Vacation Rental Agreement & House Rules

This legal agreement (“Agreement”) is made between The Modern Victorian LLC (“Owner”) and you, the Guest, effective as of the date your reservation is confirmed and accepted by the Owner.

Owner reserves the right to refuse service to anyone. Confirmation will be sent via Airbnb message once accepted.

By checking in to the property, Guests confirm that they have read, understood, and agreed to all terms of this Vacation Rental Agreement & House Rules. This contract supplements – but does not replace – the Airbnb Terms of Service and Host policies. In the event of any conflict, Airbnb’s policies govern financial transactions.

Guests agree that all notices and communications under this Agreement may be sent electronically to the email address or Airbnb account associated with their reservation.

All payments are processed securely through Airbnb.

• 100% refund: Cancel within 24 hours of reservation confirmation and at least 7 days before check-in.

• 50% refund: Cancel 7 or more days before check-in.

• No refund: Cancel less than 7 days before check-in.

Guests may purchase travel or “cancel for any reason” insurance from a third-party provider. No refunds are issued for early departures.

Owner shall not be liable for failure to perform obligations due to events beyond their control, including acts of God, government action, pandemics, civil unrest, public health emergencies, or severe weather.

No refunds are issued for storms or mandatory evacuations; Guests assume these risks and are encouraged to obtain travel insurance.

• Check-in: 4:00 – 10:00 PM

• Check-out: 12:00 noon

Late check-outs incur $100/hour after a 30-minute grace period unless pre-approved. If cleaners must handle Guest belongings, a $150 handling fee applies. Please follow the checkout checklist provided in the House Manual in the cottage.

Because this property operates as a short-term rental, any unauthorized occupancy beyond the agreed checkout time (“holding over”) may cause substantial business disruption, including loss of income and future reservations. Guest acknowledges that holding over may constitute malicious occupation under applicable law and entitle the Owner to legal remedies, including treble damages and claims for interference with business relations. In addition, Guest agrees to pay a holding-over fee of $100 per hour after 12:00 noon on the scheduled checkout date, unless prior written approval is granted by the Owner.

The Cottage is limited to a maximum occupancy of two (2) registered adult guests. One queen bed is provided for their use.

No additional overnight guests are permitted at any time. Guests may not invite visitors onto the property without prior written approval from the Owner through the Airbnb message center. Requests for daytime visitors may be granted at the Owner’s discretion, for up to two (2) daytime visitors maximum, and may be subject to additional conditions or fees.

If unapproved visitors or overnight guests are found on the property, this Rental Agreement may be immediately terminated, all payments forfeited, and additional charges assessed.

Subletting or transferring this rental is strictly prohibited.

A maximum of one (1) vehicle is permitted per reservation, and Guests must park only in the designated parking area.

If you anticipate arriving in two vehicles (for example, traveling separately or meeting a friend at the Cottage), please notify the Owner in advance through the Airbnb message center. The Owner may approve limited additional parking at their discretion, subject to space availability and property conditions.

Unauthorized vehicles or parking outside designated areas may result in towing at the Guest’s expense.

EV charging is not provided at the property. Please use local charging stations in Catskill or Hudson. If Guests charge an EV at the cottage, additional charges will apply and may exceed public charging rates.

Lost keys incur a $50 replacement fee per key.

Owner provides an accurate description of the property and ensures it is cleaned before check-in.

Minor maintenance issues or temporary failures of amenities (e.g., Wi-Fi, appliances) do not constitute grounds for refund. The Owner will make reasonable efforts to arrange necessary repairs but does not guarantee that such repairs will be completed during the Guest’s occupancy. If the premises are not cleaned to a reasonable standard upon arrival, the Guest must notify the Owner immediately. The Owner will endeavor to remedy any issues as promptly as practicable; however, repairs or maintenance may be delayed during weekends or public holidays.

Guests agree to hold Owner harmless for property condition issues. Use outdoor areas – including rocks, sand, stairs, and decks – at your own risk.

Please note that the Catskill River Cottage features a second-floor bedroom. The stairwell is 26 inches wide and well-lit, but it requires Guests to be able-bodied and comfortable navigating narrow, steep steps. If you require frequent access to the bathroom at night or have mobility concerns, this setup may not be suitable for you. Please consider this before booking to ensure a safe and comfortable stay.

General cleaning is included in the rental rate. Guests are responsible for washing dishes and utensils before departure.

If additional cleaning is required, charges will be processed through Airbnb.

Guests must maintain the property, furnishings, and décor in good order. Guests shall be responsible for the full cost of repair or replacement of any damaged furniture, fixtures, or property, as well as for any missing items. 

Under no circumstances may any furnishings, linens, or interior household items be removed from the premises or taken to the beach, except for clearly designated beach towels and plastic wine glasses provided for that purpose. No furniture may be added or removed without Owner’s written consent.

Owner or authorized representatives may enter the property with reasonable notice for maintenance, repairs, or emergencies.

In emergencies, entry may occur without notice to protect persons or property.

All furniture must be returned to its original position before departure. Failure to do so may incur additional charges.

Guests will be charged for missing items identified during post-stay inspection. Owner will contact Guests to arrange the return of any inadvertently taken items.

Exterior security cameras protect the property from theft or damage. There are no cameras inside the cottage.

Owner is not responsible for loss, theft, or damage to Guests’ personal property, including items left behind.

Guests use all amenities – including the river, garden, wood-fired oven, decks, and outdoor areas – at their own risk. Guests agree to hold Owner harmless for injury, loss, or death arising from use or misuse of the property or natural features. No lifeguard is on duty.

All 4 acres are fully fenced against deer. Keep all deer gates closed at all times (open and close as you use them; do not leave open). If deer damage occurs during your stay, the cost to replace or restore plants will be billed to Guests.

The property is nestled within a natural forest, offering Guests an authentic experience of being surrounded by nature. It is inherent to this setting that wildlife and insects are present. While routine pest control is maintained, complete absence cannot be guaranteed.

Guests may encounter insects and wildlife, living or deceased, including, but not limited to, snakes, spiders, flies, ants, wasps, deer, bears, and rodents. The presence of these creatures is normal for a forested environment and should not be interpreted as neglect or lack of cleanliness.

Encountering wildlife or insects, living or deceased, does not constitute grounds for a refund. Guests are encouraged to embrace the natural beauty and biodiversity that the location offers.

Guests have access to a dedicated fire pit by the South Deer Gate (marked with a sign). Guests may use provided wood, collect fallen debris from the property, or chop provided wood.

During the fall season, rake leaves away from the fire pit to prevent accidental spread of fire. Use of fire and axe is entirely at Guest’s own risk.

When using the Forno Bravo wood-fired oven, adhere strictly to the rules in the physical House Manual (in binder in cottage) and posted inside the oven. Never pick sticks, pinecones, or debris from the ground for burning. Use only the designated hardwood provided by Owner. Failure to follow oven rules may result in damage, and related repair costs will be billed to the Guest.

Owner cannot control natural conditions and is not liable for closures, erosion, or water quality or levels. Guests enter the beach and the river at their own risk. During rains and snow melts, the river rises and currents become very strong. Use common sense when swimming.

This property is not a party venue, and parties of any kind are strictly prohibited.

Adults may not rent the premises on behalf of underage guests.

Any special events or gatherings, including but not limited to weddings, receptions, or family reunions, as well as any increase in the number of occupants or unregistered guests, must be disclosed at the time of booking and are subject to the Owner’s prior written approval.

Quiet hours shall be observed from 11:00 PM to 7:00 AM.

This is a strictly non-smoking vacation rental. Smoking or vaping of any kind, including but not limited to cigarettes, cigars, or electronic devices, is prohibited inside the premises and on the property grounds. The presence of smoke odor, residue, or evidence such as cigarette butts discovered by the cleaning staff shall constitute sufficient grounds to impose charges on the Guest for professional smoke remediation. Such cleaning may include, but is not limited to, the treatment of carpets, upholstery, air conditioning ducts, and filters. These services are costly, and the Guest shall be fully liable for all expenses incurred in restoring the property to its original condition.

a. General Policy

The property welcomes responsible guests traveling with animals, provided all requirements below are met. For the purposes of this Agreement, the term animal includes dogs, pets, and service animals unless otherwise specified.

b. Registration and Approval

All pets must be disclosed and approved by the Owner at the time of booking through Airbnb, and applicable pet fees must be paid in advance. Guests who bring an unapproved animal are in breach of this Agreement; their reservation may be terminated immediately, all deposits forfeited, and an additional deep cleaning fee assessed.

Guests traveling with service animals, as defined under the Americans with Disabilities Act (ADA), are not required to pay pet fees or provide documentation. However, due to the presence of free-ranging chickens and abundant wildlife on the property, Guests are kindly asked to notify the Owner in advance via the Airbnb message center as a courtesy, so appropriate arrangements can be made to protect both the animals and the property.

c. Supervision and Conduct

All animals – pets and service animals alike – must remain under the Guest’s control and supervision at all times. Guests are fully responsible for ensuring that their animals are well-behaved, properly trained, and capable of adapting to a rural environment with wildlife and domestic animals.

Because the Owner’s chickens may occasionally be free-ranging, all animals must be leashed or otherwise restrained during such times. Any chasing, harm, or death caused to chickens or wildlife will result in reimbursement for replacement value, veterinary care, and related expenses.

d. Property Rules

Animals are not permitted on furniture. The Cottage is equipped with a Medium sized dog bed. However, Guests must bring their own crates. Guests must clean up after their animals throughout the property, including lawns, gardens, and wooded areas.

The Owner expressly disclaims any liability for the behavior, health, or safety of any animal brought onto the premises. Guests remain responsible for any damage, excessive cleaning, or disturbances caused by their animals, including service animals, and such issues will be handled under this Agreement and Airbnb’s applicable policies.

This Agreement establishes a proprietor–guest relationship, not a landlord–tenant relationship. New York landlord-tenant laws do not apply.

If Guest defaults under this Agreement, including but not limited to unauthorized holding over, Owner may, upon written notice or as allowed by law, re-enter the property, remove all persons and property, and recover all damages permitted under law. Guest waives any claims for damages resulting from such re-entry, removal, or storage of property and agrees to hold Owner harmless. This re-entry shall not be considered a forcible entry or unlawful eviction.

If Owner is unable to deliver possession at the start of the rental term, Owner will refund amounts paid by Guest but shall not be liable for any other damages.

In any legal action arising from this Agreement, the prevailing party is entitled to recover reasonable attorney’s fees, costs, and expenses.

Guest agrees to indemnify and hold Owner harmless from claims or damages resulting from Guest’s actions, omissions, or negligence during the stay.

This document constitutes the entire Agreement. No verbal promises are binding. Any modification must be in writing via the Airbnb message center. If any clause is deemed invalid, the remainder shall remain in effect.

This Agreement is governed by the laws of the State of New York. All disputes shall be resolved exclusively in Greene County, NY, irrespectively of Guest’s state of origin.

Guests acknowledge that the Owner is not responsible for accidents, injuries, death, or losses resulting from use of the property, cottage, oven, river, rocks, decks, wet surfaces, or natural hazards. Guests assume full responsibility for their safety and that of all members of their party.