GOOD TO KNOW BEFORE BOOKING:

PET APPROVAL & DEPOSITS

We do allow furry friends, but ask that you please inquire first as to type and number of pets.

Please see detail pet guidelines and policies below. Please reach out to Liz, the property manager to inquire on (540) 664-7381.

Based on past experience, a $100 supplemental cleaning fee is required for guests with pets.

A refundable $500 damage deposit is also required upon booking, returnable within 7 days of property departure.

GATHERINGS

Please contact the property owner, Teri, to inquire about gatherings

in addition to the number of guests overnighting at the property on (703)-629-9642.

BOOKING, DEPOSITS & CANCELLATIONS

100% payment is due to confirm your reservation. Full refunds are possible if the reservation is cancelled in writing at least 60 days before the arrival date.  75% of the entire payment amount, including all taxes and fees, is refundable for cancellations made in writing more than 30 days but less then 60 days before the arrival date. No refunds are possible for cancellations made less than 30 days before the arrival date. The owner will consider alternate stay dates requested in writing 30 days or more before the arrival date, as based on availability, seasonality and at the full discretion of the property owner. No refunds or modifications are possible if made or requested less than 30 days before the arrival date. Contact the property owner regarding serious documented emergencies.

PROPERTY RULES & TERMS AND CONDITIONS

Below please find the Property Rules and Terms and Conditions of Booking, as well as useful information. 

Guests are bound by all of the below:

PROPERTY RULES

& PROPERTY TERMS AND CONDITIONS (See Below)

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I. PROPERTY RULES

General Courteousness: High Meadows Estate and the Property Manager try to promote a flexible and easy-going attitude towards our guests and one another. We encourage guests who share common spaces or who are in proximity to approach one another in a friendly and courteous nature, and to define and resolve any areas of concern or mutual interest. The Property Manager is available to help settle disputes or issues. Her contact information is found in this section. All on-line travel agency (OTA) Guidelines, Rules and Contracts also apply, per the terms of your booking. Call the Property Manager if you are unsure about a particular issue. Always call 911 in case of an imminent or life-threatening emergency. 

The following Property Rules have been designed to maximize the guest experience and keep everyone safe and happy. We hope you enjoy your stay ! 

1. CHECK IN & CHECK OUT:  Check-in begins at 4:00 on the first day of rental. Check out is 11:00 am on the morning following the last night of rental. We make every effort to accommodate early arrivals and late departures based on availability and with prior approval of the Property Manager. Don’t hesitate to reach out and ask the Property Manager Liz on (540)-664-7381. 

Check-in and out is self-managed. A lock-box is attached to the entry door of each property. The code will be emailed to you three days before arrival. The Property Manager does not greet guests, but is available by text or phone to assist. Please text upon arrival and departure to let us know all is well.

2. KEYS: Two sets of keys accompany each property. Please leave all doors locked when departing and ensure that one set of keys is left inside on the hangers provided and one placed back in the lockbox. A service fee of $75 applies if you are locked out and need to call the Property Manager to gain entry and/or for replacing lost or missing keys. 

3. EXTENDING YOUR STAY: After you have booked your stay with us, you can extend your stay (based on availability) by simply requesting before you arrive. If you are already staying with us and you would like to stay longer, please let us know at least 24 hours before your check- out date. We will do our best to accommodate your new plans. Text or call the Property Manager to inquire.

4. ISSUES BEFORE, DURING OR AFTER THE STAY: If you encounter an issue before, during or after the stay, you must contact us on the number provided to you immediately so that we can attempt to fix it. It is unlikely that compensation will be considered unless we have been afforded the opportunity to remedy any issue. We will do our best to provide attention for any issue but cannot guarantee a fix during your stay. 

5. CODE OF CONDUCT: We have never had a problem in the past, and have the highest regard for our guests. However, to ensure everyone’s safety and well-being, we do reserve the right to terminate a booking early and without refund for disturbance, aggressive or unruly behavior, excessive noise and/or not respecting Property Rules and Terms and Conditions. 

6. CHILDREN AND MINORS: As a fundamental understanding of your booking, all children and minors are the complete responsibility of their parents or designated guardians while at Highmeadows, and must be accompanied by same for 100% and the entire duration of your stay. Any potential guest who cannot abide by these rules should not book as we cannot take responsibility for injury to children/minors caused by lack of oversight by parents and guardians.   

7. FAIR WARNING: This is a large country mountainous property and has many potential dangers for children and minors, including but not limited to: derelict barns, unsecured stone walls, tree branches, farm equipment and vehicles, sharp farm implements (such as axes, hoes and rakes), water troughs.  There are also other dangers, such as wildlife (snakes, spiders, raccoons, etc), perils of getting lost, low second story widows, and others. Children and minors must be managed and supervised by their guardians the entire time they are on the premises. 

8. OFF-LIMITS AREAS: All barns, garages, outbuildings and other tenant buildings not rented by you are strictly off limits. They are marked with no-trespassing signs that should be respected at all times. While the grounds are to be enjoyed by all, to ensure safety and privacy, guests are prohibited from climbing rock walls or trees, and approaching buildings or structures not rented by themselves. Please respect the privacy of others on the property. 

9. FIREARMS POLICY: Absolutely no firearms or other weapons.

10. NOISE: No loud outside noise or music after 10 pm. Please keep respectful of neighbors at all times. Thank you.

11. SMOKING: Indoor smoking is strictly prohibited. Additional cleaning fees will be charged at the discretion of the Property Manager if ANY evidence of indoor smoking is found. Please do not leave cigarette butts around the property or at the fire pit.

12. GATHERINGS: Gatherings beyond the number of resident guests are not permitted without prior permission of the Property Manager. Please inquire when booking if you are interested in a gathering. 

13. GROUNDS KEEPING: During your stay, staff may stop by periodically to mow, water plants and generally maintain the property but will not enter the house while it is rented except in an emergency. If staff need to gain access inside, they will make every effort to text ahead. If staff must enter without prior knowledge of the tenants, they will knock loudly and announce themselves. This is a very unlikely scenario. Groundskeeping occurs regularly at Highmeadows Estate as it is a large property. Every effort will be made to minimize impact on guests.

14. HVAC (HEAT AND AIRCON): The downstairs thermostat is located in the dining room and controls the oil furnace (heat). Please set it to 60 degrees heat in cooler seasons on departure. Recommend setting the thermostat at 70 degrees  heat max in cooler seasons. The upstairs hallway thermostat controls cooling / air conditioning. Please set it to 69 lowest cooling mode in summer and back to 75 when you depart so that it will continue to dehumidify. Please close and lock windows when HVAC is on to conserve fuel. 

15. GRILLING: All unit are equipped with a gas grill during spring, summer, and fall. They are stored in wintertime. If you would like to use the grill off-season, let us know and we will try to bring it out of storage. PLEASE make sure that the gas canister is shut after each use by turning the knob tightly to the right.

16. PARKING: 

• Manor House guests: please park by the Main House on the right side of the house; there is space for 4-6 cars. Please do not block the driveway so others may enter                                                  and exit freely. 

• Country French Cottage guests: please park in front of the two-story barn.

• Old Schoolhouse guests: please park in the space provided. Park in front of the barn for additional cars but please also be cognizant not to block anyone in. 

Note: The garage and barns are reserved for the owner and equipment for maintaining the property. 

17. WIFI: High-speed unlimited WIFI is provided in each unit at Highmeadows:

• Manor House: via EarthLink, username and password are posted by the front door.

• Country French Cottage and Old Schoolhouse: Unlimited data 5G cell towers are provided via T-Mobile home internet towers. Wifi instructions (username and password) are taped to the top of each unit.

18. SMART TELEVISIONS & OTHER ELECTRONICS:  Please use the WiFi and Roku system provided in Manor House. For all units, the television is a smart-TV for use with your own Amazon, Netflix or other account to access movies and television. Don’t forget to log out before departure. Wireless speakers are provided for your use. There are hairdryers in all of the bathrooms. 

19. LAUNDRY: 

• Manor House: a washing machine and dryer, detergents and dryer sheets are provided. They are in the closet at the top of the stairs across from the bedroom behind the double french doors. 

• Old Schoolhouse and the Country French Cottage: share a washer/dryer in the basement of the Country French Cottage. Old Schoolhouse guests may access it via the back door of the Country French Cottage. We simply ask that you let us know ahead of time if / when you need it so we can alert the guests at the other unit ahead of time. Thank you. 

20. COFFEE: Each unit contains a Kurig coffee-maker, pods, creamer, sugar, and flavored syrups. We also provide different coffee options such as flavored coffees and teas. The Manor House also has a French press, a drip coffee maker, and a cappuccino maker. We hope you enjoy!

21. KITCHEN: A fully equipped kitchen and spices are provided, as well a fun collection of cookbooks. We hope you enjoy cooking as much as we do.

22. TELEPHONE: AT&T works well, Verizon and other service providers can be a challenge, so please enable wireless calling via the EarthLink (Manor House) or T-mobile (French Cottage and Old Schoolhouse) connections and you will have no trouble making calls. A land line is also provided at the Manor House and the number is: (540) 554-8430.

23. LINENS, TOWELS AND CLEANING SUPPLIES: For all of the properties, we provide nice quality bedding and linens and cleaning supplies. Please DO NOT use towels or linens for cleaning pets, floors or dirt. Cleaning cloths are provided in the kitchen area, or please bring dog towels for your pets. We provide all cleaning supplies, paper towels, etc…

24. TOILETRIES: Toiletries are provided for the convenience of guests, including body wash, shampoo, conditioner, bath salts, and travel size toothpaste, toothbrush, razor and shaving cream for persons who forgot theirs. 

25. PETS AND THEIR CARE: All properties allow pets with prior approval from the Property Manager. No venomous creatures. No aggressive pets. No pets with past history of biting or attacking. A $60 supplemental cleaning fee is chargeable for guests with pets. The refundable damage deposit taken upon reservation shall be used to cover any pet damage or excessive dirtying, such as to towels, carpets, bedding and linens.

Please:

• All pets must be leashed when other people or pets are around.

• Manage pets the entire time they are on the property. You must accompany your pet when it is outside in order to ensure the safety of other guests and THEIR pets. While there is room to roam at High Meadows, this must be done in a managed capacity wherein any pet who is aggressive or potentially aggressive MUST be kept on a leash when there is ANY POTENTIAL danger that the pet will act aggressively toward a human or other pet on the property. 

• Take care that your pet doesn’t wander as there is a good chance s/he will get lost, and/or wander onto the main road endangering him/her and drivers. 

• This is a mountain with wildlife around. Please don’t leave pet food or any food outside which might attract wildlife. Please ensure your pet has all requisite vaccinations. Be mindful of snakes and other critters in the warm months.

• Please scoop your dog’s poop if it is in proximity to any of the buildings. If you are walking your dogs down the fields, no worries. Please make sure to scoop poop if you’re staying in the Country French Cottage and let them into the back fenced off area, so the next tenant has a clean yard to enjoy.

• When inside the properties, please manage your pets carefully to prevent damage to the property (chewing, clawing, toilet, etc), and the furniture and bedding/linens. Any pet damage will be billed to the guest. Please be cognizant that the linens, couches, bedding, etc are all a high standard and are a light color. If you need, don’t hesitate to cover couches and bedding with the dog sheets provided to ensure they remain clean. 

• Please keep all pets off of beds and couches at all times. Please also make sure they don’t scratch doors and floors. Please don’t use the linens provided for your pet either as bedding or to clean up after them. Please bring any needed cleaning supplies / pet bedding / linens for washing after baths or outside dirty paws. Please clean your pets if they are muddy before entering the properties to preserve the wood floors and furniture. Thank you.

26. FIRE ALARMS & OIL FURNACE EMERGENCIES: There are SMOKE DETECTORS wired in from the basement to the attic and carbon monoxide / gas detectors in the kitchen. 

• WARNING: IF THE FIRE DETECTORS EVER GO OFF AND THE BASEMENT SEEMS SMOKEY, THE EMERGENCY OIL / FUEL CUT OFF SWITCH FOR THE OIL FURNACE IS LOCATED AT THE TOP LEFT OF THE BASEMENT STAIRS NEAR THE KITCHEN. UNHOOK THE DOOR CHAIN AND LOOK LEFT TO THE RED SWITCH COVER LABELED “EMERGENCY CUT OFF”. TURN THE EMERGENCY CUT OFF SWITCH TO OFF POSITION AND CALL IMMEDIATELY IF YOU EVER NOTICE SMOKE FROM THE BASEMENT. CALL 911 IF YOU SUSPECT FIRE OR OTHER EMERGENCY. 

• THE KITCHEN IS ALSO EQUIPPED WITH A GAS AND CARBON MONOXIDE DETECTOR.  IF IT GOES OFF CHECK THE GAS KNOBS ON THE STOVETOP, OPEN ALL DOORS, EXIT THE BUILDINGS AND CALL 911 / HELP IMMEDIATELY.

• THE KITCHEN FIRE ALARM IS VERY SENSITIVE. WHEN USING THE OVEN MAKE SURE NOT TO LEAVE THE DOOR OPEN TOO LONG OR IT MIGHT SET OFF THE FIRE ALARM. IF THAT HAPPENS CLOSE THE OVEN DOOR AND PRESS THE RESET BUTTON ON THE FIRE ALARM. NEVER DISABLE ANY FIRE, SMOKE OR GAS ALARMS.

27. INDOOR FIRES: The Main House, The Country French Cottage and The Old Schoolhouse all have indoor fires, including wood burning stoves and gas fireplace. Rules for indoor fires are: 

• NEVER leave a fire unattended.
• NEVER let children play around a fire or wood burning stove.
• Make sure nothing touches the wood burning stove as it gets very hot once going. Don’t use it if small children are staying at the property. 
• Make sure all fuels, incendiary devices, and flammable objects including wood, papers, and propane lighter canisters are well away from the wood burning stoves and fireplaces. 
• NEVER throw live or dead ashes outside, into the trash or cans, or anywhere as they will start a fire; embers that seem dead can relight after time. Leave all ashes in the stoves to die with the stove doors closed.We will clean them at the end of your stay. 
• Ensure the stove doors are closed after lighting a fire, when going to sleep and when leaving the property. Make sure the fire door and bottom vent doors are firmly locked once a fire is started or embers can spill to the wood floor and cause a fire. 
• Kindling and chopped wood is provided. Please only use the wood provided for your stay. 
• The gas fireplace in the Manor House living room has a remote control and an emergency gas cut off switch to the right of the fire. Turn it 90 degrees to the line to shut it. If it is shut on arrival, call the Property Manager to relight the pilot. If you smell gas, cut the supply by turning the labeled gas cut off 90 degrees to the line. 

28. OUTDOOR FIRES: The Main House, The Country French Cottage and The Old Schoolhouse all have fire pits. Rules for outdoor fires are: 

• NEVER light a fire when it’s overly-windy. You must always ask the Property Manager (Liz at 540-664-7381) before starting an outdoor fire. There are regulations on the mountain about when you can and cannot light outdoor fires. 
• A hose must always be in proximity to the fire. Winds kick up at night making some nighttime fires unsafe. 
• NEVER leave a fire unattended,
• NEVER let children play around a fire and NEVER cleave children unattended around a fire.
• Stay well away from the edge of the fire pit.
• Make sure all fuels, incendiary devices, and flammable objects including wood, papers, and propane lighter canisters are well away from an active fire. 
• All outdoor fires must be accompanied at all times and be COMPLETELY DOUSED before leaving them or retiring for the evening. You CANNOT leave a live fire alone outside or inside.
• Never throw any kind of fuel onto a fire, or use it as a starter. Only start outdoor fires in the designated fire pits. 

Additional Fire Pit Guidelines:

• Manor House & Country French Cottage: A hose is provided leading from the right side of the Manor House and from the left side of the Country French Cottage. Hoses should ALWAYS be brought to the fire pit when the fire pit is in use. When departing the fire pits, please make sure the hose bib is turned off at the main (rock foundation wall next to back staircase for the Manor House, and left side of the Country French Cottage) as opposed to just the nozzle - the connection at the nozzle leaks and, if left on, may drain the entire property’s well over time. The hose mains should be shut after every use or you will loose water pressure during your stay. There is also a small fire pit on the back stone porch of the Manor House. Please don’t move it. Make sure to keep it covered with the screen provided. 

• Old Schoolhouse: There is a small fire pit on the back deck of the Manor House. Please don’t move it. Make sure to keep it covered with the screen provided. 

29. CHECK-OUT AND DEPARTURE CLEANING INSTRUCTIONS: Standard and thorough cleaning is covered by the cleaning fee, however, if excessive cleaning is required over and above what Property Manager considers to be normal, the guest will be charged for the additional cleaning.

When departing, we would appreciate if you would leave:

·       dirty dishes in the dishwasher and start it before departure. 

·       coffee machine is clean. 

·       oven and stovetop wiped. Please don’t use the stove self-clean function. 

·       beds “as is” on departure, no need to strip.

·       dirty towels on bath floors or in tub.

·       floors in reasonable condition.

·       patios and decks cleaned of trash.

·       countertops wiped.

·       dog poop scooped and thrown into the garbage in a sealed bag. 

·       kitchen and bathroom trash in the cans provided at the top of the driveway. 

·       yard free of trash.

·       leave fireplace embers in the wood stove to cool. 

·       doors to all wood burning stoves closed and locked; ensure no live embers are on the wood floor. 

·       any and all candles are blown out.  Double check please.

·       the gas grill covered and the gas canister under the grill turned off (righty tighty). 

·       thermostat to 65 heat or 75 air con, depending on the season. 

·       key back in the lockbox. 

·       trash at the top of the driveway in the wooden bear-proof boxes

·       If you have caused any accidental damage, please let us know and we will invoice you separately.

30. RECOMMENDATIONS FOR LOCAL ATTRACTIONS: See the website: Visitloudoun.org, or the Attraction tab on the web-site. Both have everything you need to know about the area. We also provide tourist information in each unit. 

31. DRIVING INSTRUCTIONS: Take Rte 7 west from Washington D.C., or Rte 267 (Dulles Toll Road) west to Rte 7 west. Go past Leesburg, Purcellville and Bluemont. Upon passing Bluemont you will begin to crest the Blueridge. At the top of the crest you will see Blueridge Mountain Road (Rte 601) and a blinking warning signal. Take a left at that intersection, go up 1.2 miles and you will see the entrance gates on your right across from Heart Trouble Lane. If you reach FEMA you’ve gone too far by about 2 miles.

32. WHAT TO WEAR: The “Mountain” is 5-8 degrees cooler than Purcellville and sometimes 10 degrees cooler than Washington D.C. Pack extra. Bring lots of walking shoes, poles and outdoor wear and clothes to wear around the bonfire. If you want to play in the gardens, you’re welcome :-) ... bring muck shoes. Bring a raincoat, snow clothes and boots, etc ... it’s not called Mt. Weather for nothing. Remember you’re in a rural environment, protect against ticks and if walking in the woods, snakes. Be careful of ticks and snakes in woodpiles, rock walls and long grass in particular. 

33. CONTACTS: 

Property Manager:                                       Liz: (540)-664-7381

Non Life-threatening Emergency:          If Liz is unavailable (703)-629-9642

Police, Fire & Ambulance:                         911

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II. BOOKING 

TERMS AND CONDITIONS:

GENERAL POLICIES, CONCEPTS & COURTEOUSNESS:

• High Meadows Estate and the property management team try to promote a flexible and easy-going attitude towards our guests and one another. We encourage guests who share common spaces or who are in proximity to approach one another in a friendly and courteous nature, and to define and resolve any areas of concern or mutual interest. 

• The Property Manager is available to help settle disputes or issues. Call the Property Manager, Liz at (540)-664-7381if you are unsure about a particular issue. Always call 911 in case of an imminent or life-threatening emergency. 

• All On-line Travel Agency (OTA) (such as: AirBnB, VRBO, Bookings.com, Expedia and other) Guidelines, Rules and Contracts also apply, per the terms of your booking. 

BOOKINGS, DEPOSITS & CANCELLATIONS:

• 100% payment is due at the time of reservation.  Your booking will not be complete until full payment is received, and your booking has been confirmed. Accommodation will be confirmed once payment is received in full via the Cloudbeds platform, other on-line travel agency (OTA) platforms or if paid directly via PayPal, Venmo, Zelle or other method. 

• Your payment is your acceptance of the Terms and Conditions and Property Rules.

• A $500 refundable damage deposit will be withheld at the time of booking. 

• Full refunds are possible if the reservation is cancelled in writing at least 60 days before the arrival date. 

• 75% of the entire payment amount, including all taxes and fees, is refundable for cancellations made in writing more than 30 days but less then 60 days before the arrival date. 

• No refunds are possible for cancellations made less than 30 days before the arrival date. 

• The owner will consider alternate stay dates requested in writing 30 days or more before the arrival date, as based on availability, seasonality and at the full discretion of the property owner.

• No refunds or modifications are possible if made or requested less than 30 days before the arrival date. Contact the property owner regarding serious documented emergencies.

• If booked via a third-party booking website (such as: AirBnB, Expedia, VRBO, Bookings.com or other) the cancellation policy of the third-party website, on-line travel agency (OTA), or booking engine will apply without exception. Please ensure you understand the cancellation policy that applies to your booking.  Upon cancellation, if within the cancellation policy’s timeframe, the guest will receive their set refund minus any processing fees. 

• Once the booking has been paid in full, a booking confirmation e-mail will be sent to you immediately. Check-in instructions will be sent to you by email three days prior to arrival. 

• The minimum age for booking is 30 years. Exceptions must be approved in advance by the Property Manager in writing. A valid photo ID is required upon check-in. When booking, keep maximum occupancy rules in mind: eight for the Manor House, four for the Country French Cottage and two for The Old Schoolhouse. Children under two are not included in this calculation.

• LONG-TERM BOOKINGS: A booking of 30 days or more is considered a long-term booking and requires a different contract.  Please contact the Property Manager if you are interested in a long-term booking.

DAMAGE DEPOSIT & EXTRA FEES: 

• The High Meadows Estates, LLC Property Manager inspects each accommodation and inventories its contents between each reservation. You are financially responsible for all damage and loss to the property and its contents from the date and time of check-in to the date and time of check-out. 

• If you cause damage to the property, furniture, or furnishings, this must be reported to the Property Manager.  By accepting our Terms and Conditions and this agreement you agree that any damages caused by you and/or your accompanying party will be deducted from your damage deposit or charged to your credit card, and that you will also be liable for any excess damages. 

• Please note, immediate notification of breakages in or issues with the property is expected. The Property Manager can then take any necessary action to resolve any issues and make sure all the equipment and facilities are working and provided as expected.  Pre-existing damages or room issues must be reported to the Property manager immediately after check-in to avoid responsibility and potential charges. 

SUBSTITUTION OF PROPERTY: We reserve the right to offer guests alternate accommodation of a similar standard, as available, at our discretion if the booked property becomes unavailable. In this unlikely event, we will notify you as soon as possible and make every reasonable effort to ensure you are satisfied. We cannot guarantee accommodation and, should an alternative not be found, you will be refunded. 

ATTENDANCE AT PROPERTY: We respect guests’ privacy but do reserve the right to enter the property at any time to protect and/or undertake maintenance of the property. We will provide notice to the guests wherever possible. 

LIMITED LIABILITY: To the maximum extent permitted by law, in no case shall High Meadows Estate LLC, nor its affiliates, officers, directors, employees, agents or property owners be liable for any indirect, incidental, consequential, special or exemplary damages or for any damages for death, personal or bodily injury, emotional distress or damage to property, arising out of or in connection with your stay. This limitation applies to all claims for damages including negligence even if High Meadows Estate LLC (et all - see above) have been advised of the possibility of such. 

GUEST PROPERTY: Guests are solely responsible for their belongings whilst staying at the property and are required to take the usual steps to prevent any property loss, including locking premises and vehicles when not attended. We reserve the right to charge a $25 fee to collect lost property. If not claimed within 30 days, unclaimed items will be donated to charity. Guests must be responsible for their own property. We cannot be held responsible for forces of nature which result in damages or loss to guest property. We may be able to post lost property for an agreed charge. 

INDEMNITY & LIABILITY: The Guest is responsible for their own travel/health insurance. High Meadows Estate LLC, nor its affiliates, officers, directors, employees, agents or property owners shall not be held responsible in any way for accidental injury, death, or damage/loss to personal effects of the Guest.  The Guest is responsible for all damages, excluding wear and tear, including those which exceed the deposit amount. By confirming this booking upon payment, the Guest and Manager agree to all the terms and conditions in this agreement. Guest agrees to and shall indemnify and hold harmless High Meadows Estate LLC, its affiliates, officers, directors, employees, agents or property owners from any expenses, losses, liabilities, damages, judgments, settlements and costs (collectively, “damages”) involved with or related to the booking and Guests stay at the accommodation (including, without limitation, reasonable attorneys’ fees and the advancement of same) with respect to any claims, law suits, arbitrations, or other causes of action, which result, directly or indirectly, from Guest’s booking.

FORCE MAJEURE: High Meadows Estate LLC, nor its affiliates, officers, directors, employees, agents or property owners shall be liable for any delay or failure to perform resulting from causes outside their reasonable control, including acts of God, natural disasters, war, terrorism, riots, embargos, acts of civil or military authorities, fire, floods, accidents, pandemics, epidemics or disease, strikes, or shortages of transportation facilities, fuel, energy, labor or materials. If, due to such circumstances High Meadows Estate LLC is unable to honor this agreement or honor the booking, the booking amount shall be fully refunded minus the credit card fee incurred during payment. 

DISPUTE RESOLUTION AND ARBITRATION AGREEMENT: Guest and High Meadows Estate LLC mutually agree that any dispute, claim, or controversy arising out of or relating to the Guest’s booking, Guest’s use of the accommodations, Terms and Conditions or the Property Rules or the applicability, breach, termination, validity, enforcement, or interpretation thereof or this agreement to arbitrate (collectively, “Disputes”) will be settled by binding individual arbitration (the “Arbitration Agreement”). Guest agrees to give High Meadows Estate LLC written notice of any dispute 30-days prior to initiating a claim for arbitration, if the dispute cannot be resolved then the Guest may assert a claim for arbitration. The arbitration will be administered by AAA in accordance with the Consumer Arbitration Rules and/or other AAA arbitration rules determined to be applicable by the AAA (the “AAA Rules”) then in effect, except as modified here. The AAA Rules are available at www.adr.org. In order to initiate arbitration, a completed written demand (available at www.adr.org) must be filed with the AAA and provided to the other party, as specified in the AAA rules. Arbitration fees and the parties’ share of arbitrator compensation shall be governed by the AAA Rules and, where appropriate, limited by the AAA Consumer Rules. Either party may make a request that the arbitrator award attorneys’ fees and costs upon proving that the other party has asserted a claim, cross-claim, or defense that is groundless in fact or law, brought in bad faith or for the purpose of harassment, or is otherwise frivolous, as allowed by applicable law and the AAA Rules. The arbitrator’s decision will include the essential findings and conclusions upon which the arbitrator based the award. The arbitrator may award any relief allowed by law or the AAA Rules, but declaratory or injunctive relief may be awarded only on an individual basis and only to the extent necessary to provide relief warranted by the claimant’s individual claim.

TERMINATION BY HIGH MEADOWS ESTATE LLC: High Meadows Estate LLC reserves the right to cancel any booking, at any time, with or without notice, for any conduct that Owner, in Owner’s sole discretion, determines to be in violation of this Agreement, laws or regulations, or is otherwise harmful to another Guest or other third-party interests. Guest agrees that any violation of the Terms and Conditions or Property Rules may result in (a) cancellation of Guest’s reservation or purchase, (b) forfeiture of any monies paid for the reservation, and (c) additional charges to the Guest for damages. Please Note: Immediate termination of the rental agreement by the High Meadows Estate LLC is possible if: 

• More guests stay in the property than agreed and confirmed in the booking.
• An unauthorized gathering is held without prior-approval of the High Meadows Estate LLC.
• Excessive noise is made, particularly in evening hours, or if guests are otherwise unruly, or the police are called because of guest behavior.
• Sub-letting the property you have rented (or giving it to other people). The number of people residing in the property should be the same as and confined to those persons confirmed in the booking. 
• A pet has attacked, bitten or acted aggressively towards anyone on the property.  Pets must be leashed at all times.
• Damage to any High Meadows Estate, LLC personal property 
• Criminal Conduct of any kind
• Trespass onto unauthorized areas (including but not limited to any barn, pond, or adjacent property)

ENTIRE AGREEMENT & SEVERABILITY: This agreement and the Booking constitutes the entire agreement, and it supersedes all prior or contemporaneous communications and proposals, whether electronic, oral, or written. If any provision shall be unlawful, void, or for any reason unenforceable, then that provision shall be deemed severable and shall not affect the validity and enforceability of any remaining provisions.

STATUTE OF LIMITATIONS: Guest agrees that regardless of any statute or law to the contrary, any claim or cause of action against High Meadows Estate LLC, nor its affiliates, officers, directors, employees, agents or property owners from by the Guest, or any invitee of the Guest to the accommodations, arising from or relating to the use of the accommodations booked by the Guest, must be filed within one (1) year after such use of the accommodations or cause of action arose otherwise such claim or cause of action will be permanently barred.

EXCLUSIVE VENUE AND GOVERNING LAW: The Guest and the High Meadows Estate, LLC, hereby irrevocably and unconditionally consent and submit to the exclusive jurisdiction of the Commonwealth of Virginia for any such controversy. This Agreement will be governed by and construed in accordance with the laws of the Commonwealth of Virginia, without giving effect to its conflict of laws provisions or the laws of your state or foreign country. 

NO WAIVER: High Meadows Estate, LLC’s failure to enforce any right or provision will not constitute a waiver of such right or provision unless acknowledged and agreed to by High Meadows Estate, LLC in writing. No waiver of any right or provision shall be deemed a further or continuing waiver of such term or any other term.