This Short-Term Rental Agreement (the “Agreement”) is made between Menominee LLC (“Homeowner”) and __________ (“Guest”) as of the date signed below. For good and valuable consideration, the parties agree as follows.

1.  Property

The rental property (the “Property”) is located at 26 Schoolhouse Rd, Mystic, CT 06355. The Property is furnished and includes linens, towels, and kitchen equipment. Photos and details are available at www.26schoolhouse.com.

2.  Rental Party & Occupancy

Rental Party: __________ adults and __________ children. Only the persons listed may occupy the Property overnight, and the maximum number of overnight guests is seven (7). Guest may not allow any person not listed on this Agreement to stay overnight without the Homeowner’s prior written approval. Up to six (6) additional persons may be invited for a quiet daytime gathering, but not for an overnight stay; daytime visitors must leave by 10:00 PM unless the Homeowner gives prior written approval. Guest is responsible for the conduct of all occupants, visitors, and invitees at the Property. No parties or events.

3.  Term

Arrival , check-in 4:00 PM.  Departure .  CHECK-OUT IS NO LATER THAN 11:00 AM unless the Homeowner has given prior written approval.

4.  Transient Occupancy — No Tenancy

The parties intend this Agreement to create a short-term, transient lodging arrangement and not a residential tenancy. Guest represents that the Property will not be used as Guest’s primary residence or domicile. Guest may not use the Property as a mailing address, voter-registration address, driver’s-license address, or school-enrollment address. The parties intend that the occupancy be transient within the meaning of Connecticut General Statutes § 47a-2. Nothing in this Agreement is intended to waive any right that cannot lawfully be waived.

5.  Payment

Payment method: __________. Payment schedule: Payment 1 of $ due ; Payment 2 of $ due . Make checks payable to Menominee LLC, 4624 Dogwood Lane, Murrysville, PA 15668.

Rental Fee	$
Cleaning Fee	$
Additional Fee (__________)	$
CT Room Occupancy Tax (15%)	$
Total	$
Refundable Damage Deposit	$

For reservations booked through Vrbo, applicable Connecticut taxes and platform charges are collected and remitted by Vrbo as reflected in the Vrbo booking confirmation. For direct reservations, applicable Connecticut room occupancy tax is stated separately in the payment schedule above and remitted by the Homeowner.

6.  Cancellation & Non-Refundable Terms

No refunds will be made for cancellations or early departures, because a cancellation creates a lost-booking risk that is difficult to recover on short notice. If the Property can be re-rented for the same period, a pro-rated refund may be issued at the Homeowner’s discretion. The refundable damage deposit is returned in full for cancellations. Travel insurance is recommended (e.g., www.insuremytrip.com).

7.  Security Deposit & Deductions

A refundable damage deposit of $ is due with the first payment and refunded within fourteen (14) days after check-out, less an itemized written accounting (with photographs) of any deductions for:

• Damage to the Property or furnishings.
• Excessive cleaning, including dirty dishes left uncleaned.
• Garbage not properly stored in the yellow Stonington bags in the screened box by the kitchen.
• Lost or damaged linens.
• Cleaning due to pet hair or refuse.
• Furniture, rugs, or décor that have been moved (see Section 8).
• Any reasonable, documented cost directly caused by Guest’s breach of this Agreement, negligent or intentional act, misuse of the Property, or failure to comply with the House Rules.

The Homeowner will send the itemized accounting and any remaining deposit balance to Guest’s last known email or mailing address. The security deposit is not a limit on Guest’s financial responsibility; Guest remains responsible for documented amounts that exceed the security deposit.

8.  Furniture, Décor & Restaging

The furniture, rugs, décor, and household items have been intentionally arranged for the Property’s operation, safety, appearance, and cleaning process. Guest may not move, rearrange, remove, relocate, or store any such item without the Homeowner’s prior written approval, except as necessary to address an immediate safety, accessibility, or emergency concern, of which Guest shall promptly notify the Homeowner.

If any such item is moved without approval, the Homeowner may deduct the reasonable, documented cost of restoring the Property to its standard arrangement, including additional housekeeping time, outside labor, restaging, repair, cleaning delay, and reasonable costs caused by disruption to the next reservation, including any urgent or after-hours visit and any additional workers required.

9.  Late Departure

Guest understands that the Property is cleaned and prepared for the next reservation on a fixed schedule immediately after check-out, and that the housekeeper is engaged for a limited window. A late departure can prevent a proper cleaning and delay or displace the incoming guest.

If Guest has not fully vacated by 11:00 AM, Guest will be charged $100 for each hour or partial hour of delay, up to four (4) hours. Guest is also responsible for the reasonable, documented costs directly caused by the late departure, including rescheduled housekeeping, expedited cleaning, additional staffing, and any accommodation, discount, or refund reasonably provided to an affected incoming guest. The hourly charge will be credited against any overlapping documented turnover-loss charge so that Guest is not charged twice for the same loss.

“Fully vacated” means all persons, vehicles, pets, trash, and personal belongings have left the Property and all keys and access devices have been returned as instructed. These charges may be deducted from the security deposit after an itemized accounting and are a reasonable estimate of the Homeowner’s loss, not a penalty.

10.  Holdover (Failure to Vacate)

If Guest fails or refuses to vacate the Property after the end of the rental term, Guest is responsible for the reasonable, documented losses directly caused by the holdover, including lost rental income, the cost of relocating or compensating an affected incoming guest, rescheduled housekeeping, locksmith services, outside labor, and court costs where recoverable.

For each day or partial day Guest remains in possession after the scheduled departure time, Guest will owe an additional occupancy charge equal to the applicable nightly rental rate. This charge is a reasonable estimate of the immediate loss caused by blocked turnover and re-rental, and will be credited against any overlapping lost-rent claim for the same period. The Homeowner’s remedies are financial only and pursued through lawful process.

11.  Costs, Fees & Enforcement

Guest is responsible for the reasonable, documented third-party charges directly caused by Guest’s breach, including cleaning, restaging, repairs, and locksmith services, together with losses caused by interruption of a subsequent reservation, on production of receipts. The Homeowner may use reasonably available vendors and need not delay necessary turnover, safety, or emergency work in order to obtain the lowest possible price. To the extent permitted by law, the prevailing party may recover reasonable attorney’s fees and court costs if awarded by a court.

12.  Governing Law & Venue

This Agreement is governed by the laws of the State of Connecticut. Any matter arising under it shall be brought in the state or federal courts located in Connecticut.

13.  Assumption of Risk — Waterfront, Dock, Beach & Wetlands

The Property is on the waterfront with a rocky beach and a dock available for Guest’s use. Guest acknowledges that the waterfront, dock, beach, and wetland areas involve inherent risks — including drowning, slipping, cold water, submerged rocks, changing tides and currents, unstable ground, insects, and wildlife. Guest and Guest’s party must use reasonable care and supervise children and non-swimmers at all times. Nothing in this Agreement releases the Homeowner from liability that cannot lawfully be waived.

NO DIVING. Diving from the dock or into the water is prohibited due to submerged rocks and variable water depth. Permitted dock uses are sitting, fishing, and launching kayaks or other non-motorized boats with the Homeowner’s prior permission. No jet skis or motorized watercraft.

Disclosed isolation. The Property is private, remote, and unsupervised. There is no lifeguard and no on-site staff, and emergency response times are extended. Guest is solely responsible for supervising all members of Guest’s party, including children and non-swimmers, at all times.

Wetlands & natural conditions. The Property is surrounded by wetlands — natural, unmarked, potentially hazardous terrain including soft ground, hidden water and drop-offs, insects, ticks, and wildlife. Guests and children should not enter the wetlands or wooded areas unsupervised. Tides, weather, and shoreline are variable and beyond the Homeowner’s control, and Guest assumes the risk of them.

Poison ivy & ticks. Guest acknowledges that poison ivy and ticks are known conditions on and around the Property and assumes the risk of exposure.

Wildlife. The Property is in a natural wildlife area where animals — including mink, coyotes, fox, osprey, and eagles — may be present. Guest assumes the risk of wildlife encounters and is responsible for supervising children and pets and for securing food and trash accordingly.

14.  Guest Duty to Report Hazards & Incidents

Guest shall promptly notify the Homeowner of any hazardous condition, safety concern, damage, or needed repair that Guest observes or that arises during occupancy — for example, water leakage, a loose or damaged dock board or railing, or an electrical fault — and shall not use any feature that appears unsafe until the Homeowner has addressed it. Guest shall also promptly report any injury, accident, pet incident, neighbor complaint, contact by police, or emergency-service visit at the Property. The Homeowner will respond within a reasonable time after notice. This duty does not transfer or reduce the Homeowner’s obligation to maintain the Property.

Emergency contact: 4125125639. Non-emergency contact: 4125125639 / [email protected]. For life-threatening emergencies call 911; the Property address is 26 Schoolhouse Rd, Mystic, CT 06355.

15.  House Rules (Exhibit A) — Incorporated & Acknowledged

Guest agrees to abide by the House Rules attached as Exhibit A at all times and to cause all members of the rental party and invitees to do so. Exhibit A is attached and incorporated into this Agreement.

16.  Video Surveillance Disclosure

Exterior cameras monitor the front entrance and parking area and a limited view of the waterfront/dock access. A video doorbell at the front entrance also records audio; the other cameras record video only. All devices are exterior only and do not cover any interior or private areas of the home. By occupying the Property, Guest acknowledges these devices and that audio is recorded at the front entrance.

17.  Additional Terms

Access. Except in an emergency, the Homeowner will provide reasonable notice before entering the Property for necessary repairs, maintenance, inspection, safety concerns, or to address a reported rule violation. In an emergency, or where immediate action is reasonably necessary to prevent property damage, injury, or interruption of essential services, the Homeowner may enter without prior notice.

Indemnification. Guest will indemnify and hold harmless the Homeowner from third-party claims, losses, and reasonable costs arising from the negligent, reckless, intentional, or unlawful conduct of Guest or Guest’s invitees, except to the extent caused by the Homeowner’s negligence, gross negligence, or willful misconduct.

Falsified bookings. A material misrepresentation concerning Guest’s identity, age, occupancy, or purpose of the stay is a material breach. The Homeowner may terminate the reservation and pursue financial remedies permitted by law, and Guest remains responsible for amounts properly due and documented losses caused by the breach.

Severability. If any provision is held unenforceable, the remaining provisions remain in effect.

Entire agreement. This Agreement and Exhibit A constitute the entire agreement and supersede prior agreements on this subject.

Order of precedence. This Agreement and Exhibit A (House Rules) are intended to be read together. If any conflict arises between them, this Agreement controls.

Amenities. The Homeowner will make reasonable efforts to maintain advertised amenities and essential systems. Guest must report material issues promptly; any remedy for a material outage will depend on its nature, duration, and effect on the stay.

Utility & service interruptions. Internet, television, cellular, and utility service may be interrupted by weather, carrier outages, or circumstances beyond the Homeowner’s control. The Homeowner will make reasonable efforts to restore material outages but does not guarantee uninterrupted service.

Storm / evacuation. If the Property becomes materially unsafe or uninhabitable because of storm damage, fire, flooding, mandatory evacuation, or another event beyond the Homeowner’s reasonable control, the Homeowner may cancel or terminate the reservation and will refund amounts paid for unused nights, unless Guest caused the condition.

Returned checks. Returned checks are subject to a $75 fee or actual expenses incurred.

Governmental restrictions. If government restricts the ability to rent, the Homeowner may terminate with no further liability beyond refunding unused rent.

18.  Signature

The parties agree to the terms of this Agreement as evidenced by the signatures below. The parties may sign electronically or in ink; an electronic signature has the same effect as a handwritten one.

HOMEOWNER — Menominee LLC Authorized signature Print name, Member Date

GUEST Signature Print name Date

These House Rules are part of your Short-Term Rental Agreement (the “Agreement”). By signing the Agreement and initialing below, you agree that you and everyone in your party will follow them. Charges referenced here are deducted from the security deposit as described in the Agreement.

House Rules

1. Occupancy. Maximum seven (7) overnight guests, and only those listed on the Agreement. Up to six (6) additional people may visit for a quiet daytime gathering and must leave by 10:00 PM. No parties or events.
2. No smoking. Smoking, vaping, marijuana use, and burning candles or incense are prohibited inside the home and anywhere outdoors on the Property. Evidence of smoking indoors results in a documented deep-cleaning charge deducted from the deposit.
3. No illegal activity. Illegal activity, illegal drugs, and underage drinking are prohibited at the Property.
4. Pets. No pets without the Homeowner’s prior written approval and a signed pet addendum. An unauthorized pet is a material breach; the Homeowner may require immediate removal of the pet and charge reasonable, documented cleaning, odor-remediation, flea-treatment, damage-repair, and turnover costs.
5. Quiet hours. Quiet hours are 10:00 PM to 8:00 AM. No amplified outdoor music, shouting, or noise audible beyond the Property during quiet hours. Please respect the neighbors — this is a residential, waterfront neighborhood.
6. Trash & recycling. Bag all trash in the yellow town bags and place it in the screened trash area by the back door. The yellow bags are purchased and cost $5 each — please use them for trash only; plain bags for other uses are kept in the same place. Do not leave loose garbage that could attract wildlife.
7. Fire & grills. No open flames, fireworks, or fire pits. Use only the grill or outdoor cooking equipment provided, as instructed, and never leave it unattended.
8. Waterfront, dock & beach. NO DIVING — submerged rocks and variable depth. There is no lifeguard; supervise children and non-swimmers at all times. Permitted dock uses are sitting, fishing, and launching kayaks/non-motorized boats with prior permission. No jet skis or motorized watercraft. For any life-threatening emergency call 911 (Property address: 26 Schoolhouse Rd, Mystic, CT 06355).
9. Glass containers. Glass containers are prohibited on the dock, shoreline, and beach areas.
10. Dock conditions. Do not use the dock during lightning, storms, high winds, or icy conditions, or when any board, railing, ladder, or other part appears loose, damaged, or unsafe. Report the condition to the Homeowner immediately.
11. Water safety. No swimming after consuming alcohol or other intoxicating substances. Do not use the dock or swim after dark unless the Homeowner specifically authorizes it.
12. No running or horseplay. No running, horseplay, or climbing on railings on or around the dock, shoreline, or beach.
13. Supervise children. Children must be actively supervised by a responsible adult whenever near the dock, shoreline, beach, or wetlands, and no child may be on the dock without a responsible adult physically present.
14. Keep the dock clear. Do not leave chairs, toys, coolers, fishing gear, or other items on the dock or dock walkway when not in use.
15. Wetlands, poison ivy & ticks. Do not enter the wetlands or wooded areas unsupervised — soft ground, hidden water, insects, ticks, and wildlife. Poison ivy and ticks are present.
16. Wildlife. This is a wildlife area, home to mink, coyotes, osprey, eagles, and fox. Please watch your pets carefully.
17. Report problems & incidents. Tell the Homeowner right away about any hazard, damage, injury, water leak, pet incident, neighbor complaint, police contact, or emergency-service visit, and stop using anything that seems unsafe until it is addressed.
18. Air conditioning. The bedroom air-conditioning units are for overnight use only. Running them during the day creates condensation and the potential for mould in the bedrooms. Ceiling fans in every bedroom may run at any time, and portable fans are in the hall closet and the laundry room. Damage caused by running the units against this rule is chargeable as documented remediation cost under the Agreement.
19. Gas fireplace. The gas fireplace is operated by its remote. Turn it off before going to bed and whenever you leave the house.
20. Rooftop deck. The rooftop deck over the porch is reached by the exterior stairs. Maximum three (3) people on the deck at any one time. Do not use the deck after dark, or during lightning, storms, high winds, or icy conditions, or when any railing, tread, or other part appears loose, damaged, or unsafe — report the condition to the Homeowner immediately and stay off it until it is addressed. No glass containers, grills, fire pits, candles, smoking, or open flame of any kind on the deck. Do not sit or climb on the railings, and do not go onto the roof surface beyond the deck itself.
21. Neighbouring property. As guests of the Property you may use the island generally. Do not drive or walk past the gates marked Private Drive below the house — that land is separately owned and is not part of the Property or of any shared right of way.
22. Outdoor cooking equipment. The charcoal grill, gas grill, pizza oven and smoker may be used by adults only, following the posted instructions for each, and never unattended or within reach of children. Let charcoal and pizza-oven ash cool completely before disposal, and never dispose of ash in the trash area.
23. Exterior cameras. Cameras cover the front entrance/parking area and a limited view of the waterfront/dock access. The video doorbell at the front entrance also records audio. Cameras are otherwise exterior only — no interior or private areas.
24. Parking. Park only in the driveway and associated parking area. Do not block neighbors or the road.
25. Before you leave. Start the dishwasher, take trash to the screened box, turn off lights and the gas fireplace, close and lock all windows and doors, and leave the home secure. Return furniture and décor to where you found it. Stripping the beds and leaving the linens by the washer is appreciated but not required. Please do not leave loose trash, food, or recycling outside the screened box.
26. Lost & found. Items left behind will be held for fourteen (14) days; return shipping is at the guest’s expense.

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It is hereby agreed by and between Menominee LLC (the "Homeowner") and __________ (the "Guest") that the Homeowner will allow the Guest to have the following described pet and no others in the Rental Property (the "Property") upon and subject to the terms and conditions of the rental agreement and this addendum.

The permission granted herein shall be limited to a certain pet as described below:

Pet description:  

The Guest hereby agrees to comply with the following:

1. All pets must comply with the following specifications (documentation from an accredited veterinarian must be provided by Guest upon request):
   1. May not exceed 50 lbs.
   2. Must be at least 2 year(s) of age or older.
   3. Must be up-to-date on rabies vaccinations and all other vaccinations.
   4. Must be housebroken.
   5. Must be on a vet approved flea/tick program.
2. All pets must be leashed at all times when outdoors, with the exception of the fenced in area on the waterfront.
3. Guest is responsible for cleaning up any/all pet refuse.
4. Pets are not allowed on furniture at any time. Any evidence of pets on furniture may incur extra cleaning fees.
5. If damages are caused, the cost of the damage may be deducted from security deposit.
6. The GUEST will prevent their pet from producing excessive noise, either indoors or outdoors, at a level that disturbs neighbors.
7. Pet will not be left unattended for an undue length of time. It is highly preferable to put them in a secure crate. There is a crate provided in the laundry room.
8. The HOMEOWNER assumes no responsibility for illness or injury that may incur to pets while on the Property.
9. Visitors invited by the GUEST cannot bring pets onto the Property.
10. Pets should be closely watched outside due to water hazards, ticks, poison ivy, coyotes, mink, and fishercats.

Sign       Date  

Name: __________