SHORT-TERM RENTAL AGREEMENT

THIS SHORT-TERM RENTAL AGREEMENT (the “Agreement”) is made and entered into as of the Effective Date by and between WHITEOAK HOLDINGS, LLC, a Mississippi limited liability company (“Owner”), and the individual or entity identified as the renter at the conclusion of this Agreement and/or any party who has initiated a reservation or booking for the Premises through an online booking platform, reservation system, or other authorized booking method (“Renter”). Owner and Renter may each be referred to individually as a “Party” and collectively as the “Parties.”

1. Acceptance of Terms

Any payment received by Owner for occupancy of the Premises constitutes Renter’s express acceptance of this Agreement. Renter acknowledges that occupancy is strictly temporary and transient, does not establish tenancy rights, and does not constitute a primary residence.

2. Minimum Age

Renter must be at least twenty-five (25) years of age. Any Occupant under the minimum age must be accompanied by a parent or legal guardian for the entire Rental Term.

3. The Premises

The premises consist of the real property located in Copiah County, Mississippi known as 2038 JD Hood Road, Crystal Springs, Mississippi 39059, including the dwelling, amenities, and improvements (the “Premises”).

The Premises is provided AS-IS. Owner is not responsible for the unavailability or malfunction of any amenity. Renter shall promptly notify Owner of any maintenance issue, potentially hazardous condition, or incident occurring at the Premises. Owner will be granted reasonable time to respond and may enter the Premises to address any condition or emergency.

Renter acknowledges that the Premises is equipped with exterior security cameras, which are used for safety, security, and legal protection purposes. Cameras are not continuously monitored, and Renter and Occupants shall not tamper with, disable, or alter these cameras in any manner.

4. Rental Term and Occupancy

The Rental Term begins on the Check-In Date and ends at 10:00 AM on the Check-Out Date.

The individual who books the reservation or signs this Agreement (the Renter of Record) is fully and solely responsible for the actions, conduct, safety, compliance, and damages caused by any and all members of their group, including family members, guests, invitees, and all other occupants (collectively “Occupants”).

The Renter of Record agrees that all obligations, liabilities, fees, and penalties under this Agreement apply equally to the conduct of any Occupant, and the Renter of Record assumes full responsibility for ensuring that all Occupants comply with all terms of this Agreement.

Quiet hours: 10:00 PM to 8:00 AM.
Smoking: Strictly prohibited anywhere on the Premises.

5. Prohibited Activities and House Rules

5.1 Guest shall not bring pets onto the Premises unless expressly approved by Owner or required by law. Owner is not liable for any injury, damage, or incident caused by any pet, including bites, attacks, or other harm to guests, neighbors, or third parties, nor for ingestion of toxic or hazardous materials such as rodent poison, cleaning products, or chemicals.

5.2 Guest shall not smoke inside the Premises.

5.3 Fires are permitted only in the designated outdoor fire pit area; no indoor fireplace use or fires elsewhere is allowed.

5.4 Guest shall not eat or drink in the bedrooms.

5.5 Guest shall respect all check-in and check-out times.

5.6 Guest shall not use the Property for any illegal purpose, including drug use, harboring fugitives, prostitution, or abuse of persons or animals.

5.7 Guest shall not possess firearms, fireworks, explosives, or other hazardous or flammable materials.

5.8 Guest shall not tamper with, disable, or remove batteries from smoke detectors, carbon monoxide detectors, fire alarms, security cameras, or other safety devices. Malfunctions must be reported immediately.

5.9 Guest shall not use personal ATVs, UTVs, golf carts, or similar vehicles on the Property.

5.10 Guest shall not move indoor furniture outdoors or rearrange major furniture without approval.

6. Deck and Outdoor Occupancy

6.1 Maximum deck occupancy is fifteen (15) people at any time.

6.2 Guest shall remain within posted property boundaries. Trespassing on surrounding private property is prohibited and may result in prosecution.

6.3 Guest shall exercise caution with bees and other insects, particularly if any member of the party has allergies.

7. Water Features, Creek, Waterfall, and Natural Rock Hazards

7.1 Assumption of Risk Renter and all Occupants acknowledge that the Premises includes natural water features, including but not limited to a creek, waterfall, associated bodies of water (collectively, the “Water Features”), and natural rock formations, including potentially loose or breakaway rocks.

7.2 Use Restrictions Renter and Occupants are prohibited from standing on edges of waterfalls, climbing rock formations, or attempting any unsafe activity in or around the Water Features.

7.3 Swimming and Access Any use of the Water Features is at the Renter’s and Occupants’ sole risk. Children and minors must be supervised at all times near the Water Features. Jumping, diving, or climbing on waterfall ledges or other unsafe areas is strictly prohibited.

7.4 No Liability Owner, Owner Group, and their agents, employees, and representatives shall not be liable for any injury, death, or property damage resulting from use of the Water Features or interaction with natural rock formations or wildlife, including snakes, bees, wasps, spiders, and other potentially dangerous creatures. Renter expressly releases, waives, and holds harmless Owner Group from any and all claims, demands, or actions related to these risks.

7.5 Compliance Renter agrees to comply with all posted signage, warnings, and instructions regarding the Water Features, wildlife, and natural hazards and to ensure all Occupants do the same. Failure to comply may result in immediate removal from the Premises and forfeiture of fees.

8. Elevated Sleeping Surfaces

8.1 Assumption of Risk Renter and all Occupants acknowledge that the Premises contains elevated sleeping surfaces, including bunk beds and lofted beds (“Elevated Sleeping Surfaces”). Renter and Occupants voluntarily assume all risks associated with the use of Elevated Sleeping Surfaces, including falls, injuries, or death.

8.2 No Liability Owner, Owner Group, and their agents, employees, and representatives shall not be liable for any injury, death, or property damage resulting from use of Elevated Sleeping Surfaces. Renter expressly releases, waives, and holds harmless Owner Group from any and all claims, demands, or actions related to these risks.

8.3 Compliance Renter agrees to ensure that all Occupants follow safety guidelines when using Elevated Sleeping Surfaces, and failure to comply may result in immediate removal from the Premises and forfeiture of fees.

9. Fire Pit and Fire Use

9.1 Authorized Fire Area The Premises includes a designated outdoor fire pit area. No fires are permitted anywhere else on the Premises, including indoor fireplaces, decks, or other outdoor locations.

9.2 Renter Responsibility Renter and all Occupants are solely responsible for the safe use, supervision, and control of any fire in the fire pit. Fires must never be left unattended, and Renter must ensure that the fire is fully extinguished before leaving the area or the Premises.

9.3 Assumption of Risk Use of the fire pit carries inherent risks, including burns, injury, or death. Renter voluntarily assumes all risks associated with fire pit use and activities involving fire on the Premises.

9.4 No Liability Owner, Owner Group, and their agents, employees, and representatives shall not be liable for any injury, death, property damage, or other losses resulting from fires or fire pit use. Renter expressly releases, waives, and holds harmless Owner Group from any and all claims, demands, or actions arising from the use of fire on the Premises.

9.5 Compliance Renter agrees to follow all fire safety instructions and posted warnings regarding fire pit use. Non-compliance may result in immediate removal from the Premises and forfeiture of all Rental Fees.

10. Flooding, Weather, Utilities, Fire, and Natural Hazards Disclaimer

10.1 Renter acknowledges that the Premises may be subject to flooding due to rain, creek overflow, or other natural events.

10.2 Owner shall not be responsible for any damage, loss, injury, or death caused directly or indirectly by flooding, wildfire, lightning strike, outdoor or indoor fireplaces, kitchen fires, electrical fires, or other fire hazards, including damage to vehicles, personal property, or injury to Renter or Occupants.

10.3 Owner shall not be responsible for any interruptions or loss of utilities, including electricity, water, or gas, or other service interruptions caused by weather, natural disasters, fire, or other conditions beyond Owner’s control. No refunds shall be issued due to temporary loss of power, water supply, or other utilities.

10.4 Renter assumes all risks associated with natural hazards, including falling tree branches, lightning, high winds, fire, and other environmental hazards, and releases Owner from any related liability.

11. Parking

Renter acknowledges that all parking on the Premises is at their own risk. Owner shall not be liable for theft, damage, or loss of vehicles or vehicle contents. Owner is not responsible for any accidents, including driving into ditches, valleys, or other terrain hazards, or injuries caused by parking lot cross ties or other obstacles.

12. Payment Terms

12.1 Payment for rental and occupancy of the Premises (the “Rental Fees”) is due in advance of arrival.

12.2 If paying Rental Fees by credit card, Renter warrants that they are the account holder or an authorized user.

12.3 Owner may require alternative payment or cancel the reservation if payment is suspected to be refused or fraudulent.

13. Consequences of Breach, Damages

13.1 Any failure by Renter or Occupants to comply with this Agreement constitutes a material breach and may result in immediate removal without refund.

13.2 Renter authorizes Owner to charge the credit card on file for:

(A) Any damage or loss to the Premises or its contents;
(B) Up to $1,000 for violations of Premises rules;
(C) Excessive cleaning fees (minimum $500 or actual cost, including stains, spills, burns, or excessive trash);
(D) Fines from law enforcement or regulatory authorities;
(E) Any other charges permitted under this Agreement.

14. Cancellation Policy

All paid prepayments are non-refundable, including for no-shows and cancellations, unless the Premises is unavailable or partially/wholly unusable due to weather, natural disaster, mechanical failure, evacuation orders, fire, or government actions.

15. Renter’s Personal Property & Insurance

15.1 All personal property brought to or located on the Premises (“Renter Personal Property”) remains the property of Renter and must be removed at the end of the Rental Term.

15.2 If Renter fails to remove personal property, Owner may retain or dispose of it at Renter’s expense.

15.3 Renter acknowledges and is advised to obtain comprehensive travel or property insurance covering personal injury, illness, or loss/damage to personal property, and releases Owner from liability for covered events or losses that insurance would have covered.

16. Weddings & Events

16.1 Weddings and events are only permitted with prior written approval.

16.2 Maximum total attendance: 50 people, unless approved in writing.

16.3 Separate event liability insurance naming Owner as additional insured is required.

16.4 Deck occupancy maximum remains 15 people at any time.

16.5 Third-party vendors (caterers, bands, planners, etc.) must be approved in writing, carry their own insurance, and Owner reserves the right to request proof of licensing or insurance.

16.6 All amplified music or noise must end by 10:00 PM local time.

17. Structural, Terrain, Water Hazards, and Falling Objects; Assumption of Risk

17.1 Renter acknowledges that the Premises includes stairs, decks, lofts, porches, elevated surfaces, ditches, hills, steep banks, drop-offs, valleys, trails, and other natural or structural hazards (collectively, “Hazards”), as well as Water Features such as the creek, waterfall, and associated water bodies.

17.2 Assumption of Risk Renter and all Occupants voluntarily assume all risks associated with the use of these Hazards, including risk of injury, death, or property damage from slips, trips, falls, drowning, fast-moving water, submerged objects, hazardous terrain, and interaction with wildlife such as snakes, bees, wasps, spiders, and other potentially dangerous animals, including risks from falling rocks or unstable rock formations.

17.3 Duty to Report Unsafe Conditions Renter agrees to immediately report to Owner any condition on the property that appears unsafe, damaged, malfunctioning, or potentially hazardous, including but not limited to: structural issues, loose railings, broken steps, damaged furniture, malfunctioning appliances, or any safety concern related to decks, walkways, terrain, or water features. Failure to promptly report an unsafe condition releases Owner from any liability for injuries, damages, or losses resulting from that condition. Continued use of any area after discovering an unsafe condition is entirely at the Renter’s own risk.

17.4 No Liability Owner, Owner Group, and their agents, employees, and representatives shall not be liable for any injury, death, or property damage arising from the use of any Hazards. Renter expressly releases, waives, and holds harmless Owner Group from any and all claims, demands, or actions related to these risks.

17.5 Compliance Renter agrees to comply with all posted warnings, instructions, and rules concerning structural features, terrain hazards, and water features, and to ensure all Occupants do the same. Non-compliance may result in immediate removal from the Premises and forfeiture of Rental Fees.

17.6 Falling Objects Renter acknowledges that items, including personal belongings, furniture, or recreational objects, may fall from elevated surfaces, lofts, decks, balconies, or stairs. Owner is not liable for injury, death, or property damage resulting from falling objects. Renter assumes full responsibility for supervising children, pets, and guests to prevent such accidents.

18. Toxic Materials / Chemicals / Rodent Poison

18.1 Renter acknowledges that toxic materials, chemicals, cleaning products, and rodent poisons may be present on the Premises.

18.2 Renter assumes all risk for injury, poisoning, or other harm resulting from ingestion, contact, or improper use of these substances by themselves, children, pets, or guests.

18.3 Owner shall not be liable for any injury, illness, or property damage arising from toxic materials. Renter agrees to supervise all children, pets, and guests to prevent exposure.

19. Alcohol / Substance Use

Renter and Occupants assume all risks related to alcohol or other substance use on the Premises and agree that Owner is not liable for any injury, incident, or legal consequence arising therefrom.

20. Acknowledgement, Disclaimer, Limitation of Liability, and Hold Harmless

20.1 Guest acknowledges that the Premises may have unfamiliar features and inherent risks, including bodily injury, illness, disease, disability, death, wildlife, insects, pests, water hazards, flooding, structural hazards, elevated sleeping surfaces, fire use, or toxic materials. Guest voluntarily assumes all risks.

20.2 Disclaimer of Warranties Owner disclaims all warranties, express or implied, including safety, habitability, fitness for purpose, quiet enjoyment, and adequacy of warnings or directions.

20.3 Limitation of Liability Owner and Owner Group are not liable for indirect, incidental, consequential, special, or exemplary damages, including personal injury, illness, emotional distress, or property damage.

20.4 Hold Harmless Renter agrees to defend, indemnify, and hold harmless Owner Group from all claims, damages, attorney’s fees, and costs arising from the use or occupancy of the Premises, including injuries caused by wildlife, structural features, terrain hazards, water features, Elevated Sleeping Surfaces, fire pit use, toxic materials, or substance use.

21. Additional Provisions

This Agreement represents the entire understanding of the Parties and supersedes prior agreements. Modifications must be in writing and signed. Legal action to enforce this Agreement entitles the prevailing Party to attorney’s fees. Provisions are severable. Governed by Mississippi law, with exclusive jurisdiction in Mississippi courts.