Direct Booking Rental Agreement

This Direct Booking Rental Agreement is between Villa Home Studios LLC, a Nevada limited liability company ("Manager"), acting as manager and agent for the owner of the home ("Owner"), and the person booking as guest ("Guest").

Manager has written authority from Owner to rent the home in Schedule A, including its furnishings, yard and parking (the "Property"), for short stays.

Guest is the lead adult responsible for the booking, must be at least 25 years old, must stay at the Property for the whole booking, and is responsible for everyone Guest lets onto the Property ("Guest's party").

Guest agrees to show a valid government photo ID matching the name on this agreement before check-in if Manager asks.

Guest may occupy the Property only for the dates and times in Schedule A. Check-in is 4:00 PM and check-out is 11:00 AM unless Schedule A says otherwise. Early check-in or late check-out needs Manager's written approval.

No more than the maximum overnight guests in Schedule A may stay overnight, and total people on the Property may not exceed the maximum visitors in Schedule A. These limits are never higher than the Property's permit or local law allows.

The stay is 28 consecutive nights or fewer. It is transient lodging subject to transient occupancy tax, not a rental of a residence. Guest does not become a tenant and gets no right to stay past check-out. The stay can't be extended past 28 consecutive nights, alone or together with any other booking for Guest or Guest's party.

Guest's party must leave by the check-out time. If anyone stays past check-out without Manager's written approval, Manager may, to the extent the law allows (including California Civil Code section 1865), remove their belongings, change the access codes and contact the police. Guest will also pay 150% of the nightly rate for each night or part of a night overstayed.

Guest will follow the City's guest code of conduct and the house guide, which Manager provides before check-in.

Guest will pay the total price in Schedule A on the payment schedule shown there. If check-in is fewer than 14 days away, the full price is due at booking. Manager may cancel the booking under Section 4 if a payment is more than 2 days late.

The price includes the transient occupancy tax and any other lodging taxes due for the stay. Manager collects and pays these taxes to the government.

Payment is by card or bank transfer through Manager's payment system. Manager does not accept cash.

Guest will pay or authorize the security deposit in Schedule A before check-in. It is not a payment of rent and not a limit on what Guest owes for damage.

Within 14 days after check-out, Manager will refund the deposit minus any charges under Section 6, with an itemized list and the photos, invoices or receipts that support them.

Guest may cancel by email. Refunds of the price paid, minus card processing fees already charged: 100% if cancelled 30 or more days before check-in; 50% if cancelled 14 to 29 days before check-in; none if cancelled fewer than 14 days before check-in, or for a no-show.

Leaving early or arriving late does not earn a refund.

If Manager rebooks the cancelled nights at the same or higher price, Manager will refund Guest what it collects for those nights, up to what Guest paid, minus a $100 rebooking fee.

If the Property becomes unavailable for reasons outside Guest's control (for example a major repair, a utility failure, a natural disaster or a government order), Manager will offer a comparable home if one is available or refund all amounts paid for the nights not provided. This refund is Guest's only remedy.

Manager recommends that Guest buy travel insurance.

No parties, gatherings, events, weddings, concerts or promotions of any size. No more people on the Property than the maximums in Schedule A. No selling tickets or charging entry.

Quiet hours are 10:00 PM to 8:00 AM. No amplified music outdoors at any time. Respect the neighbors and any noise monitor at the Property.

No smoking or vaping of any substance inside the home. Outdoor smoking only where Manager allows it in writing. No candles, fireworks or open flames, except a working gas fireplace or grill used as intended.

Pets only if Schedule A allows them. Service animals are welcome as the law requires.

Parking only in the spaces Manager names. Never block neighbors or driveways.

No filming, photography for sale, or commercial events without a separate written Location Agreement and its fees.

No illegal activity, including illegal drugs, and no weapons fired on the Property.

Trash and recycling go in the bins provided, following the posted pickup instructions.

At check-out: load and start the dishwasher, take out the trash, turn off lights and air conditioning, lock all doors and windows, and return any keys.

Guest will treat the Property with care and leave it as found, apart from normal use, and will report any damage or problem within 12 hours, or right away for anything urgent such as a leak.

Guest is responsible for loss or damage caused by Guest's party or their pets beyond normal wear and tear, including reasonable repair or replacement cost and lost rental income while the Property is repaired.

If the Property needs cleaning beyond a normal turnover (for example stains, smoke odor, excess trash or pet cleanup), Guest will pay the actual cost.

Rule fees, in addition to any damage: party or event, or more people than allowed, $500 plus any fines issued to Owner or Manager; smoking or vaping inside, $300; unapproved pet, $250; late check-out without approval, $100 per hour started; lost keys, remotes or access cards, replacement cost.

Manager will give Guest photos, invoices or receipts for any charge within 14 days after check-out.

Guest authorizes Manager to deduct charges from the security deposit, and to charge the card on file for any amount above the deposit, after giving Guest that proof.

Manager will hold items left behind for 30 days and ship them at Guest's cost if asked.

Guest agrees the booking, price and this agreement were accepted electronically. Before disputing any charge with a card issuer, Guest will contact Manager in writing and give Manager 10 business days to resolve it.

If the Property has a pool, spa or hot tub, there is no lifeguard or attendant. Guest's party uses them at their own risk.

An adult who can swim watches children under 14 at all times in or near the water. Nobody dives, uses glass near the water, or swims or uses the spa after drinking alcohol or using drugs. Pool gates, alarms, covers and safety devices stay closed, on and in place. The spa is not used by children under 5, by anyone pregnant, or by anyone with a heart condition without a doctor's approval. Nobody swims during a storm or after dark unless the pool lights work.

Guest understands that swimming, spas, stairs, decks, hills, fire pits and grills have natural risks of injury, including drowning, and accepts those risks for Guest's party, except risks caused by the gross negligence or willful misconduct of Owner or Manager, or by a violation of law.

The Property has working smoke and carbon monoxide detectors and a fire extinguisher, and emergency exits and contacts are posted. Guest will not disable or move them and will report any that don't work right away.

If the Property is in a high fire hazard area, there is no smoking anywhere outdoors, and Guest will follow any fire or evacuation order immediately.

"Released Parties" means Owner, Manager, and their members, officers, employees, contractors and agents.

To the fullest extent the law allows, Guest, for Guest and Guest's party, releases the Released Parties from claims for injury, illness, death, loss or damage arising from the stay or use of the Property, including claims based on a Released Party's ordinary negligence. This release does not cover fraud, gross negligence, willful misconduct or a violation of law, which California Civil Code section 1668 does not allow to be released.

The Released Parties are not responsible for loss of or damage to belongings or vehicles of Guest's party, except as caused by their gross negligence or willful misconduct.

Guest will defend, indemnify and hold harmless the Released Parties from all claims, fines, citations, penalties, costs and reasonable attorney fees brought by anyone else or imposed by any government that arise from the acts or omissions of Guest's party, a breach of this agreement, or a party, event or nuisance during the stay. This applies even if a Released Party is claimed to have been passively negligent, but not to the extent a Released Party's active negligence, gross negligence or willful misconduct caused the harm.

Except where the law does not allow a limit, the Released Parties' total liability to Guest for any claim related to this agreement is no more than the total price Guest paid.

Guest is encouraged to carry personal liability and travel insurance.

Manager and its staff or contractors may enter to make repairs, check on a reported problem, or deal with a breach, after texting or emailing Guest at least 4 hours ahead, except in an emergency or when Guest asks for the visit. Outdoor areas such as the pool and yard may be serviced on the usual schedule without notice.

Manager will fix problems with utilities, appliances, Wi-Fi or the pool as quickly as it reasonably can. Short outages are not grounds for a refund. If a problem makes the home unlivable and can't be fixed within 24 hours, Section 4 applies.

There are no cameras or recording devices inside the home. Any outdoor cameras are disclosed before booking, with where they are and what they cover, and never cover inside the home or any bathroom or bedroom.

The Property may have a noise monitor that measures sound levels only. It does not record or transmit audio.

Guest's party may not turn off, cover or move any camera, noise monitor or smart lock, and may not record other people in private areas.

It is a material breach to hold a party or event, exceed the occupancy limits, smoke inside, break the law at the Property, threaten or harass neighbors, staff or Manager, damage the Property on purpose, or let anyone other than Guest's party stay.

After a material breach, Manager may end this agreement and require Guest's party to leave within the time Manager states, at least 2 hours unless there is a danger to people or property. Guest gets no refund for unused nights and remains liable for charges under Section 6.

Manager may contact police or other authorities if Guest's party does not leave, or if there is a danger, a disturbance or illegal activity.

For any other breach, Manager will tell Guest and give Guest a reasonable time to fix it first.

Before filing any claim, the party with the complaint will email the other a description of it, and both will try in good faith to resolve it within 30 days.

California law governs this agreement. Any lawsuit will be filed in the state courts of the county where the Property is located. Either party may use small claims court for claims within its limits.

In any lawsuit about this agreement, the winning party may recover reasonable attorney fees and costs.

Guest and Manager have each separately agreed to sign and keep this agreement electronically. An electronic signature or signed copy counts the same as an original.

Guest may not assign this agreement or sublet any part of the Property. Owner may enforce the release, indemnity and rules in this agreement as if Owner had signed it.

Notices are sent by email to the addresses in the booking and take effect when sent.

This agreement, Schedule A and the house guide are the whole agreement. If any part is found invalid, the rest stays in effect. Changes must be in writing and signed by both parties.