BAYDREAM BELIEVER
VACATION RENTAL LODGING AGREEMENT
Property: Baydream Believer
Address: 8718 Bozman Neavitt Road, St. Michaels, MD 21663
Occupancy: Maximum 8 guests | 4 parking spaces | 5 bedrooms | 4 full bathrooms
Stay Details: Check-in after 3:00 PM | Check-out before 10:00 AM | Linens and Wi-Fi included
Important: By booking, accessing, or occupying the Property, guests acknowledge that they have read, understood, and agree to these terms and all addenda incorporated herein.
SECTION 1 - OCCUPANCY REQUIREMENTS
All guests staying at the Property must comply with the occupancy requirements of this Agreement. The primary booking guest must be present for the entire duration of the stay and is responsible for all occupants. Maximum occupancy is 8 persons. The primary booking guest is required to provide valid government-issued photo identification, such as a driver’s license or passport, as a condition of this Agreement.
SECTION 2 - RULES AND REGULATIONS (TALBOT COUNTY, MD)
In accordance with Talbot County Code, Section 190-20L, this property is licensed for short-term rental and all occupants are required to comply with the following rules and regulations.
1. Licensing Compliance. Use of this property is subject to the short-term rental operating guidelines and license requirements of the Talbot County Code.
2. Health & Sanitation Compliance. This rental complies with COMAR 26.04.02 (On-Site Sewage Disposal) and COMAR 26.04.04 (Water Supply).
3. Dwelling Use. Short-term rental is limited to the primary or accessory dwelling unit as applicable, but not both simultaneously.
4. Safety Standards. This property complies with International Residential Building Code Sections R310, R311, and R314. Fire extinguishers are provided in the kitchen and where flammable materials are stored.
5. Maximum Occupancy. The maximum number of occupants permitted on-site at any time is 8 persons.
6. Minimum Stay. A minimum stay of three (3) nights is required.
7. Parking. All guest vehicles must use off-street parking spaces provided. On-street parking is not permitted.
8. No Subleasing. Subleasing or reassignment of this Agreement is strictly prohibited.
9. No Special Events. This property may not be used for weddings, receptions, banquets, corporate retreats, fundraisers, or similar events that would exceed the maximum occupancy.
10. No Pets. Pets of any kind are not permitted on the property.
11. Noise. All guests must comply with Talbot County noise ordinances at all times.
12. No Fireworks. The use or possession of fireworks is strictly prohibited.
13. No Firearms or Hunting. The possession of firearms and hunting of any kind on the property is strictly prohibited.
14. Copy of Agreement On-Site. A copy of this Agreement must be available on-site at all times and made available to Code Enforcement Officers upon request.
15. Property Boundaries. Occupants must respect all property boundary lines and the private property rights of adjoining landowners.
16. Private Road Access. Do not exceed 15 MPH on private roads or 10 MPH on gravel roads. Leave the road only in emergencies. Yield patiently on single-lane roads.
17. Critical Area Overlay (CAO) District. This property is within the Critical Area Overlay District. Do not disturb, cut, or clear any trees, shrubs, or natural vegetation without prior written approval from Talbot County Planning and Zoning (410-770-8030).
SECTION 3 - TERMS AND CONDITIONS
1. Nature of Agreement. This Lodging Agreement grants a revocable, non-transferable license for short-term lodging at Baydream Believer, 8718 Bozman Neavitt Road, St. Michaels, MD 21663. This Agreement does not create a landlord-tenant relationship. Acceptance of the booking and occupancy of the Property are subject to these terms and conditions.
2. Occupancy Rules. Owner rents exclusively to family groups. Maximum occupancy is 8 persons. The primary booking guest must personally check in and remain present and responsible for all occupants throughout the stay. Children under 12 must not be left without adult supervision. Mobile units such as campers or tents may not be used on the Property. Violation of occupancy rules may result in cancellation without refund.
3. Owner Availability. The Owner is available 24/7 for concerns or emergencies.
4. Check-In and Check-Out Times. Check-In is after 3:00 PM. Check-Out is before 10:00 AM. A $500.00 late check-out fee applies. Guests with boat trailers must contact Owner in advance. Cleaning personnel may be on-site until 6:30 PM on check-in day.
5. Check-In Procedures. Baydream Believer is a direct check-in property. Full payment and acceptance of these terms are required prior to arrival. Access codes are provided at check-in time. A $25.00 fee applies for keys not returned to the lockbox.
6. Text Message Consent. By providing a cell phone number, guests consent to receiving text messages from Baydream Believer. Standard message and data rates may apply.
7. Payments and Credit Card Authorization. Guests must maintain a valid credit card on file. Guests accept liability for all rental charges and any damages beyond normal wear and tear. All credit card transactions are final. Pre-existing damage must be reported to Owner at baypartnersllc@yahoo.com on the day of check-in.
8. Taxes and Returned Checks. If applicable taxes at time of occupancy exceed those at booking, guests are responsible for the difference. A $30.00 fee applies for returned checks.
9. Linens. Linens and bath towels are provided and beds will be made for arrival. Pool towels are not provided. Multi-week reservations do not automatically include mid-stay linen changes. Guests will be charged for missing or damaged linens.
10. Cleaning and Property Condition. Guests must leave the Property in substantially the same condition as found. Prior to check-out: wash and put away all dishes; set heat to 55°F (winter) or AC to 73°F (summer); bag and tie all trash in outdoor bins; empty and wipe the refrigerator; turn off all lights; lock all doors and windows; return all furniture to original placement. Additional cleaning fees may be charged if not completed.
11. Grounds for Eviction. Violation of this Agreement including subleasing, nuisance behavior, bringing pets, exceeding occupancy, property destruction, or illegal activity may result in immediate eviction and forfeiture of all rent. A $2,000.00 fee plus damages will be assessed for unauthorized events. The Property is regularly monitored.
12. Property Availability. If the Property is damaged through no fault of the guest and becomes uninhabitable, rent will be prorated. If ownership changes prior to the stay, the reservation is not guaranteed.
13. Amenities. Guests supply starter detergents, paper products, trash bags, and food. No warranties are made as to amenity availability. No refunds for appliance or amenity malfunction. Use of outdoor recreational equipment is subject to Addendum B.
14. No Smoking or Vaping. The Property is entirely smoke-free and vape-free, including all indoor and outdoor areas. Violation results in immediate eviction without refund and a $2,500.00 remediation fee. Accidental Damage Protection does not cover smoke-related damage.
15. Authorized Access. Owner and authorized representatives may access the Property for inspection, maintenance, repair, or showing with reasonable advance notice. Guests may not deny access to authorized service personnel.
16. Winter Reservations. Driveway clearance in winter storms cannot be guaranteed. Outdoor BBQ grills are not guaranteed November through March.
17. No Pets. Pets of any kind are strictly prohibited.
18. Cell Service. No landline is provided. Cell service depends on carrier and location. Verizon currently has the strongest signal in this area. Guests assume all safety risks related to limited telephone availability.
19. Boat Launch. The Maryland DNR prohibits launching powered watercraft from private property without a permitted boat ramp. Please use public ramps.
20. Docks. Guests should exercise caution on docks at all times. Surfaces may be slippery when wet. Maximum one (1) boat may be moored without prior written authorization. Guests assume full responsibility for any injury or damage resulting from mooring or vessel operations. Jumping or diving from docks is strictly prohibited. Swimming in open water is at guest’s own risk.
21. Trash Removal. Trash pickup occurs early Tuesday mornings. All trash must be bagged and tied in outdoor bins with lids securely closed. A fee will be charged for improperly bagged trash.
22. Grills. Grills must not be moved or brought indoors. Grills are not serviced as part of standard turnover cleaning.
23. Water Activity Noise. The Property is near water and may experience noise from nearby water activities. No refunds will be issued on this basis.
24. Accidental Damage Deposit. A damage deposit is required. Guests are responsible for all damages exceeding the deposit amount. Determination of damages is at Owner’s sole discretion.
25. Entire Agreement. This Agreement constitutes the entire agreement between the parties. No oral representations or prior agreements are binding. Modifications must be in writing and signed by both parties. Electronic and facsimile signatures are equivalent to originals.
26. Refunds and Rebates. No refunds if guests refuse occupancy. No refunds for furnishing complaints, appliance malfunctions, construction nearby, special events, or pool unavailability. No refunds for epidemics or pandemics, including COVID-19, quarantines, national emergencies, governmental orders, Acts of God, or inclement weather. Travel Protection Insurance is strongly recommended.
27. COVID-19 Terms. Guests agree not to travel to the Property if exhibiting COVID-19 symptoms or if knowingly exposed. Should symptoms develop during the stay, guests agree to self-quarantine and immediately notify Owner. Owner is not liable for any COVID-19 exposure. Guests agree to indemnify and hold Owner harmless from any COVID-19-related claims.
28. Cancellation Policy.
28a. Cancellation by Owner. Owner may cancel prior to occupancy with full refund. Owner may cancel without refund for violations, intentional damage, illegal activity, or disruptive behavior. If the Property becomes uninhabitable after execution but before arrival, Owner will cancel and refund all amounts collected.
28b. Cancellation by Guest (baydreambelievers.com bookings).
Re-rented at same or higher rate: Full refund less 10% of base rent and Processing Fee.
Re-rented at lower rate: Full refund less 10% of base rent, Processing Fee, and rate difference.
Cancelled 30+ days before arrival, not re-rented: Forfeit one-third (1/3) of total rental amount plus
Processing Fee.
Cancelled fewer than 30 days before arrival, not re-rented: Forfeit full rental amount.
For third-party platform bookings, that platform’s cancellation policy applies.
SECTION 4 - ACKNOWLEDGMENT
By booking, accessing, or occupying the Property, guests acknowledge that they have read, understood, and agree to all terms and conditions of this Lodging Agreement, including the cancellation policy in Section 28.
ADDENDUM A - HOT TUB & SWIMMING POOL
Outdoor Pool: Generally open May 15 – October 1
Hot Tub: Generally available September 1 – May 15
Guests are informed that the Property includes a hot tub and/or swimming pool and agree to assume sole responsibility for safe and proper use and for the safety of all occupants.
1. Authorized Use. Only registered occupants are authorized to use the hot tub and/or pool. All use is at the guest’s own risk. Use in any illegal manner is prohibited.
2. Indemnification. Guests agree to indemnify and hold harmless Owner against all loss, damage, expense, and penalties arising from injury to any person during use of the hot tub or pool during the rental term.
3. Safety Rules and Instructions.
Never use the hot tub or pool alone.
Children must be closely supervised at all times.
Keep children and pets away while the pool/hot tub is being serviced.
Replace and secure the hot tub cover when not in use. This is required for safety.
Read and follow all safety signs posted in the home and around the pool/hot tub area.
Exercise extreme caution when entering or exiting the hot tub in cold weather. Icy surfaces can be deceptive.
Limit hot tub sessions to a maximum of 10 minutes at a time.
Never use soaps, oils, or fragrances in the hot tub or pool. This can damage equipment and disrupt chemical balance.
Do not remove the thermometer or floating chemical dispenser from the hot tub.
Always shower before and after using the hot tub or pool.
4. Electrical Hazard. Do not bring or use any electrical appliance, including phones, radios, or televisions, within 15 feet of the hot tub or pool. Risk of electric shock.
5. Health Warnings.
Persons with medical conditions including heart disease, high or low blood pressure, diabetes, or circulatory problems should consult a physician before using the hot tub.
Pregnant women or those who may be pregnant should not use the hot tub.
Alcohol and drug use in or around the hot tub or pool is strictly prohibited.
Medications that cause drowsiness or affect circulation may be unsafe in combination with hot tub use. Consult a physician.
Water temperature must not exceed 104°F. Know the signs of heat stroke and seek immediate medical attention if suspected.
If any mechanical, electrical, or chemical problem occurs, exit immediately, do not re-enter, and contact Owner at baypartnersllc@yahoo.com.
ADDENDUM B - OUTDOOR ACTIVITIES & AMENITIES
This Outdoor Activities & Amenities Addendum is incorporated into and made part of the vacation rental lodging terms for the Baydream Believer Property.
1. Defined Terms. Capitalized terms not defined herein have the meanings given in the main Lodging Agreement. All terms of the main Agreement remain in full force and effect.
2. Outdoor Amenities. Owner may, at Owner’s sole discretion, make available bicycles, pool equipment, watercraft, or other outdoor recreational equipment at no additional charge. All equipment is provided on an “as-is, where-is” basis. Owner makes no representations or warranties as to condition or performance. Guests acknowledge that use of any such equipment involves inherent risk of personal injury, serious bodily harm, or death.
3. Agreements Applicable to All Users.
Assumption of Risk. All users are aware of and understand the risks associated with outdoor activities and voluntarily choose to assume those risks and any consequences that may result.
Release of Liability. All users release Baydream Believer and its Owner, agents, contractors, and representatives (“Released Parties”) from any and all claims, demands, or causes of action arising from any damage, injury, death, or property loss resulting from participation in the activities.
Covenant Not to Sue. All users agree not to institute any legal action against the Released Parties for any injury, death, or property damage arising from participation in the activities.
Continuation of Obligations. The obligations in this Addendum remain in full force during and after the rental period and are binding upon users and their heirs, executors, and administrators.
4. Acknowledgment. Use of any outdoor amenity constitutes acknowledgment that the user has read and fully understands all provisions of this Addendum, freely chooses to assume all associated risks, and agrees to the release of the Released Parties from any liability related to the activities.
5. Governing Law. This Addendum is governed by the laws of the State of Maryland and is incorporated into and made part of the main Lodging Agreement.
Baydream Believer • 8718 Bozman Neavitt Road, St. Michaels, MD 21663 • baydreambelievers.com
