Policies & Answers to your Questions
At The Property Manager we do our best to make sure your stay with us is as relaxing, and stress free as possible. We provide a variety of unique, privately owned vacation rentals, each one offering their own individual owners taste, fashion and amenities. We want to make sure you choose the property that is the “best fit” for your getaway. So be sure to share with us those things that are most important for your visit, and we will happily assist you.
Please review the following policies below and let us know if you have any other questions.
Booking a Reservation
•Guest/occupant making online booking and on contract for unit, must be age 25 years old or older, to reserve a vacation rental home, and on site during the contracted dates. Exceptions of age may be considered, so please call our office to confirm.
•All reservations are done through our website on each unit’s “Rates & Availability” tab.
•To search for specific dates, just enter your arrival and departure date, guest count, and if applicable, any other filter you require and that is available. You can also get a no obligation rate quote for any unit, for any specific date(s), simply be clicking on the “reset search” button.
•Once you have decided on your vacation rental home (unit), you are able to get a rate quote and confirm your booking by clicking on the “continue booking” button. You will then be prompted to view your booking details, decide on the travel insurance option, “review & approve” the Property Manager policies as displayed. Once that is complete, you just need to fill out the required information for payment and “submit.” Your reservation is now confirmed, and those dates are held for you, and no longer available for other guests to book. We will contact you via email with regards to all of the specifics you will need to know for your upcoming getaway.
•There is a 2-night minimum stay requirement for all reservations with the exception of a 3-night minimum stay that applies to the following holiday weekends: New Year's Day, MLK Day, President's Weekend, Memorial Day, Independence Day, Labor Day, Veterans Day, Thanksgiving Day and Christmas Day.
•There are no check in, or check out’s on Christmas Day (no exceptions)
Check-in: Check-in is at 4:00 P.M. PST
Check-out: Check-out is at 11:00 A.M. PST
All guests must depart property at 11:00 am so as to allow the cleaners to come in and prepare for the next guests. An early arrival or late checkout may be authorized, but guests will need to contact our office 24 hours prior to arrival, or 24 hours prior to departure to confirm if this is allowable. A late check-out of 2:00 pm or later, will be charged a half day’s base rent. An early arrival of 1:00 pm or earlier will be charged a half day’s base rent.
RENTAL RATES/BOOKING POLICY
The nightly rental rate for each vacation home rental (unit) is listed on its “Overview & Photos” tab in the description.
•Base Rates are minimum occupancy of home (unit), and then rent of $22.50 per person per night age 4 and up is added, up to the maximum occupancy of the home.
•Children 3 and under are free (there is a max. of 3 free children per home, each additional child 3 and up will be charged a rate of $22.50 per child per night)
•Rates are subject to change without notice. Rates may increase if minimum night stay requirements are not met.
•Additional charges include pet rent of $22.50 per pet per night (we welcome dogs only), $10.00 Damage Protection Fee (Covers incidentals up to $250 Per Reservation, but does not cover intentional and/or deliberate damages), Optional Travel Insurance is offered for each Reservation and will vary depending on the total of the booking, Local County, State and Transient Lodging Taxes in the amount of 10.2% or 11.3% are also applicable and are charged accordingly by property location.
•Leavenworth Oktoberfest Weekends: Add $22.50 per night to base rate only, applicable to the first 3 weekends of October only.
•Holiday Rates in effect from 11/20 to 01/31 and are an additional $22.50 per night to base rate only.
•Cleaning Fees: We do charge a one-time nonrefundable cleaning fee to our guests. This fee is quoted on “Our Properties” page and also the “Unit Details” page for each individual property. If cleaning beyond the normal expectations is required, an additional fee could be applicable. We cannot accept an offer from a guest to clean a property prior to their departure
•Rates may not reflect discounts, specials or promotions. If applicable, rates will be adjusted at time of booking. Please be sure to enter your promo code into the “guest comment” box when booking online.
Pets are allowed at pet friendly vacation home’s only. We are happy to have Fido join you on your vacation, so please do not leave your pet unattended at any time (either inside or out), running loose, or exploring the adjacent properties. We ask that you keep your pet off of the furniture, and that you pick up all waste and dispose of properly prior to your departure. If there are any reports that a pet has been brought to a non-pet friendly unit, and guests are still on site, you will receive a call and ask that the pet be removed. *If there are signs of a pet reported back to our office after your departure, you will be contacted, and an applicable payment will be taken. Please respect our owners’ homes and do not bring your pet if they do not allow dogs. Thank you for your understanding.
PAYMENTS/CANCELLATION AND DAMAGE DEPOSITS
We accept bank checks, Travelers Checks, Visa, MasterCard, and Discover. Personal checks are accepted up to 30 days before your arrival date and must clear the bank prior to paperwork being sent out.
•Payment Policy: One night's base rent plus tax is payable at the time of booking if made over 30 days prior to check in. The balance of the full payment is due and non-refundable 30 days prior to check in. When final payment is taken, the contracted guest will be emailed out the pertinent paperwork which includes, access information, driving directions, rental contract, amenities list, and any other specific details pertaining to your visit.
•Cancellation Policy: $100 of the confirmation deposit is nonrefundable on all units at all times, cancel 30 to 0 days before check in, after final payment has been taken, NO REFUNDS. *Travel Cancellation Insurance is available for guest purchase at time of booking* Cancellations more than 31 days prior to check in, before final payment has been taken, will receive a refund of deposit, minus the $100 nonrefundable portion.
•Trip Cancellation Insurance: The Property Manager offers CSA travel cancellation/interruption insurance to every guest. CSA is authorized by the Washington Department of Insurance. Once your payment becomes non-refundable, you may be able to receive a refund of rent and tax if you have purchased the insurance. For questions concerning the travel insurance, please call CSA directly at. The insurance premium is non-refundable
•There will be no refunds due to acts of God, nature, weather or weather-related situations, mechanical or electrical failure, ski or golf conditions, power failures or family feuds unless specifically covered by CSA Trip Cancellation Insurance that was purchased by guest.
•Changes: Prior to your final payment due date; there is no charge to change your reservation; add or remove guests, add or remove pets, add/or drop a day off of your visit, or reschedule visit. Once your payment has become non-refundable (30 days prior to arrival), there are no changes allowed.
•No Refunds for guests/pets that cancel after final payment has been taken.
•Inclement weather/pass conditions/power outages; Guest is allowed up to 1 year to reschedule only if both US 2 and I90 are closed simultaneously for more than 8 hours (NO REFUNDS)
•$10.00 Damage Protection Fee: (Covers incidentals up to $250 Per Reservation, but does not cover intentional, willful and/or deliberate damages) this fee is non-refundable, and applies to all units.
•A Damage Security Deposit Fee: is "AUTHORIZED" only, in the amount of $250.00, for each booking. This fee will be released/dropped within 5 business days of guests’ departure, IF the reserved vacation home (unit) and grounds are left in the same condition they were when guests first arrived. If malicious acts of guest or others on the premises during their tenancy, damage by pets, theft from premises of either the owner’s property or belongings, gross negligence of intentional misuse of appliances, equipment, furnishings or any other amenities provided, damage to real property and grounds due to an operation of any vehicle by guests, and damage caused by wine spills, pet urine/feces, and any other damages done intentionally, and negligently, the $250 will be retained, and the contracted guest will be contacted immediately. All fees pertaining to damage(s) will be the sole responsibility of the contracted guest to reimburse property owner/the Property Manager for any damage outside of reasonable use and wear. The Property Manager has the right to hold "Authorized" deposit by any lawful means until the unit is repaired to its original condition and all fees for subcontractors, services, and supplies have been paid in full. Negligent or willful damage will however, be charged from the original $250 “retained” deposit and anything beyond $250.00 will also be charged to credit card provided. Contracted guest will receive copies of receipts/invoices/work orders/pictures for any, and all, labor/parts, etc…and agrees to work with the Property Manager to come to a reasonable resolve in returning the property back to its original condition. Please note: If a guest is using a debit card, this will show up as a debit transaction, even though it is an ”Authorization” only on our side, so we do suggest you use a credit card to alleviate any possible issues with your banking institution.
Conditions of Occupancy
GUEST BOOKING AGREEMENT
•The Guest/Cardholder making the booking reservation and identified as the occupant of Premises on the Guest Rental Agreement must be an adult 25 years old or older and must be an occupant of the Vacation Rental Unit (Unit) during the entire reservation period. An Agreement must be signed and returned to the Property Managerwithin 14 days of making your reservation, or prior to your arrival, if less than 14 days.
•All guests must be registered and on the agreement, this includes the number of pets on site.
•Limited Occupancy: Chelan County and our safety code determine the occupancy level of each home (unit). We do not allow sleeping on the floor, sofas or any other furniture that is not designated as a sleeping area. We do not allow camping in tents, on decks or patios or in RVs or campers on the property. Each vacation rental home has a clearly stated maximum occupancy, which may not be exceeded. Additional guests joining your group up to the maximum occupancy limit must be pre-approved by the Property Manager and additional rent must be paid in advance. Unauthorized guests will be evicted immediately.
•We reserve the right to cancel any reservation made under false pretenses, for families or groups exceeding the occupancy of the house or other legal reasons
Housekeeping: All of our vacation rental homes are completely cleaned and sanitized before your arrival and after your departure by private cleaning companies. If at your arrival there is something you find that is not up to your expectation, or seems amiss, please contact our office immediately at so that we can get it resolved as quickly and efficiently as possible. We do not offer daily housekeeping service; however, for visits longer than 7 days, a trash pick-up and hot tub check can be arranged for mid stay. Any issues with housekeeping will not be compensated.
Upon Your Arrival: Once you arrive to the property if there is anything that is not to your satisfaction, damages, cleaning issues, etc… please call us immediately at during business hours, after business hours, please call or text, so that we can get you taken care of. Anything brought to our attention after your departure does not allow us the opportunity to remedy an issue and is not privy to any reimbursements. We want your getaway to be as enjoyable as possible, so should the need arise, we want to take care of you as soon as possible.
We do not have any facilities for parties or events. If you are planning on an event in the area, please let us know and we would be happy to suggest some very popular and accommodating local options to contact. We do not allow house parties of any kind.
Courtesy to Neighbors: The Guests agrees to use the property in a fashion for which it is reasonably intended. The guests will not act in a manner that will infringe upon other guests' or neighbors' rights, enjoyment or use of property or adjacent property.
•Respect quiet times, and keep noise levels down between 10 PM and 8 AM (Local Chelan County Noise Ordinance). Disruption and/or a call resulting from blatant noncompliance of this ordinance will warrant a visit from the local sheriff. A second call will result in eviction from the property and forfeiture of all fees. We must have complete quiet after 10:00 P.M.
•The following items are strictly prohibited in the vacation home (unit), on the property of the vacation home (unit) or on any property adjacent to the vacation home: no paint balls, no water balloons, no firearms, no BB guns, no fireworks, no cigarette butts, no beer caps, no stickers, no silly string.
•No trespassing at any time on neighboring properties, private property, etc. if we are contacted from a local source that guest(s) are in non-compliance of this request, they will be asked to vacate property by local law enforcement, and will result in forfeiture of all fees paid. Nightly rentals are a very heated topic right now in the area, so it is imperative that rental guests respect and understand they are in mountain communities where people reside and they appreciate that rental guests do not in any way disrupt their use and enjoyment of their private home, just as we would expect them not to interrupt your use and enjoyment of your vacation rental home. We so appreciate your understanding in this matter.
Fireworks/Firearms: A discharge of either of these is not permitted at any time. Use of such will result in eviction from property by local law enforcement, and loss of all fees paid. NO EXCEPTIONS.
Vehicle Parking: Each of our vacation homes has a maximum amount of space for vehicles. Please note that this is for general passenger vehicles, such as cars, pickup trucks, mini vans, and motorcycles. We cannot accommodate any travel trailers, tents, campers, RV’s.
Smoking: All of our homes are non-smoking. We ask that guests who must smoke do so outside only, and use a water bottle full of water to extinguish/dispose of butts. Please do not litter the grounds of the rental home with cigarette butts or matches, at any time as this is a high fire danger area. Ensure at departure of the vacation home rental unit that you dispose of the water bottle securely in the trash, and that all of its contents are extinguished.
Fireplaces & Firewood: Most of our vacation homes are equipped with a fireplace or woodstove. If your home has a wood-burning fireplace or woodstove, we will provide a 3 hour Dura Flame fire log for 2 nights of your visit. You may bring additional firewood with you or purchase it at local stores. If the home has a gas fireplace, firewood may not be burned in the fireplace. This will damage the fireplace; you will be charged for repairs. Do not burn trash or other items in the fireplaces or woodstoves. Please do not make a fire on the day of your departure in any woodstove or fireplace, and be sure that any gas or electric fireplace is turned off prior to your departure.
Outside Campfires & Barbecues: We experience very dry summer conditions and are at very high risk for forest fires, so it is very important that our guests understand the severity of risk involved when not following the guidelines and county restrictions in regards to campfires and BBQ’s. Please do not build fires outside unless there is a specifically designated fire pit on the property. You must provide your own wood for outside fire; we do suggest the outdoor Dura Flame logs to help in keeping sparks from flying. Do not waste the firewood for the house if there is any on site, or cut down trees. Outside camp fires are usually banned by May 31st until Sept.30th. Please check this link for local restrictions Alerts/Notices prior to your traveling to the area. While cooking on BBQ’s, be sure there is someone monitoring the BBQ at all times. Leave coals and ashes from BBQ's, fireplaces and woodstoves where they are. Make sure you clean the BBQ's and turn off the propane after each use.
Bugs, Critters & Bears: Sometimes, furry/feathery residents of the mountain may decide to join you at your vacation home. We hope you enjoy watching the variety of wildlife we have in the area, such as birds, bats, deer, raccoons, chipmunks and the occasional black bear. There are occasionally bears and other wild animals (as well as neighborhood dogs) in the area that would like nothing more than to get into your garbage or to clean the BBQ grill for you. Be sure not to leave any food or garbage outside and to clean the BBQ grill after each use.
Repairs & Service Calls: Because we are in a rural area, it is often difficult to get repairs done the same day we are made aware of their need. Please be patient if something is not working properly and we will do our best to remedy the situation as quickly as possible.
Amenities: All of our vacation rental homes are fully furnished and include full kitchens with all appliances (refrigerator/freezer, stove top, oven, microwave, toaster, & coffee maker), and all bed, bath & kitchen linens. A full list of amenities for your vacation home will be provided to you when final payment is taken at 30 days prior to your arrival and when all other pertinent paperwork is sent out to you. If you would like a copy of the amenities list prior to the 30 days, please let us know and we will email you a copy. All you need to bring is your food and personal items. Most of our homes are equipped with Sat. or Cable TV, TV, DVD or VHS, CD player, IPOD Docking Station. If there are specific requirements that you seek in regards to any of these items, please do let us know so we ensure you book a property that provides those particular items.
Telephones & Internet Access: Most of our vacation rental homes are within good cell coverage. Verizon does seem to work best in the area as a whole. For those properties with limited to no cell coverage there are land lines provided, the numbers to these homes are for local calls and a guest on site will be able to contact either one of our local area supervisors should they need immediate assistance, and to get into contact with the Property Manager directly. Many of our homes have DSL or Wi-iFi Internet connections that are free for you to use. If the home does not have an Internet connection, there are also several locations around the Lake Wenatchee, Plain, Fish Lake, Coles Corner, and Leavenworth area that provide free Internet access.
Hot Tubs: Most of our vacation rental homes provide a private outdoor hot tub. If there is a hot tub at your rental, please abide by the rules near the tub. Guests agree to hold harmless Owner and/or The Property Manager Inc for any injury resulting from the use of the hot tub. Use of the hot tub is at guests’ own risk. Each hot tub is serviced by an independent, professional maintenance company according to County Health Code requirements. If there is a problem with the hot tub at your arrival or during your visit, please contact our hot tub subcontractor and can assist you to the best of his ability. Do not at any time adjust anything on the hot tub except the jets and lights. If the hot tub requires any extra maintenance or repairs due to misuse during your visit, you will be charged a minimum of $100 for the cost of repairs and maintenance. Please do not use hot tubs after 10:00 PM
Saunas: For our vacation rental homes that have saunas please ensure that timers, heat and any lights are all turned off, and doors are shut securely.
General Amenities: Our vacation rental homes are fully furnished and include full kitchens with all appliances (refrigerator/freezer, stove top, oven, microwave, toaster, & coffee maker), and all bed, bath & kitchen linens. A full list of amenities for your vacation home will be provided to you when final payment is taken at 30 days prior to your arrival and when all other pertinent paperwork is sent out to you. If you would like a copy of the amenities list prior to the 30 days, please let us know and we will email you a copy. All you need to bring is your food and personal items. Most of our homes are equipped with Sat. or Cable TV, TV, DVD or VHS, Internet, CD player, IPOD Docking Station. If there are specific requirements that you seek in regards to any of these items, please do let us know so we ensure you book a property that provides those particular items.
Furnishings & Equipment: All vacation rental homes are privately owned properties furnished and equipped by its owner. As such, the Property Manager cannot make any changes to the furnishings or equipment provided by the owner. If you require special appliances or equipment, please bring them with you. Decor, style, and color will vary & furnishings are subject to change without notice. Under no circumstances are furniture, bedding, mattress pads, utensils or any other property supplied with the rental property to be taken out or transferred from one property to another; you will be charged to retrieve or replace rental home property that is removed from the home. Moving of furniture is prohibited; do not move furniture or otherwise remodel the home. You will be charged for the time it takes to move furniture and for any repairs of any damages caused by moving items. Each rental home has a locked storage area for the owner's personal items and supplies; please do not attempt to open locked storage areas.
Security of the Vacation Home Unit: Contracted guest and their guests are solely responsible for the security of the unit; the content of the units, and any personal property of guests during their stay. When the unit is not occupied, all doors must be locked, windows locked, and outside light left on at night. Please be sure that the key is returned to the rolling lock key box when departing the unit. Codes are changed between guests, for the security of the unit and our guests.
Local Weather Conditions: Please be prepared for all weather conditions, as they can change very rapidly. We cannot be responsible for winter weather conditions, so please come over prepared with the right type of vehicle carrying chains, using an AWD, 4WD, or studded tires. Be sure to check the mountain road conditions for updated alerts and possible closures prior to heading over. For your person, please note that ice and snow are a very real occurrence, so we suggest boot chains, warm clothing, etc..so check our local weather forecast . During the winter months our driveways and county roads are plowed. There are no refunds for road closures, if both US2 Stevens Pass and I90 Snoqualmie Pass are closed simultaneously for more than 8 hours, guests will be allowed to reschedule for up to 1 year.
What to Expect When You Arrive: All of our vacation homes are equipped with bed linens, and bath linens (wash cloths, hand towels, and bath towels), kitchen hand towels, and as a courtesy we supply a “starter supply” of 2 rolls of paper towels in the kitchen, 3 rolls of toilet paper per bathroom, amenity size shampoo/conditioner/soap, dish soap, D/W soap (if applicable), 2 to 3 loads of laundry soap, hand soap. We do have individual amenities list for each home and that is provided to you once final payment has been take. If you would like a copy of the amenity list for a particular property when you book, and it is before the 30 days, just let us know, and we will happily email you a copy to help in planning your visit. Since each home is privately owned, it is recommended that you bring all of your staples as we cannot confirm that things like salt/pepper, spices, etc…will be on site.
Grounds for Eviction from Vacation Rental Unit with forfeiture of all fees paid:
Please note that the reason for such stringent, yet very attainable, policies is that the vacation home rental market in the area is a very hot debate item right now, and we are awaiting a ruling from the Wa. State Supreme Court after a 5 year legal battle on how, and if, we as a community will still be able to operate. Hence, why it is imperative for all of us to be on the same page, and continue to operate and comply with some normal, no nonsense behavior guidelines. Your enjoyment of the vacation home you have occupied is our number one goal, so that your family, friends and the like, will not only make some great memories, but can indulge in the many year round activities this beautiful area has to offer, and that you will want to come back again and again. So please understand that the items below are the bullet points that truly are ones that we cannot budge on. We appreciate your understanding in helping us in the endeavor of a successful vacation home experience.
• Discharge of fireworks or firearms
• House Parties
• Complaints of noise, loud music, foul language or otherwise any other behavior that is disturbing to the peace of the neighbors are reported
• Number of guests exceed the maximum allowed at vacation home
• Noise Ordinance noncompliance between the hours of 8 AM and 10 PM
• Number of cars parked on property exceed the number of max parking allowed
• Pets are on property at non pet friendly vacation homes
• Fire and Safety risk being demonstrated from guests/occupants on site
• Trespassing onto adjacent private properties
• Quarreling with neighboring properties owners/guests, and/or family feuds/quarreling guests with one another.
• RV’s or tents on site
• Driving/Riding illegal motorcycles, quads or other motorized vehicles on, and/or around the property, licensed & street legal motorcycles are allowed, and as well as, snowmobiles. :o)