These terms apply to reservations booked directly with Buffalo Woods.
Reservations made through Airbnb or VRBO are subject to these house rules in addition to the terms and agreements of those platforms.

1. Agreement & Parties
This property is marketed under the brand Buffalo Woods.
All reservations are processed and managed by Reedy Rentals LLC (“Manager”), which acts on behalf of the property owner, Randy and Rhonda Edwards (“Owner”).
By booking, you enter into an agreement with Reedy Rentals LLC, as the authorized agent of the Owner.

2. Responsible Guest
By completing this booking, you agree to the terms below.
The booking guest (“Responsible Guest”) must:

• Be at least 25 years old
• Be present for the duration of the stay
• Accept responsibility for all guests, visitors, and any damage or violations

3. Use of Property
This property is provided for lodging accommodations only.
Maximum occupancy must not be exceeded
No parties, events, or gatherings without prior written approval
Unauthorized events may result in immediate termination of the stay without refund
Illegal activity of any kind is strictly prohibited and will result in immediate termination of the stay

4. Exterior Security Cameras
For the safety of guests and protection of the property, exterior security cameras are in use and monitor outdoor areas and entry points only.
No cameras or recording devices are located inside the home or in any private areas, including bedrooms, bathrooms, or the outdoor shower area.

5. Approved Events (If Applicable)
Small outdoor events may be permitted only with prior approval.
If approved:

• An additional event fee will apply
• Guest count limits must be followed
• Indoor access is limited (bathroom use only, unless otherwise approved)
• All event-specific terms provided at time of approval must be followed

The Responsible Guest assumes all responsibility for event attendees and agrees to hold Buffalo Woods and Reedy Rentals LLC harmless for any claims arising from the event.

6. Payments & Reservation Confirmation
Reservations are confirmed upon receipt of payment
Full payment may be required at booking depending on timing
Failure to complete payment may result in cancellation

7. Refunds and Cancellation
Short-Term Stays (27 nights or fewer)
If canceled 7 days or more before check-in, the guest will receive a full refund, minus a 3% administrative fee.
If canceled 6 days or fewer before check-in, the guest will receive a 50% refund.
If a stay is shortened after check-in, 50% of unused nights will be refunded.

Long-Term Stays (28 nights or more)
If canceled 45 days or more before check-in, the guest will receive a full refund, minus a 3% administrative fee.
If canceled 44 days or fewer before check-in, the first 30 nights are non-refundable, and any remaining unused nights will be refunded, minus a 3% administrative fee.

8. Damage & Responsibility
You agree to leave the property in good condition.
The Responsible Guest agrees to pay for:

• Damage beyond normal wear and tear
• Missing items
• Excessive cleaning
• Damage caused by guests, visitors, or pets

If damage or additional costs occur, Reedy Rentals LLC will provide documentation and an invoice. Payment is due within 5 days of receipt.
Failure to pay for damages may result in:

• Additional fees
• Referral to collections
• Legal action to recover costs

9. Liability
Use of the property and surrounding land is at your own risk.
Guests voluntarily assume all risks associated with staying on a rural property, including but not limited to uneven ground, weather conditions, insects, wildlife, farm activity nearby, and limited cell or internet service.
Reedy Rentals LLC, the Owner, their heirs, and/or assigns are not liable for:

• Injury, accidents, or illness
• Loss or damage to personal belongings
• Conditions inherent to a rural property (including uneven ground, insects, wildlife, or natural surroundings)

11. Access & Property Conditions
Check-in and check-out times must be followed unless otherwise approved
The property is cleaned between guests, but minor imperfections may occur
Amenities are provided as-is and may occasionally be unavailable
Internet service, utilities, and other amenities may be affected by weather, maintenance, or service provider issues and are not guaranteed. Outages do not constitute grounds for refunds.

12. Right to Terminate Stay
Violation of these terms may result in:

• Immediate termination of the stay
• Removal from the property
• Forfeiture of all payments

13. Agreement
By booking, you acknowledge that:
You have read and agree to these terms
You accept financial responsibility for the reservation and any damages