2 Ruidoso Redheads, LLC Terms & Conditions
Check In: 4:00 PM
Check Out: 11:00 AM
The undersigned guest agrees to the following conditions of occupancy.
Check-in time is 4:00 pm. 2 Ruidoso Redheads will diligently work to insure that all properties are clean and ready for occupancy by 4:00 PM. Two keys will be provided per rental upon arrival. The keys will be located in a lockbox at each cabin.
Checkout time is 11:00am. All properties must be vacated by 11:00 AM on checkout day or guest will be charged a late checkout fee of $50.00 per hour. Please follow posted checkout instructions and return all keys to the lockbox located on each cabin. There
is a $50 charge per key not returned to the lockbox. If the checkout instructions are not completed upon departure, there is an additional housekeeping charge.
Note: 2 Ruidoso Redheads is not responsible for any items left in the cabin.
MINIMUM STAYS & CHECK-OUTS
Minimum night stays are required on reservations made. The number of minimum nights required will vary depending on certain periods of the year.
Late check-outs must be approved in advance by 2 Ruidoso Redheads, LLC. An additional “late check-out fee” will be assessed.
NOTICE: Reservations are confirmed and are subject to all cancellation fees. No directions or key code access will be given until a signed copy of this agreement is received in our office and all monies paid in full.
Payment is requested by VISA, MasterCard or Discover. A deposit equal to 50% of total rental is required to confirm a reservation. Reservations must be PAID IN FULL at least 30 days prior to arrival. Cards may be automatically charged on or after due date if
we are not contacted to make other arrangements.
A Security Deposit of $300 is required on all reservations. Security Deposits are collected when making the reservation and are collected by Credit Card. PLEASE NOTE: Security Deposits will be refunded between a minimum of 10 Business Days (2 weeks) and a Maximum
of 20 Business Days (4 weeks) following your departure. Reasons for forfeiture of the Security Deposit are listed below.
Any abuse, damage or theft.
Any indication that a guest has been smoking indoors.
Any additional guests above the occupancy-base per cabin without permission. Any indication that a pet was brought without permission.
Any need for housekeeping beyond what would be considered “normal”.
Any need for hot tub services beyond “NORMAL” usage.
Moving or re-arranging furniture.
2 Ruidoso Redheads will provide to guest a written itemized statement showing any deduction from the deposit and return the balance due to guest. Note: All advance deposits shall
each be held in a non-segregated Escrow Account by 2 Ruidoso Redheads, LLC, and no interest shall be paid on returned funds.
CANCELLATION & REFUND POLICY
Cancellation of a confirmed reservation (2 to 29 days) is required in writing by mail, fax, or email. A deposit is required at the time of booking. You may cancel 14 days prior to your arrival date, and receive a refund of your deposit. If you cancel less than
14 days prior to your arrival, the deposit will be non-refundable. NO EXCEPTIONS. During the following holiday seasons, more strict deposit rules apply.
· MEMORIAL DAY: Memorial Day reservations must be paid in full by May 1. If you should book your reservation after May 1, the full payment must be paid at the time of booking. Cancellations received
less than 14 days prior to arrival are not refundable. The full payment including the security deposit will be forfeited.
· LABOR DAY: Labor Day reservations must be paid in full by August 1. If you should book your reservation after August 1, the full payment must be paid at the time of booking. Cancellations received
less than 14 days prior to arrival are not refundable. The full payment including the security deposit will be forfeited.
· CHRISTMAS/NEW YEARS: Christmas reservations require the first nights rent at the time of booking. The first payment of 50% of the balance is due by October 1. The final balance is due by November
1. If you should cancel at any time before November 1, you will forfeit the initial deposit. If you cancel after November 1, but before December 1, you will forfeit 50% of the rental amount. Cancellation after December 1, there are no refunds. The full payment
including the security deposit will be forfeited.
Security Deposits will be refunded between a minimum of 10 Business Days (2 weeks) and a Maximum of 20 Business Days (4 weeks) following your departure as stated above in the Deposits section of this agreement.
There will be NO REFUNDS due to any breakdown of appliances, A/C systems, TVs, VCRs, phone or other electronic equipment. Please report any problems and 2 Ruidoso Redheads will contact a repair service technician immediately. Your patience will be appreciated
as our area has limited repair service contractors. NO REFUNDS allowed due to any loss of utility services. Please contact 2 Ruidoso Redheads and we will report the outage to the proper utility company.
RENTAL PROPERTIES / ACCOMMODATION RULES
2 Ruidoso Redhead strive to furnish their cabins with a high standard of luxurious amenities that cater to your every need. We attempt to make each 2 Ruidoso Redheads cabin consistent by supplying high-end appliances, furniture, linens and accessories in each
one to make your experience extraordinary no matter which property you choose.
NUMBER OF OCCUPANTS
When making reservations you must inform us of the number of guests (adult [12 & up]) and (children [2 to 12]). Children are counted in the occupancy unless they are under the age of 2 years. Number of occupancy per cabin is based on the number of beds available
per cabin. Exceeding the occupancy-based number will require an additional guest charge of $25 per guest per night per guest. Failure to observe this requirement will result in forfeiture of the Security Deposit.
No house parties, weddings or large gatherings are permitted at any time. 2 Ruidoso Redheads reserves the right to terminate the rental, without refund, if any renter or occupant violates any of these criteria.
You are responsible to observe and respect the quiet enjoyment of neighboring property. Loud music, voices, vehicles are not permitted. Complaints against your group may result in loss of your security deposit. Excessive complaints
could result in termination of Tenant’s occupancy without refund of rents or security deposit.
CONDUCT OF CHILDREN
Parents are responsible for the general conduct of their children at all times. Damage to the real property or personal property at the cabin is the responsibility of the parent. Children must respect quiet enjoyment of neighbors.
All properties are non-smoking. Smoking is permitted outside, unless Fire Restrictions of the Village of Ruidoso, County of Lincoln are in force. Please check with the office for current fire restrictions. If smoking outside is not banned, please dispose of
all ashes and butts properly. DO NOT leave cigarette butts on the ground, deck or any place other than a proper trash receptacle. There is a $500 charge for smoking in any property.
We offer 1 pet friendly property for pets 2 years of age or older, 40 pounds and under. Please make sure you have reserved a pet friendly property if you are traveling with your fury family member. Our pet friendly property requires a $50 pet
fee per pet, a $25 additional pet cleaning fee, a $175 pet security deposit, and an executed Pet Addendum along with your Rental Agreement. There is a $200 fee that will be charged for any
undisclosed pet. Please be considerate, and do not allow your pet to lay on sofas, bedding, and other items that can be covered in hair.
Pets are NOT allowed in non-pet friendly properties.
Tenant’s breach of this provision is considered material and shall result in and additional fee of $500 plus the termination of Tenant’s occupancy without refund of rents or security deposit.
All Guests are cautioned that they use the hot tubs at their own risk. Bottles or glass objects will not be permitted at any time in the spa. All children under twelve (12) years of age must be accompanied by an adult while in the Spa.
No pets will be allowed in spa. If hot tub has to be cleaned due to misuse (Alcohol, dirt, debris from careless, use etc.), you will be charged an extra cleaning fee, which will be determined by the Spa service company.
Telephones are provided in our cabins for the convenience and safety of tenants. Any and all extra charges that are billed to the cabin’s phone will be billed to the tenant or deducted from the tenant’s security deposit or charged to the tenant’s credit card
plus a $20.00 service charge.
Our properties are equipped with wireless high-speed Internet service or Wi-Fi. We make every effort to ensure that the Internet is functioning properly prior to your arrival. However, we make no representations or guarantees that the Internet will work all
of the time. If the Internet is not working properly, we suggest that you contact us directly so that we can contact the carrier, as there could be a problem with their service. If there is a technical problem that cannot be solved, 2 Ruidoso Redheads will
not be responsible for any Internet service provider or any other technical problem. We will do everything we can to have to problem corrected during your stay. Furthermore, we cannot refund you any money if there is any type of problem with the Internet
All Tenants are expected to dispose of all items in the refrigerator and any trash in the cabin. Please place any trash in secure plastic bags and dispose in outside dumpsters nearest the property. Do not leave trash outside of the home. Failure to do so will
result in an additional cleaning fee. Properties in Alto Lakes Country Club utilize the facility at 1221 High Mesa Rd for disposal.
All properties have fireplaces unless otherwise noted on the property description. For those properties with fireplaces, DO NOT PUT WOOD ON GAS LOG FIREPLACES. A charge will be assessed for any damage done by misuse of the fireplace and the repair charges will
charged to the tenant.
Outdoor grills have been provided for your enjoyment. Do not place wood or charcoal in gas or electric grills. Grills must be cleaned with the brush provided upon departure. There is a $15.00 fee for leaving grill dirty. If a grill is misused, tenant will be
billed for repairs.
On site parking at some properties may be limited, so please limit the number of vehicles to two vehicles per cabin to avoid parking difficulties. Please check with the office if you will exceed two vehicles.
Vehicles shall be parked only in parking areas provided. No hook-up or use of any camper, bus, van, motor home or tent in conjunction with any rental property allowed. Trailers of all types are prohibited in Alto Lakes Country Club and
other planned communities. If you are traveling with a trailer, please contact us to verify allowance or parking.
No alteration or addition to the property shall be made by any guest. This includes moving furniture around in the cabin. If housekeeping has to move furniture back to its proper place an additional fee will be charged.
Maintenance issues and/or needed repairs are not to be reported in the cabin guest book. All maintenance problems should be reported directly to 2 Ruidoso Redheads at 575-263-1492.
Lock-outs may result in additional service charges against your security deposit. Primary access is through doors with keys provided in the lockbox located at each cabin. Some cabins are equipped with a key code locking systems on the door as well. Do not
exit the home and lock the secondary lock on doors with key code systems.
2 Ruidoso Redheads agrees to provide the premises in a fit and habitable condition. If at the time Tenant is to begin occupancy and 2 Ruidoso Redheads cannot provide the premises in a fit and habitable condition, or substitute a reasonable comparable property
in such condition, 2 Ruidoso Redheads shall refund to Tenant all payments made by Tenant.
2 Ruidoso Redheads does not discriminate on the basis of race, religion, ethnic background or national origin, sex, mental or physical disability.
2 Ruidoso Redheads will not rent property to anyone under the age of 24, nor will 2 Ruidoso Redheads permit anyone under the age of 24 to take possession of any rental premises
Tenant agrees to keep the premises as clean and safe as the conditions of the premises permit and hereby agrees to permit no unsafe or unsanitary conditions on the property. Tenant agrees not to use the premises for any activity or purpose that violates any
criminal law or governmental regulation. Any breach of any duty contained in this paragraph shall be considered material, and shall result in the termination of Tenant’s tenancy and forfeiture of security deposit.
Tenant agrees to indemnify and hold harmless 2 Ruidoso Redheads and owner from and against any liability of personal injury or property damage sustained by any person (including Tenant’s guests) as a result of any cause, unless caused by the negligent or willful
act of 2 Ruidoso Redheads or the owner. Tenant agrees that 2 Ruidoso Redheads, the owner or their respective representatives may enter the premises during reasonable hours to inspect the premises, to make such repairs, alterations or improvements hereto as
2 Ruidoso Redheads or owner may deem appropriate. Tenant shall not assign this Agreement or sublet premises in whole or part without written permission of 2 Ruidoso Redheads.
Pursuant to NMAC 184.108.40.206C(1), the New Mexico Uniform Owner-Resident Relations Act, and NMSA 1978, Section 57-6-1 Liability of Hotelkeeper, Tenant may have a claim against Owner in the event 2 Ruidoso Redheads defaults with respect to Tenant’s rights under