Knotty Pine | Upper Canyon Cabin • Hot Tub & Wildlife

All properties not owned by Mountain Air Cabins are proudly managed by Mountain Air Realty, LLC. All day-to-day operations are handled by Mountain Air Cabins.

If you have paid by credit card, we will charge your card on file for the remaining balance the morning of arrival at midnight. If your reservation is during the Christmas/ New Years holiday, you will be charged 50% of the total reservation and the remaining balance December 1st. NO REFUNDS FOR ANY REASON CHRISTMAS/NEW YEARS

A completed “Vacation Rental Agreement” is required within 24-hours to hold your reservation. The Rental Booking Fee, equal to 50% of your stay is due upon receipt. Review and acceptance of the Mountain Air Cabins Terms & Conditions which is made part of this rental agreement is required before a confirmation will be issued.

RATES: Rates are quoted on a per night basis. Unless specified, check-in time is after 4:00 p.m., and checkout is by 11:00 a.m. on the day of departure. Most rates quoted are for a specified number of people, additional guests are subject to a per-person, per-day charge. Charges vary and are subject to change without notice. All properties represented by Mountain Air Cabins come fully equipped with television(s), linens, dishes and utensils and an initial supply of soap and paper goods. Other amenities vary per property.

ADDITIONAL CHARGES (NOT included in rate): Rates do NOT include daily maid service (unless noted), gratuities, excessive cleaning upon departure (i.e. dishes, trashes, upholstery or rug shampooing, etc.), or pets.

RESERVATIONS AND PAYMENTS: Payment of the applicable Rental Fee equal to 50% of your stay amount together with a completed Rental Agreement must be received and by Mountain Air Cabins before a confirmation will be issued. No grace period will apply. Final payment, consisting of the remaining balance, will be automatically drafted by Mountain Air Cabins the day of guest arrival (or immediately if booked the same day of arrival). Failure to make final payments on a timely basis will make reservation subject to automatic cancellation.

CONDITION OF RENTAL: The property shall be in the same condition upon departure as at check-in. Normal wear and tear excepted. Dishes need to be washed and put away, kitchen surfaces wiped, and trashes taken to the dumpster. There will be a minimum $50 fee for unwashed dishes or excessive cleaning. Owner or its agents may enter the property at reasonable times to make repairs or provide maid service. Guest may cook in areas specifically designated for cooking. Guest must immediately notify Owner or agent of fire or other damage to property. Guest shall be liable for all acts of the family, invitees, employees, or other persons invited onto the property. Guest may not sublet or assign this rental agreement. Guest shall be responsible to return all keys and gate or garage door openers upon departure. Guest shall abide by the House Rules of the Owner, Property Manager, Condominium Association and/or the Booking Agent as provided to Guest. Guests shall not bring any unauthorized pets onto the property. Any unauthorized pets are subject to a minimum fine of $250 per pet and/ or eviction with forfeiture of any monies paid. In pet approved properties, pets should be kept in a kennel if the owner is not in the cabin with them and on a leash if outside. Smoking indoors is not permitted in any property. Any evidence of indoor smoking will be charged a minimum of a $250 fine. No parties shall be allowed without prior consent. Additional charges may apply. Outdoor fires are prohibited. Any guest having an outdoor fire will be asked to vacate the premises immediately and forfeit any monies paid. Gas grills are provided at almost every property. Please do not burn charcoal or wood in the gas grills. Please do not move the grill. If there is evidence of burning charcoal or wood in the gas grill, the guest will be charged a minimum of $250 fine.


Hot Tubs: Guest shall not permit any use of hot tub or jacuzzi by unsupervised children or other guests and shall keep lids closed and locked when not in use. Guest and other invitees shall use the hot tub at their own risk. If the hot tub has to be drained and refilled because it is dirty, the guest will be charged a minimum $50 fine. Please use the Easy Lift to remove cover and put back on. Hot tub covers are expensive and not only does the use of this keep the cover in good shape, it's much easier for you. No soaps, bubble baths, etc. in hot tubs. It is not recommended for use for children under 12 years old. Do not turn the temperature below 10 degrees. They are kept at a heat that keeps the tub safe from growing bacteria. Please do not enter the hot tub if there is lightning. If you are at a hot tub cabin and have questions, feel free to call the office and we will be more than happy to assist.
Village Quiet Hours: The Village of Ruidoso has set quiet hours from 10PM to 9AM. Please be respectful of others. If we receive a complaint you will be asked to quiet down. A second time, you will be asked to leave immediately and forfeit any moneys paid.
SECURITY DEPOSIT: Guests are required to make a Security Deposit on some properties to protect against any damages to and/or loss of items from the Property and to assure payment of items charged to the Guest Account. The deposit will be held in Mountain Air Realty's Client Trust Account or the booking agents account and will be returned, minus deductions, not later than 14 calendar days after the termination of the agreement. We must give you a written statement at that time explaining any deductions. Deductions can be made for the following reasons: to repair or replace anything that is damaged or missing; to pay any and all amounts due; to replace all keys; additional cleaning expense or to clean excessive dirt (i.e. dirty dishes, trashes not taken out, stained carpets, furniture, walls, appliances, smoking indoors, dirty hot tub, etc.) and put the unit, and the things in it, in the condition when you moved in. If your deposit is not enough to cover all the damages and costs, you must pay the extra amount, and you authorize us to charge the credit card provided.
Damage Waiver PROTECTION:
Mountain Air Cabins a Security Deposit Protection plan (Insurance). If you chose this option, the Security Deposit Protection plan offered by Mountain Air Cabins covers unintentional damages to the rental unit interior that occur during your stay, provided they are disclosed to management prior to check-out. The policy will pay a maximum benefit of $1500.00. Any damages that exceed $1500.00 will be charged to the credit card on file. If, during your stay at one of our Rental Properties, an Insured Person causes any damage to real or personal property of the unit as a result of inadvertent acts or omissions, the Insurer will reimburse the Insured for the cost of repair or replacement of such property up to a maximum benefit of $1500.00. Certain terms and conditions apply. Full details of the Security Deposit Protection coverage are contained in the Certificate of Insurance or Insurance Policy. By submitting payment for this plan, you authorize and request CSA Travel Protection and Insurance Services to pay directly Mountain Air Cabins any amount payable under the terms and conditions of the Security Deposit Protection. Please contact Mountain Air Cabins directly if you do not wish to participate in this plan or assignment.

LIMITATION OF LIABILITY:
Under no circumstances shall Mountain Air Cabins or Mountain Air Realty, LLC be responsible for any loss, expense, damages, claims or injury direct, indirect, consequential or otherwise whatsoever, howsoever caused or incurred whether arising in contract or otherwise in law or equity as a result of rendering of the services or accommodations as described or substituted and including, without restricting the generality of the foregoing as a result of any delay(s), substitution(s), rescheduling(s) or change(s) in the provision of services or land accommodations by Mountain Air Cabins or by reason of military actions, revolution or acts of God, government agencies, or unforeseen circumstances or events, by any agents, owners, employees, subcontractors, servants or services as substituted; Mountain Air Cabins, at all times will act in good faith and use its best efforts to substitute with accommodations or services of a type as comparable as possible to those contracted. Mountain Air Cabins will not be liable under any circumstances, including substitutions, to refund any unused portion of booked accommodations or services. Guests may also encounter the following risks: slippery walkways and stairs, especially when wet or icy, stairs or balconies with spaces between rails (dangerous for little children), unfenced or unlocked hot tubs, faulty electrical or plumbing systems, gas BBQ grills, clean/clear sliding glass doors, uneven ground, and dangerous stairs or pathways, Therefore, each guest agrees that he/she is voluntarily participating in any and all activities, risks, and use of the accommodations, and hereby assumes all risk of injury, illness, damage or loss to person and property that might result, including, without limitation, any loss or theft of personal property. By booking this property, you acknowledge that in all events and circumstances, Mountain Air Cabins and Mountain Air Realty LLC, its officers and employees shall not be liable. Mountain Air Cabins reserves the right to cancel or rescind any rental agreement if it is found that the Guests are conducting unlawful activities, not abiding by the Home Owners Association or House Rules, disturbing others by playing loud music, percussion, audio or instruments, or cause any loud or offensive noises, have made any misrepresentations about the nature or size of the group or use of the group or the use of the property or any other misrepresentations or any other way in breach of the rental agreement.


HOLDOVER, ABANDONED POSSESSIONS AND SERVICE OF NOTICES:
If you stay in the unit, without written permission, after the Rental Agreement has ended, you will be a holdover tenant and may be liable for twice rent under the Rental Agreement on a prorated daily basis for each day you are a holdover tenant. If you leave any personal property, which we determine to be of value, you must contact us to claim the property. We will do our best to make arrangements to have your item shipped to you. After 20 days, if you do not call, we may advertise the items for sale or donate them to a charitable organization.

INSURANCE:
You understand that our insurance does not cover your belongings or damage that you cause. You agree that we are not responsible for any loss or damage during the term of the rental agreement.

CHANGES TO A BOOKING:
An additional $15.00 administrative fee may be charged by Mountain Air Cabins for any change to a booking after a Confirmation has been issued. Acceptance of any change is subject to approval by Mountain Air Cabins.

CANCELATION AND REFUNDS:
Cancelation of booking at any time after Confirmation has been issued may result in forfeiture of deposit(s).
General reservations have a 14-day cancelation policy. If you cancel before 14 days prior to the first day of your reservation, you will be charged a $35 administration fee and refunded the remaining deposit. If canceled within 14-days, forfeiture of a portion of your booking fee equal to one night will be charged.
Holidays, special event weekends, reservations longer than 7 nights, or group bookings (multiple cabins) have a 30-day cancelation policy, If you cancel before 30 days prior to the first day of your reservation you will be charged a $35 administration fee and remaining fee equal to one night will be refunded.
If canceling a reservation 48 hours or less prior to the first day of your arrival, 100% of the booking may be charged. If a portion of the rental time is re-booked, a pro-rata refund will be made less the one night deposit.
For Christmas/ New Years reservations, a booking fee equal to 50% of the total reservation is due at the time of booking and the remaining balance is due by December 1st. If booked after December 1st, the total balance of your reservation will be due at the time of booking. Christmas/ New Years reservations are non-refundable for any reason.
There are no refunds for early departures. If there is inclement weather and you choose to leave early or cannot make it to your cabin because of lack of chains and/or 4 wheel drive, there are no refunds.
No-shows will be charged the full cost of the reservation.
Refund of monies paid for rental and services will be made under the following circumstances: (1) If, on the day that the rental is scheduled to begin, the property is unfit for habitation and no equivalent substitute can be obtained or access to the property by visitors has been prohibited by authorities. To protect against cancelations caused by certain unforeseen events, such as illness, death, natural disasters, etc., we recommend that guests purchase trip cancelation and Interruption Protection insurance to assure refund of deposits paid and reimbursement of other vacation payments. Such insurance is available through travel agents, auto clubs such as AAA, or CSA Travel Protection online.


ACKNOWLEDGEMENT:
When you book either online or over the phone you agree to these terms and conditions.

We look forward to your visit.