Whole Duplex for Groups of 12 | Two Kitchens, Gated, Near TMC

Spacious 2,957 sq ft private duplex (full building, both units) in central Houston`s Third Ward / Museum District corridor. Sleeps up to 11. Includes 5 king beds, a foosball table, 2 kitchens, 2 living rooms with 65` smart TVs, 3 full bathrooms, 2 half baths, 2 washers and dryers, and a fenced front yard. Pets welcome in Unit A only.

Bedrooms & Sleeping (sleeps up to 11)
Unit A (Ground Floor):
- 2 Bedrooms, king beds
- 1 Full Bathroom + 1 Half Bath
- Full Kitchen; Living Room with 65` smart TV; Bright Sunroom
- Washer & Dryer; private entrance (3 steps)

Unit B (Two Story):
- 3 Bedrooms (upstairs), king beds
- 2 Full Bathrooms (upstairs) + 1 Half Bath (downstairs)
- Full Kitchen; Living Room with 65` smart TV
- Washer & Dryer; private entrance (3 steps)

Bathrooms: 3 full bathrooms and 2 half baths across both units.

Kitchen & Dining: two fully equipped kitchens with modern appliances, prep space, and dining areas, ideal for group meals or remote work sessions.

Indoor Living & Entertainment
- Foosball table in the living/dining area
- 2 living rooms with 65` smart TVs
- High-speed WiFi; central A/C and heating; 2 washers and dryers

Outdoor Space: shared fenced front yard shaded by mature oak trees.

Parking: free parking in driveway and on the street; self check-in.

Location / Nearby (Third Ward / Museum District corridor)
- 8 min to Museum District
- 10 min to Texas Medical Center
- 12 min to Downtown & Toyota Center
- 15 min to University of Houston & NRG Stadium
- 20 min to the Galleria

Getting around: Uber and Lyft readily available; easy access to I-45 and Highway 288/I-69. METRORail Red Line connects to NRG Stadium. NRG is about 23 minutes by rideshare.

Access: self check-in; the entire home is accessible to you with the exception of any locked owner`s closets.

Good to know
- No parties or events; quiet hours 8 PM to 8 AM.
- Pets welcome in Unit A only (prior approval + pet fee). Unit B is not pet-friendly. No cats (allergies). No breed restrictions.
- Units have separate private entrances; no interior connection between them.
- Baby and toddler gear available through BabyQuip with advance notice (not free at the home).
- Routine professional pest control; let us know if anything comes up.
- Trash: please place bagged trash in the bins on the driveway.

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HOUSE RULES & GUEST AGREEMENT

Thank you for choosing Breezy Vacation Rentals (BVR)! By booking, you acknowledge BVR facilitates your stay, while the Property Owner retains control.

Our policies protect guests, property, and neighbors. Booking confirms your agreement to comply. Violations may result in fees, termination, or removal without refund.

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Booking & Payment

1) Submit valid ID (if required)
2) Sign this agreement
3) Pay all applicable fees before arrival.

• Security Deposit / Damage Waiver:

• Stays under 30 days:
• $250 refundable security deposit — OR
• Optional $50 non-refundable damage waiver (covers up to $99 in accidental damage).
• Stays 30+ days: See Extended Stays section for details.
• Costs beyond coverage or excluded from the waiver will be billed per Payment Authorization & Exclusions.
• Deposits are due before arrival and refunded after checkout, less applicable charges.

• Extended Stays (30+ Days):

• Lease may be required; must be signed within 24 hours or reservation may be canceled.
• Security deposit amount confirmed with property owner. If none is specified:
• Average monthly rate ÷ 365 × total days of stay.
• Example: $5,000 ÷ 365 × 50 days = $684.93 deposit.
• A $200 deep clean required after all 30+ day stays, deducted from the deposit.

• Pets:

• Upstairs Unit B Pets NOT ALLOWED
• Downstairs Unit A Pets ARE ALLOWED
• Pets must be pre-approved. Fee: $49 per pet/stay.
• Unauthorized pets: $100 per night + damages.
• No cats (due to allergies).
• Keep pets off furniture and clean up after them.

• Events –NOT ALLOWED. Unauthorized gatherings may result in eviction.

• Payments over $5,000 — If the platform doesn’t process payments, these must be made via an approved direct method (no credit cards).

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Check-In / Check -Out
• Check-in: 4 PM | Check-out: 10 AM.
• Early check-in/late check-out require approval & fee.
• Unapproved late check-out: $150 + $50 per hour. Additional charges apply if:
• Delayed or canceled incoming reservations: guest pays 100% of lost cost.
• Blocked calendar: guest pays the nightly rate, even if vacant
• Cleaners delayed: guest pays trip charge if a return visit is required
• Door/lock codes sent 30 mins before check-in once all steps are completed.

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Check-Out Instructions
• Return keys, permits, and remotes.
• Remove all trash and food from fridge/freezer.
• Return items/furniture to original location.
• Clean pet waste from yard.
• Leave linens on beds; place towels in laundry & start load.
• Start dishwasher.
• Secure windows/doors, set A/C to 78°F or heat to 68°F.

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Property Rules
• No smoking, vaping, or marijuana indoors – $2,500 fine + damages.
• No illegal activities or weapons.
• Guest Count – Report # of guests at booking; changes need approval.
• Max occupancy: 11.
• Quiet hours: 8 PM – 8 AM. Noise monitored; if you can hear it at the property line, it’s too loud.
• Multifamily buildings: Avoid noise that can be heard in neighboring units (including loud conversations, music, or TVs).
• Follow HOA rules and local laws; the most restrictive rule applies.

Parking
• Park only in approved areas for this property.
• Driveway: All vehicles fully inside driveway (no street overhang).
• Street parking – ALLOWED. Follow posted signs
• Parking lot: Max 4 vehicles in designated spaces. Do not use others’ spaces.
• Boats/trailers/ATVs –NOT ALLOWED.
• Do not block driveways, gates, mailboxes, hydrants, or signs. No parking on grass.

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Damages & Fees

• Charges apply for: property/furnishing damage, excessive cleaning, unauthorized guests/pets, missing items, smoking violations, parking violations, lost permits, and failure to follow check-out instructions.
• Any fines or costs from rule violations, HOA rules, or local laws may be billed to you.

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Refunds

• Follow the cancellation policy shown on your booking.
• No refunds for early departure, appliance malfunctions, service outages, pests, or temporary loss of amenities due to maintenance.

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Payment Authorization & Exclusions

By booking, you authorize Breezy Vacation Rentals to charge your payment method for any fees, damages, excessive cleaning, or other charges in this agreement not paid within 72 hours of written request. This authorization remains valid after checkout.

If damages or costs exceed the damage waiver coverage or security deposit, we may charge the card on file for the balance or submit a claim through the booking platform.

Damage Waiver Exclusions – Accidental damage only; does not cover:
• Damages/cleaning from unauthorized pets or guests
• Violation fees (smoking indoors, excess occupancy, noise, parking, etc.)..
• Guests are responsible for full costs of repairs, replacements, cleaning, and related fees for excluded items.

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Severability

If any part of this agreement is found to be invalid or unenforceable, the remaining provisions will continue in full force and effect.

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LIABILITY & SAFETY NOTICE (IMPORTANT — PLEASE READ CAREFULLY)

By booking, you and all members of your party voluntarily assume all risks related to your stay, including use of stairs, balconies, decks, parking areas, pools, hot tubs, bodies of water, and outdoor/recreational features. You release Breezy Vacation Rentals, the property owner, and their affiliates from liability for injuries, damages, or losses — including those resulting from the ordinary negligence of the host or property owner. Children must be supervised at all times.