Terms and Conditions

This Vacation Rental Agreement (“Agreement”) is a legally binding agreement between the undersigned renter (“Guest” or “you”) and Mill Pond Realty, Inc. (“Mill Pond Realty,” “we,” “us,” or “Agent”), acting on behalf of the property owner (“Owner”). This Agreement governs the rental of the vacation property (“Property”) for the dates specified in a confirmed reservation (“Term”). The parties agree this arrangement is a license to use the Property only. It does not create a landlord-tenant relationship and is not subject to Michigan landlord-tenant laws. All times referenced are Eastern Time (ET), and all amounts are in U.S. Dollars.

Payment and Credit Card. A payment of 50% of the rental rate is due at booking, with the remaining balance, including all rent, taxes, and fees, due 30 days prior to arrival. Reservations of 28 days or more require a refundable security deposit, which is due at the time of booking. Online payments must be made by credit card and will be processed automatically; other payment methods may be arranged in advance. A valid credit card in the name of the responsible Guest signing this Agreement is required to guarantee the reservation and serve as the security deposit. By signing this Agreement and submitting payment, the Guest explicitly authorizes Mill Pond Realty to charge this card for unpaid rent, excessive cleaning, damage, lost keys, lockouts, fines, or other charges resulting from a violation of this Agreement. Third-party payments are not accepted, and returned checks incur a $55 fee. Third-party reservations (Airbnb, VRBO, etc.) may be subject to their terms and fees.

Taxes and Fees. Reservations are subject to applicable state and local taxes, as well as a processing fee, damage waiver fee, and cleaning fee. Third-party reservations (Airbnb, VRBO, etc.) may include additional fees charged by that platform.

Accidental Damage Waiver Fee. Guests are charged a non-refundable $10 per day accidental damage waiver, covering up to $500 for accidental damage reported to Mill Pond Realty before check-out. This is not insurance. Coverage applies only to Guests who comply with this Agreement and does not cover damage from negligence, intentional acts, abuse, failure to report prior to check-out, theft from unsecured Property or amenities, additional cleaning or damage from pets or smoking, personal property, or losses exceeding the coverage limit. For Airbnb reservations this fee is not charged and Guests are responsible for all damages. For reservations of 28 days or more, a refundable security deposit is required in place of the accidental damage waiver.

Cancellations, Transfers, and Travel Insurance. The cancellation policy takes effect at the time of booking. No refunds are given for cancellations received less than 30 days before arrival, no-shows, late arrivals, or early departures. Transfers between properties are treated as cancellations. All cancellations must be submitted in writing. Mill Pond Realty recommends “cancel for any reason” travel insurance, which is primary for claims related to sickness, injury, loss, or damage. Direct reservations canceled 30+ days before arrival are fully refundable, minus the non-refundable administrative processing fee. Third-party reservations (Airbnb, VRBO, etc.) canceled 30+ days before arrival are subject to a cancellation fee equal to 50% of the rental amount.

Occupancy. The responsible Guest must be at least 25 years old, provide a valid ID at check-in, and be present for the entire term of this Agreement. Maximum occupancy is the total number of persons allowed on the Property at any time. Daytime visitors are permitted if the total does not exceed the maximum occupancy. No weddings, parties, or events are allowed without written permission from Mill Pond Realty; any gathering exceeding the maximum occupancy is considered an event. A $200 per person per day fine applies for over-occupancy. The Property may not be used for commercial purposes without written permission and proof of insurance.

Good Neighbor Policy. Guests are staying in a private home within a neighborhood of short-term and year-round residents and must respect the Property and neighbors. Quiet hours are 10:00 PM to 8:00 AM. Disruptions, parties, or disrespectful behavior may result in termination of the rental, a $500 fine, and liability for damages.

Pets. Domestic, housebroken dogs are allowed at dog-friendly properties with Mill Pond Realty’s permission and a $100 per-pet fee. Some properties and non-dog pets may require a higher fee. Puppies, cats, and other animals require additional approval. The fee covers permission to bring the pet and does not cover damages, extra cleaning, or hair/waste cleanup. Pets are not allowed in pools or hot tubs. Service animals are permitted by law; emotional support animals are considered pets. Violations, including pets at non-pet properties, may result in termination of the rental, no refund, and a $500 fine. Non-pet properties may still contain allergens or evidence of prior pets.

Accommodation, Furniture, and Household Items. Rental properties are individually owned and reflect each Owner’s taste. Mill Pond Realty makes reasonable efforts to provide accurate descriptions but is not responsible for changes made by the Owner or printing errors. Indoor furniture must remain inside, bath towels may not be used at the beach, pool, or hot tub, and household items must stay on the Property. Locked closets or rooms are not part of the rental.

Internet and Cable TV. Wireless internet and streaming services may be provided as a convenience and are not guaranteed. Guests are responsible for all charges, and no refunds are provided for outages, speed, access, or content issues.

Supplies. For your convenience, the Property includes a limited supply of basic household essentials. Guests are responsible for purchasing additional items needed beyond this initial supply. Bath and bed linens are provided, and some properties also provide hot tub or beach linens. Linens must not be used for makeup removal.

Parking. Many properties have a maximum number of vehicles allowed; exceeding this may result in fines or towing. Parking on lawns or neighboring properties is prohibited. Motorhomes, tents, trailers, and boats are not allowed without prior written permission.

No Smoking. Smoking is not allowed in or around the Property. Violations will result in a $500 fine plus the cost of professional cleaning and any damages.

Guest Responsibility / Safety Guests are responsible for the safe use and proper care of the Property and its amenities, and for following all posted rules, exercising common sense, and reporting issues to Mill Pond Realty immediately. Guests use amenities at their own risk. Amenities—including pools, hot tubs, saunas, natural bodies of water, fireplaces, decks, kayaks, water toys, fire pits, and bunk beds, etc.—may be dangerous if not used properly. Combustible items must never be placed in fireplaces, and nothing may be placed in gas fireplaces. Failure to comply may result in fines, charges, or termination of the rental.

Pool and Hot Tub Rules (if provided). There is no lifeguard on duty. Guests are responsible for proper use and care of the pool or hot tub. Shower before use, follow temperature and time limits, cover when not in use, and do not use under the influence of substances. Hot tubs are not recommended for small children, pregnant women, or persons with medical conditions. No glass is allowed near pools or hot tubs.

Arrival. Check-in is at the Mill Pond Realty office, 747 Water Street, Saugatuck, beginning at 4:00 PM. We make every effort to have the Property ready on time, but 4:00 PM check-in is not guaranteed. Guests may not park at, access, or use the Property or amenities before check-in. Early arrival or use of the Property will incur an early check-in fee equal to half the daily rate.

Late Arrivals. If you will be arriving after 5:30 PM, please notify Mill Pond Realty the day before your arrival so we can plan accordingly and arrange at-property check-in if possible. If you do not notify us in advance, check-in will occur at the office. If the office is closed, a drop box by the front door will contain your check-in packet and keys.

Departure. Check-out is by 10:00 AM. Some properties require a departure walkthrough with a Mill Pond Realty team member. Please follow the procedures below.

Departure Procedures. Treat the Property as you would your own home and leave it in the same condition as your arrival. Wash and dry any beach, pool, or hot tub towels you used. Do not strip the beds. Lock all doors and windows, and leave the keys on the kitchen counter or under the welcome mat. Call or text the office to confirm your departure.

Keys and Lockouts. One set of keys will be provided at check-in. A $50 fee applies for lost keys or after-hours lockouts ($30 during normal office hours). A second set of keys may be requested with a $50 cash deposit, refundable when both sets are returned to the office.

Housekeeping. The Property will be cleaned before your arrival and after departure. Guests are responsible for cleaning during their stay and leaving the Property in good condition at check-out. If the Property is unusually dirty at check-out, an additional cleaning fee will apply. Any housekeeping issues must be reported within 24 hours of check-in so we can address them. No credits, discounts, or refunds are offered for housekeeping concerns.

Maintenance, Bad Weather, and Power Outages. Utilities, appliances, and amenities (e.g., electricity, water, HVAC, cable/internet, hot tub, pool) may occasionally fail. Mill Pond Realty will make reasonable efforts to repair or restore service promptly, but no credits, refunds, discounts, or rate adjustments will be given for service interruptions, mechanical failures, inclement weather, sickness/death, government action, construction noise, or acts of nature. Guests must report issues immediately; service calls caused by misuse or lack of common sense are the Guest’s responsibility. Properties on well and septic systems will be without water during power outages.

Pests and Vermin. Properties receive regular pest control, but Mill Pond Realty is not responsible for intrusions by insects, rodents, or other vermin. Guests must keep doors closed, store food properly, and report any pest issues so service can be provided.

Refund Notice. Mill Pond Realty does not issue refunds or compensation for any issue that was not reported immediately or for which we were not given the opportunity to correct, service, or address.

Lost and Found. Mill Pond Realty is not responsible for items left behind. Guests requesting return of an item are responsible for shipping, handling, and a $25 trip fee. Unclaimed items will be donated after 30 days.

Associations. Some properties are part of an association and may require acknowledgment of additional rules. If the Property includes access to shared association amenities, Guests acknowledge that their availability and condition are outside the control of Mill Pond Realty, and no refunds or rate adjustments will be made if those amenities are unavailable or unsatisfactory.

Availability. If, in Mill Pond Realty’s judgment, the Property becomes unavailable or cannot be occupied, we will make every effort to relocate Guests to a comparable property of similar price and amenities. If a comparable property is not available or the Guest declines relocation, all rent paid will be refunded. Mill Pond Realty is not responsible for any direct, indirect, incidental, or consequential costs or damages resulting from the unavailability of a specific property.

Cameras. Some properties have outdoor security cameras for safety. Cameras do not monitor indoor spaces and record audio and video only when motion is detected. Tampering with or disconnecting a camera will result in a $350 fee.

Right of Entry. Mill Pond Realty staff, vendors, and the Property Owner may access the Property to perform scheduled services, investigate disturbances, or make necessary repairs or maintenance. We make every effort to provide notice, but entry may occasionally occur without prior notice in urgent situations, such as safety concerns. Showings for sale will always include at least 24 hours’ notice. Guests acknowledge and agree that such access is necessary for the safety, maintenance, and proper management of the Property.

Indemnification. Guest agrees to indemnify and hold harmless the Owner, Mill Pond Realty, Inc., and their affiliates from any liabilities, theft, damage, costs, or expenses arising from Guest’s use and occupancy of the Property, including claims for personal injury or property loss. Mill Pond Realty is not liable for any communicable diseases, including COVID-19, before, during, or after the stay.

Disputes and Jurisdiction. This Agreement is governed by Michigan law and will be treated as executed and performed in Allegan County, Michigan.

Violation of Agreement. If Guest violates any terms of this Agreement, Mill Pond Realty may terminate the rental and enter the Property. Upon notice of termination, Guest must vacate immediately and forfeits all rental payments.