of TTVR and the program underwriter. Please see detailed program description https://insurestays.com/property-protection-guest-summary/. Important: all damage must be reported to TTVR prior to, or immediately upon, check-out. Participation in this plan does not negate Renter’s responsibility for damage. The Property Protection Program is mandatory for all rentals. In such cases where the Property Protection Plan is declined, a separate security deposit in the amount $3000 in the form of a check, will be collected at the time of booking. This security deposit will be deposited immediately and returned within 21 days of departure, assuming no damage was incurred during Renter’s stay. In the event of a dispute concerning a security deposit, dispute resolution shall take place in the County where the vacation rental property is located.
CHECK-IN and CHECK-OUT: Check-in time is 4:00PM on the day of arrival.. Do not arrive at your rental early. If an early checkin is prearranged and possible, there is a $50 automatic fee for the privilege. Lockbox codes WILL NOT be issued with a balance owing or without a signed Rental Agreement. Check-out time is 10:00AM. Late checkouts will charged $50.00 for each half hour after 10:00AM, unless other arrangements have been made with rental agent prior to arrival. $50 per item will be charged for each lost key, garage door opener, or parking pass. $200 will be charged for each lost HOA amenity key card. Each rental unit has a check-out procedure posted in the house. Please read and follow the check-out instructions prior to departure. Please be sure no items have been left behind. TTVR is not responsible for lost, missing, or forgotten items. There is a $35 charge, plus shipping fees, for the return of any item. Guest authorizes TTVR for charge the credit card provided at booking for this cost.
USE: Guest shall not disturb, annoy, endanger, or interfere with neighbors, nor use the premises for any unlawful purposes, not violate any law or ordinance, nor commit waste or nuisance upon or about the premises. Any lack of compliance to foregoing use description is a breach of this agreement and as a result all occupants would have to vacate the property without any refund and may also result in forfeiture of Guest's security deposit at the sole discretion of Owners or their agent. TTVR is not responsible for the impacts of any event that may occur at a neighboring property (including, but not limited to, parties, large events, neighbors, road construction, other construction, etc) or otherwise close-by: that may adversely effect the Guest's peaceful enjoyment of the Property. Any complaints from neighbors regarding excessive noise or other nuisances may be cause for immediate termination of the Rental Agreement and forfeiture of the Guest's security deposit and rents. Loud or unruly behavior is restricted by local ordinance. This Property may not be used for weddings, receptions, or noisy partying. Guest hereby releases Owner and Property Management agency from liability and will hold them harmless for any accident or injury occurred during guest's or guest's party's stay at the property. If a member of the TTVR team is required by the authorities to show up to a residence, there will be a $150 fee charged to the tenants.
RULES AND REGULATIONS: Guest agrees to comply with all reasonable rules or regulations posted on the premise or delivered to Guest by Owner. ABSOLUTELY NO SMOKING BY ANY MEANS OR METHODS IS ALLOWED INSIDE, WITHIN 100 FEET OF THE PREMISES, OR IN FORESTED AREAS. ABSOLUTELY NO PETS UNLESS PREVIOUSLY ARRANGED IN WRITING. Any violation of this rule will result in the forfeiture of your entire deposit or incur an additional fee up to $300. Some rentals are dog friendly with prior approval. A signed copy of the dog rules must accompany your rental contract if you are bringing a dog. Guests with pet allergies should notify us to verify if pets have been present at the property. Absolutely no cats, birds, or exotic animals are permitted. PLEASE NOTE: We do not consider registered Service Dogs as “Pets”.
LOCK OUT ASSISTANCE: A $150 may be assessed for lock out assistance after hours. If TTVR is not available for after-hours, calling a locksmith may be required. The guest will be responsible for the set up and cost for this service.
CLEANING: After your stay, the home will be inspected. Our cleaning service will perform a departure clean. We request that you leave the home picked up and start the dishwasher or wash dishes and return furnishings to the original locations. Please DO NOT make beds that have been used and DO NOT empty the fireplace/woodstove. There is no daily maid service. Your cleaning fee will provide for the normal cleaning of property. Any additional cleaning or excessive linen/towel use will be charged at a rate of $50 per hour. Returning furniture to original positions will be a minimum of $250.
TRASH: Garbage collection occurs once per week. Garbage must not be stored outside unless it is locked in the designate “Bear Box”. All garbage must fit in the garbage cans provided ONLY. If you have additional trash, please call the office. Additional charges may be incurred for additional trash or if the owner is cited or given a violation for garbage, trash, or refuse not properly stored outside or strewn about the property by wildlife. Further instructions, including collection day, will be provided in the property's Information Book.
VACATION RENTAL DISCLOSURE: Renting a single family home or condo is a VERY different experience than that of a hotel. While it is TTVR's intention to provide a consistent family vacation, the nature of the product has its idiosyncrasies. TTVR is not open 24 hours a day. TTVR does maintain a 24/7 emergency line, but we cannot guarantee that TTVR can be contacted outside of normal business hours. Always leave a message for us. Guests need to be familiar with the general operation of a single family home or condo and familiarize themselves with the property they are renting upon their arrival. An Information Book is provided at the property to aid in your familiarization of said property. Guest must exercise sound judgment and, most importantly, read all provided information at the Property in order to insure a quality experience. Rental homes are not ADA compliant and may contain steps, staircases, narrower door entries, icy pathways, etc.
WHAT TTVR WILL SUPPLY: The Property is, unless otherwise noted on our website, equipped and set up as a fully furnished home/condo and includes bedding, linens, pillows, towels, an equipped kitchen (most have dishwashers), TV with cable/satellite or internet TV, and furnishings. In addition, TTVR will supply one roll of paper towels, two rolls of toilet paper and one small bath soap per bathroom, and a new sponge. There will be a starting supply of dish and laundry detergents and liquid dish soap. Guests should plan on shopping, without reimbursement, once these items are consumed. The property will likely have common staples (salt, pepper, foils, wraps, etc). However, these items are stocked by the Owner. Guest is responsible for replacing staple items as they are consumed. Firewood is not provided. The property may not have all the items you are accustomed to having in your home. If there is a special type of item you need, please bring it with you. Occupancy is based on sleeping capacity; each home may not have ample dining/living room seating to match bed capacity. You should bring personal items such as shampoo and toiletries. Bringing extra towels are always recommended for homes with hot tubs and for using at the beach. None of our properties have air conditioning.
HOT TUB: Guest hereby acknowledges that IF the property they have reserved includes a hot tub, the undersigned is fully aware that the hot tub and surrounding patio/deck can be dangerous; that the deck/patio can be slippery when wet and that injury is likely to occur to anyone who is not careful. With full knowledge of the facts and warnings, the undersigned accepts and assumes all risks involved in or related to the use of the hot tub and deck/patio areas. Hot tubs in private homes are serviced and sanitized prior to each arrival. They may be temporarily unusable during the guest's stay due to normal maintenance procedures required to keep them clean and sanitized. Guests may be responsible for charges over and above the standard cleaning. Please report any maintenance problems as soon as noticed. Hot tubs are prone to temporary or prolonged maintenance issues beyond TTVR's control. Every effort will be made to get the hot tub working quickly as possible. Refunds for non-operational hot tubs will be addressed on a case by case basis at TTVR's discretion. Refunds for issues with hot tubs will not exceed $20 per lodging night of non-operation—up to a maximum amount of $250. It is extremely dangerous for children, pregnant women, and people with certain health issues to be in and around hot tubs and swimming pools. If you choose to allow any of the above to be in or around hot tubs or swimming pools, you do so at your own risk and agree to hold TTVR and owner harmless.
TELEPHONES/INTERNET/TELEVISION: Not all homes are equipped with a landline telephone. Guest agrees to pay for all long distance telephone calls, pay-per-view television or video games charged during the occupancy of the premise plus a $35 handling fee, or any other services hired by Guest. High speed internet is not always reliable in the Tahoe area. The owner and TTVR are not responsible for the operation or maintenance of DSL or other high speed internet services, regardless of what is, or was, advertised. Internet is spotty and may not work at all at certain times.
UTILITIES AND MAINTENANCE: TTVR does not assume liability for any inconveniences due to any defects or stoppage in the supply of water, gas, electricity, internet, cable/satellite or plumbing. The Owner or TTVR will diligently attempt to address maintenance or utility issues if they occur. If a maintenance or utility issue occurs that cannot be fixed in a reasonable amount of time, and significantly effects the Guest's stay, the Owner or TTVR reserves the right to refund at their discretion or relocate the Guests to another property.
HOMEOWNER ASSOCIATIONS: When renting a property with HOA amenities, the access key/card will be in the property and inventoried. You are responsible for the key/card once you check in. Please contact us immediately if the key/card is not in the property upon your arrival. There is a $200 fee if the key/card is not left in the property when you check out. The availability of amenities offered by HOAs including, but not limited to, pools, hot tubs, saunas, tennis courts, club house, beach facilities, buoys, piers, etc., cannot be guaranteed. This happens rarely. Refunds will not be given if one or all amenities are unavailable. We regret the inconvenience – but this is out of our control.
UNCONTROLLABLE CIRCUMSTANCES: TTVR is not responsible for circumstances beyond our control which includes, but not limited to, construction, public or private functions, events, neighbors, wildfire or smoke, weather conditions, road closures, snow removal delays, natural disaster, Acts of God, natural fauna inside or outside the property. No rental adjustments will be given. We urge guests to purchase travel insurance which may cover certain losses.
MOUNTAIN AREA DISCLOSURE:
SUMMER: Forest fires are know to threaten the greater Lake Tahoe region. Controlled or natural fires can create smoke and, in extreme cases, evacuation. Burn restrictions are often in place; restricting the use of outdoor fire pits and certain BBQs. Our properties do NOT have air conditioning. Wild animals, most notably bears and coyotes, are present. Appropriate action must be taken to avoid animal problems. Although preventative deterrent action is taken by TTVR and the owner of the property during the spring and summer, rodents (most notably squirrels, chip monks, mice, and bats) and insects (most notably black ants, carpenter ants, and yellow jacket bees) may be present during the spring, summer, and fall/winter months inside and outside the property. Continuous mitigation of rodents and insects is often necessary and may include spraying, trapping, and other pest control activities. Should a pest problem arise, no refunds will be given until adequate opportunities to bring resolution to the problem have occurred. Subject to the Implied Warranty of Habitability and terms herein, pest issues are not grounds for re-location or substantial refund. Absolutely no campfires allowed.
WINTER: The Lake Tahoe region can be subject to extreme weather conditions. Harsh winter storms are common and may result in difficult, if not impossible, travel, power outages, and other service disruptions. Four wheel drive vehicles and/or chains are often necessary. No refunds will be given for too much snow or lack of snow. TTVR strongly advises Guest to purchase travel insurance as it may cover certain losses due to weather, natural disaster, or Acts of God.
SALE CONTINGENCY: In the event the home that you have reserved is for sale, and a party enters into contract to exchange title, the Owner and TTVR reserves the right to provide the Guest with a comparable property at no additional cost to the tenant. Showings during occupancy are by appointment only with Guest's approval.
EXPRESS INDEMNITY: The undersigned, for himself/herself, his/hers, assignors, executors and administrators, fully releases and discharges TTVR and the Owner of the Property from any and all claims, demands and causes of action by reason of any injury of whatever nature which has occurred or may occur to the undersigned, or any of his/her Guests as a result of, or in connection with the occupancy of the Property and agrees to hold TTVR and Owner free and harmless of any claim or suit arising therefrom. In any action concerning the rights, duties or liabilities of the parties to this agreement, their principals, agents, successors or assigns, the prevailing party shall be entitled to recover reasonable attorney fees and costs.
DISPUTE RESOLUTION: The parties agree to mediate any dispute or claim arising between them out of this contract or any resulting transaction before resorting to arbitration or court action.
Mediation. In the event that a dispute arises that cannot be settled by the parties within five (5) business days, the parties agree to submit the dispute to a mediator within five (5) business days thereafter to resolve the dispute. Mediation fees, if any shall be divided equally among the parties involved. If any party commences an arbitration or court action based on a dispute or claim to which this paragraph applies without first attempting to resolve through mediation, then that party shall not be entitled to recover attorney's fees, even if they would otherwise be available to that party in any such arbitration or court action.
Arbitration. The parties agree that any dispute or claim in law or equity arising between them out of this agreement or any resulting transaction which is not settled through mediation, shall be decided by neutral, binding arbitration and not by court action. The arbitration shall be conducted by a retired judge or justice, or an attorney with not less than five (5) years substantial experience with real estate law, unless the parties mutually agree to a different arbitrator, who shall render an award in accordance with substantive California law. In other respects, the arbitration shall be conducted in accordance with Part III, Title 9 of the California Code of Civil Procedure. Judgment upon the award rendered by the arbitrator(s) may be entered in any court having jurisdiction. The parties shall have the right to discovery in accordance with Code of Civil Procedure §1283.05. The award may be vacated or corrected on appeal to a court of competent jurisdiction for any error in applying substantive California law.
Exclusions from Mediation and Arbitration. The following matters are excluded from mediation and arbitration hereunder: a judicial or non-judicial foreclosure or other action or proceeding to enforce a deed of trust, mortgage, or installment land sale contract as defined in Civil Code §2985; an unlawful detainer action; iii. the filing or enforcement of a mechanic’s lien (provided the mechanic’s lien action shall be stayed pending the outcome of the arbitration); any matter which is within the jurisdiction of a probate or small claims court; and an action for bodily injury or wrongful death, or for latent or patent defects to which Code of Civil Procedure §337.1 or §337.15 applies.
Commercial Arbitration. Any arbitration under this Agreement shall be deemed commercial arbitration, not subject to the consumer arbitration provisions of California Code of Civil Procedure § 1284.3.
Attorney Fees and Costs. In the event of legal proceedings, including any arbitration, for the enforcement or interpretation of any of the Contract Documents, the prevailing party in such proceeding shall be entitled to its reasonable attorney fees and costs, including as costs the fees and expenses of the arbitrator(s). If a party prevails on some issues and an opposing party on other issues, the arbitrator or judge, as the case may be, shall apportion attorney fees and costs as is just and equitable in the circumstances.
NOTICE: BY EXECUTING THIS AGREEMENT AND RENTAL CONTRACT YOU ARE AGREEING TO HAVE ANY DISPUTE ARISING OUT OF THE MATTERS INCLUDED IN THE “ARBITRATION OF DISPUTES” PROVISION DECIDED BY NEUTRAL ARBITRATION AS PROVIDED BY CALIFORNIA LAW AND YOU ARE GIVING UP ANY RIGHTS YOU MIGHT POSSESS TO HAVE THE DISPUTE LITIGATED IN A COURT OR JURY TRIAL (EXCEPT THE RIGHT TO RECORD A LIS PENDENS). YOU ARE GIVING UP YOUR JUDICIAL RIGHTS TO DISCOVERY AND APPEAL, UNLESS SUCH RIGHTS ARE SPECIFICALLY INCLUDED IN THE “ARBITRATION OF DISPUTES” PROVISION. IF YOU REFUSE TO SUBMIT TO ARBITRATION AFTER AGREEING TO THIS PROVISION, YOU MAY BE COMPELLED TO ARBITRATE UNDER THE AUTHORITY OF THE CALIFORNIA CODE OF CIVIL PROCEDURE. YOUR AGREEMENT TO THIS ARBITRATION PROVISION IS VOLUNTARY. PLEASE NOTIFY TTVR IN WRITING IF YOU WISH NOT TO ARBITRATE.
JURISDICTION: This agreement shall be governed and construed in accordance with the laws of the State of California. California will have jurisdiction over the parties and the County in which the property is located will be the location and form for any legal action including mediation or arbitration brought concerning this agreement.
ENTIRE CONTRACT: Time is of the essence. All prior agreements between Owner and Guest are incorporated in this Agreement, which constitutes the entire contract. It is intended as a final expression of the parties’ agreement and may not be contradicted by evidence of any prior agreement or contemporaneous oral agreement. The parties further intend that this Agreement constitutes the complete and exclusive statement of its terms, and that no extrinsic evidence whatsoever may be introduced in any judicial or other proceeding, if any, involving this Agreement. Any provision of this Agreement that is held to be invalid shall not affect the validity or enforceability of any other provision in this Agreement. The waiver of any breach shall not be construed as a continuing waiver of the same or any subsequent breach. This Agreement shall be governed and construed in accordance with the laws of the State of California.
Tahoe Time Vacation Rentals respects the privacy of every individual who uses our website and/or books our properties. We only process and use the data obtained for the specific purposes you have authorized for your transaction, based on the rental agreement for your reservation. We do not sell customer information to third parties.
If you are bringing a dog to the property these rules must be read and signed along with your contract.
Do not allow your pets on the furniture or the beds. You will be charged a minimum additional cleaning fee of $100 for the cleaning of the quilts and cushions on the furniture and your deposit could be forfeited. If you know you cannot keep your dog off the furniture TTVR suggests that Guest bring sheets to cover the furniture.
Do not leave your pet unattended at the Premises. If your pet is crated, your pet can be left alone in the house but not for extended periods of time. Please do not leave your dog alone if he is going to bark, complaining neighbors will convince owners not to allow dogs in their houses.
If your dog is dirty, wet or covered with snow, please wipe the dog off before it enters the home.
Please walk your dog when nature calls. It is very important that you clean up your dog’s messes immediately, especially in the snow and dispose of them properly (in a trash bin, not left in plastic bag outside). If you leave them in winter the snow makes this a difficult task. This is the biggest complaint we have from owners.
Do not allow your dog to trample landscaping or to use your neighbor’s yard as a toilet.
If there is any damage to the house, or your dog has an accident, please notify the office or leave a note on the check out sheet. We have special cleaning products for these messes.
Please remember that there are leash laws in effect in your area. Do not allow your dog to run through the neighborhood un-leashed or alone.
Pet Owner agrees to hold homeowner and TTVR harmless from all damage suits for any injury to, illness of, or accident involving any pet.
Remember there are bears, coyotes & raccoons that can kill your pet if left unattended!
Tahoe Time Vacation Rentals
PO Box 7202
Tahoe City CA 96145