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Terms and Conditions

Any monies received by Thousand Hills Vacations (“herinafter referred to as Manager”) for occupancy of vacation property indicated the acceptance of the terms of our vacation rental agreement in full. All policies are strictly enforced. It is the responsibility of all guests and members of their party to be familiar with all policies pertaining to rental.

All Guests will check in upon arrival at the Thousand Hills Clubhouse before proceeding to their units. The Clubhouse will provide keys, information, maps, and a full-service Concierge should you need assistance. The clubhouse address is:

245 S. Wildwood Dr.
Branson, MO 65616

For legal and accounting purposes, the person placing the reservation must be the same as the credit/debit card holder. This person is considered to be the guest. All other persons involved with the rental are considered to be the guest’s invitees, and all discussion regarding reservation, cancellation, and damage policies will be discussed with the guest, not the guest’s invitees. There must be at least one person in the group age 21 years or older in order to check in at the resort.

Deposit arrangements agreed upon will be charged at the time set forth via the channel through which the reservation was made. For direct bookings made by phone, email, or websites operated by the Manager, and Vrbo reservations: final payment will be automatically charged to the card on file 7 days prior to your scheduled arrival if reservation is for a Studio, 1, or 2 Bedroom unit. 2 Bedroom + Loft, or 3 Bedroom unit.  If your reservation includes a 4 Bedroom or larger unit, final payment will be automatically charged 14 days prior to your scheduled arrival. Please call us at (417) 624-7000 if you need to update your credit card on file.

As a condition to the rental of all vacation properties, Manager reserves the right to charge the guest’s credit card for any and all uncovered guest/invitee caused losses and damages sustained to the vacation property throughout the duration of their period of occupancy. In the event of any uncovered guest/invitee-caused loss or damage to the vacation property, including, but not limited to, undue cleaning, eviction, service calls, service charges, fines/assessments, repairs or replacements, plus all applicable taxes, Manager is hereby granted the right to charge the guest’s credit card. By written or electronic endorsement of this agreement, the guest hereby agrees to pay for all such charges, as defined above and on the proceeding pages.

If there are concerns or issues with your rental property, please immediately contact our office (leave a message if there is no answer). No refunds or considerations are given unless we are notified of problems during your stay.

In the event of a problem getting in the vacation rental or if there are problems with condition or functionality of the vacation rental, please immediately contact the Thousand Hills Clubhouse (leave a voice message if there is no answer!) at (417) 624-7000. If it is after office hours, we will make every effort to return your call as soon as possible.

Check in is at 4 PM. An early arrival may be arranged, pending other reservations and the housekeeping schedule. Note: This is currently not an option under most circumstances due to additional cleaning measures underway. Please contact us prior to your arrival to make these arrangements or to inquire as to their availability. Unless you have specifically arranged for an early arrival time, please do not arrive at the property before your schedule check in time.

Check out is at 10 AM. Your prompt departure is appreciated so we can prepare the vacation rental for any incoming guests. A late departure may be arranged, pending other reservations and the housekeeping schedule. If you have not arranged for a late check out, you may be charged a fee. If the unit has not been vacated by stated check out time or otherwise arranged with Manager, a fee equal to the rental rate of one day may be assessed.

Power/weather related cancellation: Manager does not issue refunds due to acts of nature such as: weather, road conditions, snow conditions, power outages or forest fires. Deposits for ThousandHillsVacations.com online/phone and Vrbo reservations will be refunded for cancellations made prior to 7 days (Suite, 1 and 2 Bedroom) or 14 days (2 Bedroom + Loft, 3 Bedroom and Larger) before scheduled arrival, less the non-refundable Reservation Fee. Cancellations made less than 7-14 days before scheduled arrival will result in forfeiture of the entire reservation amount. Please contact us immediately if changes need to be made to your reservation. Please see appropriate channel information for Airbnb, Expedia, Booking, TripAdvisor/FlipKey and other channels for charging and cancellation information.

Change in number of guests/conduct of guests: guest(s) agrees that more than the number of people stated on the reservation shall not occupy the premises. Unauthorized people at the vacation rental at any time could result in extra charges for each additional guest, in addition to any and all damage, disturbance, and cleaning charges. The rental is not intended for parties, nor gatherings at any time of anyone except those who have paid to occupy the property. Exceptions are made on an individual basis – please contact Manager for prior approval. If there is excessive noise or music, any illegal activity, or evidence of violation of these policies, you may be asked to vacate the premise without any refund and additional charges may be assessed. Please inform us of any change in the number of guests before your arrival to avoid these charges and so the cabin can be prepared appropriately for your group. No exceptions or refunds are given for changes in the number of guests after your arrival.

Linens and terry are furnished by Manager for bedroom, bathroom, and kitchen.  An initial, one-time supply of amentities to include trash bags, paper towels, dishwashing and washing machine detergent, toilet tissue, bath soap, shampoo, conditioner, and coffee packets is provided.  Any other items beyond the starter set are the responsibility of the Guest.  Linens, terry, pillows and blankets are not meant for outside use.

Manager reserves the right to change rental assignments if the reserved property becomes unavailable for any reason due to necessasry repairs, removal of the property from the rental program, other changes or decisions of the owner or any emergency conditions.  If Guest desires to be transferred to an alternative property, Manager will make a good faith effort to relocate the Guest to a resonably comparable property.  If Manager is unable to locate an alternative property, all payments made by the Guest to the Manager will be refunded, and neither the Manager nor the Owner will be liable for any damages of any sort incurred by Guest as a result of such cancellation.  Manager does not give refunds or rate adjustments if the Property does not meet your preferences or expectations.

Smoking is not permitted in any property. Guests electing to ignore our no smoking policy in the units will be assessed a $300 cleaning and deodorizing fee.

Pets are not allowed in the units unless otherwise pre-approved due to ADA regulations. Should a non-approved pet be discovered in the room, you will be billed a $200 Excessive Cleaning Fee.

Do not put any feminine products in the toilet. Plungers are provided if a clog occurs. Please do not pour grease down the drain.

Guest(s) agree that Manager reserves the right to enter the rental property any time to investigate disturbances, check occupancy, check for damage, to make such repairs, alterations or improvements as we may deem appropriate.

Manager is not responsible for lost, misplaced or left behind items.  However, if notified and/or found upon Guest departure, Manager will ship said items via national carrier ground delivery for a $25 fee plus packing/shipping costs.

Always lock doors and windows when you leave the vacation rental! When you rent the vacation rental, you assume responsibility for it and its contents, as well as your personal property. Always lock the doors and windows when you leave the vacation rental. Manager does not assume any responsibility for injuries resulting from your failure to use due caution. Children must be supervised at all times. Candles are not allowed due to fire hazard except citronella candles in buckets outside, or supplied emergency candles in case of power outage.

While Manager and its property owners strive to maintain vacation properties in the finest condition, no guarantees are expressed nor implied regarding suitability or for any particular purpose. All guest(s) and their invitees use the vacation property structures and premises at their own risk. Manager and its property owners shall not be held liable or otherwise responsible in any way for injury to any guest and/or their invitees that is caused or permitted to be caused by the intentional or unintentional acts of said guest(s) and/or invitees, or by the failure of structures, appliances, (including hot tubs and grills) furnishings, and/or other equipment, whether by malfunction, misuse, acts of god/nature, and/or are otherwise naturally occurring. No guarantees are expressed nor implied as to the suitability of utilities and other services provided to the vacation properties and adjacent structures and premises. No guarantees are expressed nor implied regarding the suitability/compatibility of materials utilized in the construction of the vacation property and/or its contents. Manager and its property owners shall not be held liable nor otherwise responsible in any way for allergic reactions to guest(s) or invitees, caused or permitted to be caused by materials utilized in the manufacture of the vacation property and/or its contents, nor from mold and/or airborne spores, nor from pet/animal allergens, nor from chemical agents including, but not limited to appliances, linens, carpeting, utensils, fixtures, hot tubs, and/or other equipment. By written or electronic endorsement of this agreement, guest(s) and invitees hereby agree to forever hold-harmless and indemnify Manager and its property owners from and against all claims, demands, loss, liability/responsibility of any kind and character, including cost of defense, arising out of or in any way connected with the guest(s) use of the property.

Manager will make every effort to ensure that Guest’s stay is safe, comfortable, and enjoyable.  Guest understands and agrees that NO refunds, discounts, or transfers will be made for any reason other than those specifically provided for in this Agreement.  Additionally, Guest agrees that NO refunds, discounts, or transfers will be granted for the malfunction of any appliance or amenity, inclement weather, nearby construction, mechanical breakdowns, or other adverse circumstances beyond Manager’s control.  Further examples of cicumstances which do not warrant any refund, discount, or property transfer include but are not limited to:  breakdown of air conditioners; closure of pool or other amentities; TV’s, DVD players, or other electronics or appliances which malfunction; disruption of utility services including cable, internet, water, electric; a property not decorated, improved, or updated to Guest’s personal preference, problems which were not reported to Manager; noisy neighbors; or inclement weather.  The incidental presence of pests or bugs which do not render the property unfit or uninhabitable will not present cause for refunds, discounts, or transfers.  Guest agrees to report any and all problems to the Manager as soon as is practical.  Manager agrees to make every effort to resolve the reported problem as quickly as possible; however, cannot guarantee when the problem will be resolved.  In case of medical or fire emergenices the Guest will call 911 emergency services.

No illegal substances are allowed in the rental, and minors should not be in possession of alcohol.  Violations will result in eviction from the property and no refunds will be issued.

Guest agrees to mediate any dispute or claim arising out of this Agreement, or any resulting transaction, before resorting to arbitration or court action.  Mediation fees, if any, shall be divided equally among the parties involved.

A limited damage waiver fee is included in all reservations. The Limited Damage Waiver (“LDW”) fee is a nonrefundable fee that relieves the guest of the cost for unintentional and incidental damage to the interior of the rental property and its contents, not to exceed the applicable amount of coverage based on the unit size. The LDW does not cover intentional damage, theft, unauthorized entry in to the owners supply closer, pets and service animals, extensive cleaning required at check-out, smoking, exceeding occupancy limits or parking limits, and any other charges/policies in the Terms and Conditions and Rental Agreement including any fines imposed by the City, County, State or Home Owners Association as the result of a violation of any law, ordinance, rule or regulation, or any fines or costs levied against occupant or visitors of occupant. The occupant assumes full responsibility for any items found to be missing and any damage due to misuse, negligence or action on occupant or occupant’s guest part, except in the case of normal wear and tear reported to management company immediately after check in.

The LDW does not substitute for the occupants responsibility to leave the unit in appropriate condition. The LDW does not negate the occupants responsibilities as a responsible renter nor does it relieve the occupant from responsibility for intentionally destructive acts of Lessee or other members of the occupant’s party while in occupancy. Occupant must notify the management company of any damage to the unit or contents before check out. The unit will be inspected upon the occupants departure and any damage, theft or other incidents which occurred during the occupants stay and which have not been disclosed prior to occupant’s departure will remain the occupants obligation. The maximum aggregate amount of accidental damage that is covered by the LDW is listed below. Any damage in excess of this amount remains the responsibility of the occupant. All waivers of accidental damage will be administered by the management company and are required to be reported as soon as they occur, no later than prior to check out. The management company will have the sole authority to determine the nature and extent of damages, necessary repairs and eligibility for the waiver of liability described herein. The occupant must report any damage to the property or contents as soon as they occur, no later than prior to check out. If the damage is not reported, the LDW will be void.

The LDW takes effect upon check in on the booked arrival date, together with receipt of payment of the waiver fee. All coverage shall cease at 10:00 AM Central Time on the day of check-out or upon departure of the covered occupant, whichever occurs first. The LDW does not include liability for damage or theft resulting from intentional acts or gross negligence (including but not limited to damage caused by a party, smoking, pets, service animals, emotional support animals, and theft or removal of unit contents), damage related to a violation of any rental policy, damage or theft related to occupants’ personal items, damage to vehicles of any kind, damage cause by any person other than occupants’ guests, damage not reported to the management company, and damages in aggregate that exceed the applicable waiver amount in repair or replacement cost per stay.

The LDW provides the following amount of coverage in aggregate per stay based on the size of the unit procured by the occupant: Suites and one bedroom units have $1,000 of aggregate coverage per stay, two and three bedroom units have $1,500 of aggregate coverage per stay, four and five bedroom units have $2,000 of aggregate coverage per stay, and six bedroom and larger units have $3,000 of aggregate coverage per stay.

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