Spring 5BR Sleeps 16 | Heated Pool, Hot Tub, EV Charger, Train Theme

A one-of-a-kind train-themed retreat in Spring, TX. 5BR/4BA, 2,700 sq ft, sleeps 16. Private heated pool, hot tub, EV charger, fenced half-acre yard.

Bedrooms & Sleeping:
- Primary Suite (downstairs): king bed, reading nook, fireplace, Smart TV, en suite bath
- Bedroom 2 (upstairs): built-in bunks, 3 Twin + 1 Full, Smart TV
- Bedroom 3 (upstairs): built-in bunks, 2 Queen + 1 Twin trundle, Smart TV
- Bedrooms 4 & 5 (upstairs): queen beds, Smart TVs
- Under-stairs doggy nook

Bathrooms:
- Primary en suite: double shower heads, jacuzzi tub, double vanity
- Jack & Jill: tub/shower combo connecting Bedrooms 2 & 3
- Hall bath: tub/shower combo for Bedrooms 4 & 5
- Half bath downstairs

Kitchen & Dining:
- Fully stocked kitchen with premium appliances
- Keurig coffee maker
- Breakfast table (4), island seating (4), formal dining (8)

Indoor Living & Entertainment:
- Main living room with leather sofas and a 65 inch Smart TV
- Upstairs entertainment area with a 65 inch TV and lounge seating
- Game room with a TV, bean bags, a piano, and console games
- Washer and dryer, high-speed WiFi, Smart TVs in every room
- White noise machines in all bedrooms

Outdoor Oasis:
- Heated pool and hot tub (hot tub heating included; pool heating available for a fee)
- Charcoal grill (bring your own charcoal)
- Large patio with dining and lounge seating
- Fenced half-acre yard for kids and pets

Parking:
- Garage or driveway only; no street parking. Tesla Level 2 EV charger (J1772 adapter for non-Tesla).

Location:
- Old Town Spring: 10 min
- The Woodlands: 15 min
- George Bush Intercontinental Airport: 20 min
- Downtown Houston: 30 min

Access:
- Guests have full access except for three locked owner`s closets: the downstairs master bath, under the stairs, and upstairs between two bedrooms.

A quiet, neighbor-friendly home:
A quiet residential neighborhood, not a party house. Quiet hours 8 PM to 8 AM. No parties or events.

Good to know before you book:
- Dogs welcome with pre-approval and a pet fee (no cats).
- About a half-mile from train tracks; white noise machines in every bedroom.
- Baby and toddler gear available to rent from BabyQuip.
- We keep up routine professional pest control; Texas has seasonal insects.
- Trash: please roll the bins to the curb on collection days for pickup.

---
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.

---

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:
• Less than 13 guests: $500 refundable security deposit — OR
• Optional $99 non-refundable damage waiver (covers up to $199 in accidental damage).
• 13+ guests: $1000 refundable security — OR
• Optional $199 non-refundable damage waiver (covers up to $400 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 – ALLOWED:

• Pets must be pre-approved. Fee: $99 per pet/stay.
• Unauthorized pets: $200 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).

---

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.

---

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.
• If applicable: retract umbrellas, turn off pool lights, cover hot tub, secure outdoor items.

---

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: 16.
• Extra guest fee: $20/person/night over 10 guests.
• Quiet hours: 8 PM – 8 AM. Noise monitored; if you can hear it at the property line, it’s too loud.
• 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).
• Garage: Allowed if not used for storage.
• Street parking –NOT ALLOWED
• Boats/trailers/ATVs –NOT ALLOWED.
• Do not block driveways, mailboxes, hydrants, or signs. No parking on grass.

---

Pools, Hot Tubs, & Water Safety (if applicable)

• No diving, running, or glass near water
• Always supervise children
• Pool/hot tub equipment is off-limits; ask host for adjustments
• Pool or hot tub cleaning may cause temporary downtime
• Service days vary
• Temporary maintenance downtime is not grounds for refund

Pool Heating

• Available when outdoor temperatures are between 40°F and 80°F
• Maximum pool temperature: 92°F
• $200 minimum for the first 2 days
• $50 per additional day
• Pool heating must be requested in advance
• Heating may take several hours, depending on weather

• Important: When pool heating is active, the hot tub cannot be heated separately or to a higher temperature. The hot tub shares the pool system and will be limited to the pool’s temperature (max 92°F).

In-Ground Hot Tub Use

• Heated by request only
• Up to 3 hours per 24-hour period
• Requests must be sent between 8:00 AM and midnight

---

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.

---

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.

---

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.

---

Severability

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

---

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.