Historic 19th Century Estate - Pool, hot tub, fire pit, 5.5 acres 1hr to NYC

Free onsite parking

Orchard Hill Estate has parking for 35 cars and can show you where to park when you arrive if you have more than 15 cars.

HOUSE MANUAL: OUTLINE: 1. The short version 2. What is and what is not provided 3. Arrival and departure procedures 4. Age requirements 5. Guest and visitor policy 6. Pet policy 7. Detailed house rules 8. Fines for violating our house rules 9. Drug and illegal activity policies 10. Add on features 11. Property malfunction procedures 12. First aid and safety - emergency procedures 13. Use of the facilities statement 14. Security 15. Interactions with guests policy 16. Instructions for operation 17. Support of local business statement 18. Rental agreement signature - legal binding contract acknolwedgement 19. Event rules and a sample contract THE SHORT VERSION: The short version is that the house rules are simple: Please do not be that guest that makes us create more house rules (this document is already long enough – thanks to some unruly guests). Treat our home with respect, clean up after yourself, and do not do anything that you would not do in your own home. Also, be honest. This is not a wild party house, it is our home and we are happy to share it with you. Do not be that nightmare guest. Booking our home means you agree to our house rules, policies, and fees. Our house manual contains our policies, fees, and regulations. It is your job to share these rules with your guests to make sure that all are in compliance. A hard copy of the house manual will be located in the kitchen along with local menus from restaurants for your convenience. WHAT WE PROVIDE: This is our home and not a hotel or concierge service. We do our best to make sure each of our guests are comfortable. We will do our best to be there for you every step of the way. However, it is hard for us to provide EVERYTHING. Below is a list of what you can expect to find in the house. 1. Linens - sheets, blankets, throw blankets, pillows, towels for all of your guests 2. Kitchen - cooking essentials. This includes pots, pans, blenders, coffee maker, toaster, microwave, dishwasher 3. Essentials - dishwasher soap, garbage bags, paper towels, toilet paper, shampoo, conditioner, hand soap. Although we try to leave you with enough essentials for your stay, you may run out due to the size of your group and how frequently you accumulate garbage etc. This rarely happens but we ask that you get some more from the local store. 4. Condiments and spices - we do our best to keep these well stocked. We do not have oil olive or vinegar. Please do not throw out our condiments or spices. 5. Propane - we provide initial propane for the grills. If you run out, we ask that you go to the store to get some more. We frequently check to make sure that you have enough for your stay. However, some guests forget to turn off the propane after use and this depletes the stores. 6. Grills - we have two types of grills: kosher and nonkosher. Our kosher grills are charcoal. Charcoal is not provided. As a respect for our kosher guests, please only use the propane grills if you are not kosher. WHAT IS NOT PROVIDED: 1. Coffee, tea, food etc - we sometimes do have these items available for you to use. However, we do not provide these for our guests. We do have a coffee maker but suggest that you bring your own coffee and filters. 2. Paper and plasticware - sometimes we have some. We have specific reusable utensils, cups, glasses, plates etc. that are to be used outside. These are not to be thrown away. However, we do not provide nonreusable items. If your group has dietary restrictions or allergies, we suggest bringing your own to avoid cross contamination. 3. Charcoal - we do not supply charcoal or lighter fluid for the kosher grills. 4. Wood for the fire pit. We have some for purchase. 5. Items necessary for an event - cutlery, dishes, paper products etc. We only supply these items for overnight guests. ARRIVAL/DEPARTURE PROCEDURES: CHECK IN PROCEUDRES: 1. Check in time is at 4PM or later. Early check ins must be prearranged and are subject to a fee. During peak season, we do not allow changes to check in and check out times. 2. We will meet you at the home to give you a tour of how to operate the house. In the rare case that we cannot be there, we will call you and give you a tour virtually. CHECKOUT PROCEDURES: 1. When departing, please put all dirty dishes in the dishwasher, add dishwasher detergent and start the dishwasher. Wash all of your pots, pans, dishes etc. If you should need them, brooms & mops are located in the door next to the refrigerator. The steamer, vacuum and additional mop (Spin Mop) is in the door by the side of the Butler’s Staircase. Please leave our home as you found it. All towels including kitchen, bath & any towels in addition to the towels that have been used at the pool should go in the laundry room on the 2nd floor. We send out all laundry to the local dry cleaner and this makes it easier for our cleaning staff. We have 7 NEST thermostats in the house that control heat of which 2 of them control our Central Air Conditioning systems in addition to the 3 window units. Please turn off all window A/C’s when you check-out. If you are not sure about anything, do not hesitate to contact us as we are always here for you. You may leave food as we will donate it to the local women’s shelter. 2. Please make sure that all doors and windows are closed & locked. Turn off ALL lights and A/C please and don't forget to put the keys back in the lock box. You will receive your own passcode for the lock box. Our lockbox pass code will be changed after your stay. If KEYS are lost & a locksmith has to be called to change the keys, you will be charged his fee of $125. 3. Check out - 11am. This is a large home and we need time to prep and prepare for your arrival and prep for our next guest. Changes arrival and departure time is associated with a fee. During peak season, no changes may be made to arrival and departure times. AGE REQUIREMENTS & CHILDREN: d. All guests must be over 21 years of age unless supervised by a parent or legal guardian. We do not allow prom parties or graduation parties for high school students. e. Unsupervised children are not to use the baby grand piano or other musical instruments. The piano is 100 years old. Please do not put glasses, cups or anything on the piano that could damage it or leave a mark. The piano has just been tuned. Nothing should be placed on the piano and please keep it covered when not in use. It was just tuned up for your enjoyment. GUEST AND VISITOR POLICY: a. People other than those in the guest party may not stay overnight on the property. Any other person in the property is the sole responsibility of guest. The Homeowner has not represented this house as an event facility. The homeowner must be informed all the names of all people staying on the property (first and last name) and any guests that are considered visitors (first and last names). Visitors must be preapproved and may be subject to a guest fee at the host’s discretion. In accordance with platforms such as Airbnb, Home Away, VRBO, Trip Advisor, FlipKey, etc. should you end up with any unexpected additional guests, that there will be an additional pp/pd charge at the going rate. If it is found out that there are more people are staying at the property, your reservation is subject to cancellation as you specified and/or losing the security deposit. Daily guest fees are currently $45/day/person. More than 23 people constitutes an event and must be preapproved prior to booking. If any guests are invited to the house to stay or visit that the host has not been made aware of and approved, or if there is an event that was not approved or communicated with by the host you will lose your deposit. PET POLICY: a. No pets allowed unless approved by the homeowner (host) with a full house rental. There is an additional pet fee and deposit at $100 per pet. Please give us the name and type of pet. Should pets be allowed, under no circumstances, are pets allowed on any furniture at any time. Any evidence that pets on furniture may incur extra cleaning fees. If homeowner and guest agree that pets may be allowed, all pets must be on a leash, be up­ to­ date on rabies and vaccinations. Heartworm is highly recommended as well as tick and flea medicines. All pets should be treated with flea and tick repellent (minimum of 3 days prior to arrival). Fleas and ticks are rampant in the country and can cause harmful illness to pets and humans. Guests should provide proof that animals were treated with flea and tick repellent. b. Pets must not cause damage to premises or furnishings. If damages are caused, the cost of the damage may be deducted from security deposit. c. Guest should prevent pets from producing excessive noise at a level that disturbs the neighbors. d. Pet(s) will not be left unattended for an undue length of time, either indoors or outs. Pet(s) will not be left unattended on balcony, patio, or porch. e. Homeowner assumes no responsibility for illness or injury that may incur to pet(s) or humans while on the premises. The Guest shall be solely responsible for the pet(s) while on the property. Animals may not jump up on beds or furniture to safeguard any pet dander or fur for our child and future guests who have allergies. DETAILED HOUSE RULES AND REGULATIONS: 1. SMOKING: Please NO smoking or vaping in the house. This is a Smoke Free home. Smoking is allowed outside only. Please do not smoke on our decks and use our railing to put them or flick them onto our driveway. Cigarette butts and matches to be disposed of properly. Smoking inside the house or on our balconies will result in a $1000 fee. You and your guests are required to pick up their cigarette butts from our lawn and/or driveway. Cigarette butt pickup has a fee of $125. 2. DO NOT ENTER SIGNS: Respect our privacy and do not enter spaces with signs that read “Private”. 6. FIRE PIT a. You may only burn firewood. Painted or pressure treated wood is not permitted. Please keep fire at a reasonable size. Do not break tree branches for firewood. You may purchase our firewood, if available. Otherwise, please buy some from the local store. 7. GRILL: a. We supply initial propane. Additional propane can be purchased by the guest at the local store. We also supply grill tools. Use of the grill is at your own risk. 8. BALCONIES: a. There is a weight limit and max number of people per balcony. No more than 4 people are allowed on the small balconies with a max weight limit of 800 pounds. No more than 6 people are permitted on the larger balconies. Use of the balconies are at your own risk. There is absolutely no smoking allowed on balconies. 9. GLASS POLICY: a. There is absolutely NO glass allowed at the pool area or driveway. We supply all Melamine glassware, bowls, plates, pitchers, etc. for your convenience and for you to use. These are dishwasher safe top rack ONLY. They are not microwave safe. You are welcome to bring your own or use paper goods so you don’t have to wash ours. If we find glass bottles or broken glass, clean-up fee starts at $300-$1,000. 10. RECYCLING: a. Place all recyclables in the green recycle bins which we will keep in the moat or entranceway for you. The garage pails are on the side of the house. If you fill the recycling bins, please put the remaining recycle items in garbage bags & put with recycling. Please do not just throw it in a huge pile on the ground. Our garbage pails are located on the side of the house. We also have Green recycling bins which are near the mud room entrance. Please recycle. Our town will hit us with a charge if we do not recycle. It is also better for the environment. Trash is put at the curb on Monday an Thursday nights. Recycling is put down at the curb on Tuesday nights. 12. NOISE: a. We must be respectful of our neighbors. The town has a Noise Ordinance for 9pm. No excessive noise or loud music after 9:00 pm outside which is when the noise ordinance goes into effect. Music must be kept to a dinner level during the evening. Though neighbors are acres away, sound travels at night. Inside you may enjoy your party/event and time at our home. You must use your INDOOR VOICES on the balconies, at the hot tub, pool area or any area outside after 9PM. We consider INDOOR VOICES to be soft and contained. We love our neighbors and love our guests - please help us keep our space sacred and not disturbing the neighbors. Creating loud noises will make our neighbors angry and ruin this experience for you and other guests. b. Noise pollution has become a major concern as this area is residential. We ask that you do your part to keep this AirBnB a successful experience for everyone. Music must be kept at a dinner level during the evening. At 9:00 pm the noise ordinance is in effect and loud sounds are taken inside. c. There is a WHISPER ZONE by the hot tub. After years of experience, this has forced us to charge a $500 fee for those who violate this request. This money goes to the neighbors for the inconvenience of being disturbed. There are small children that live on our street. I would prefer not to do this, so we ask that you please help us by respecting the peace and being tranquil. 5. WATER. PLUMBING, TOILETS AND BATHROOMS a. Our water is from well water and tastes delicious. Please be considerate and not run the water unnecessarily as it is a precious natural resource. Please do not thrown anything down our well. Please be kind to our septic system and DO NOT FLUSH anything in toilets other than toilet paper. Discard feminine products in the garbage pail. No feminine products should be flushed at anytime. If it is found that feminine products have been flushed and clog the septic system, you could be charged for the damages. We do not have a garbage disposal in the home so all food, scraps, etc. should be removed from the sink and tossed in garbage pails. A strainer is in the kitchen sink 6. MISC RULES: a. Beer pong is not allowed inside the home. b. No one is permitted to stand on our roof for any reason. If you are found on our roof, you will be immediately removed from the premises c. No slip-n-slides are permitted on our lawn. d. No decorations may be placed on our walls Unless pre-approved and discussed in detail with the host, there are absolutely no RVs or camping on our property. b. Please also seek approval for parking for caterers etc. The use of the high ­speed broadband internet connection is subject to the terms and conditions set forth by our Internet Provider. a. There is absolutely no parking or driving on our grass. You may also not park on the streets in Harriman. If you need additional parking, please let us know. b. PENALTIES AND ADDITIONAL CHARGES: a. Glass clean up fee: $300 - $1000 b. Noise complaints: $500 c. Management fee’s time to deal with unruly guests: $200 d. Guest fees: subject to going rate/ per person/ per night e. Smoking inside the home or on balconies: $1000 f. Damaged/ missing items: assessed one a case-per-case basis g. Failure to have guests pre-approved: $1500 h. Failure to clean up after the party: billed based on cleaners time and the amount of mess i. Dumpster rental for garbage left on premises after the wedding: $650 j. Event fees: case-by-case basis k. Event not approved - subject to partial of full loss of security deposit DRUG AND ILLEGAL ACTIVITIES a. There is a zero-tolerance policy for the use of drugs or other illegal substances. b. There is a zero-tolerance policy for illegal activities. It is against NYS law to have firecrackers, fireworks etc. SECRET BOOKING PHRASE: We are excited to stay at Orchard Hill Estate ADD-ON SERVICES: 1. Fire wood 2. Day of coordinator 3. Daily housekeeping 4. Personal Chef and/or catering: a. Personal Chefs and/or catering is available to you upon request for an additional charge. Please discuss this option with us as we have different chefs/caterers that we can recommend. MECHANICAL FAILURE AND BREAKAGE a. If there is a mechanical failure, you must notify the HOST immediately. If anything is wrong, not working properly please notify us immediately so that we can remedy the situation. We may not know something is not working right. Or, the last guest might have broken something and did not let us know. Your enjoyment in our home is important to us so please, let us know immediately. b. Keep the property and all furnishings in good order and only use appliances for their intended uses. We understand that accidents happen. Please alert us if you or your guests broke, damaged, stained, etc. anything. FIRST AID/SAFETY: a. There is a first aid kit in the mud room (entrance) right next to the kitchen. There are 6 fire extinguishers in the house; next to each fireplace and pellet stove, garage, furnace in basement as well as the entranceway to the kitchen from the mud room. b. There is a buoy located at the pool for emergency rescue and depth markers are on the sides of the pool. There is no diving and no glass at the pool or driveway. c. There are 4 fire extinguishers in the house; one next to each fire place and one in the kitchen. d. Lighting please do not tamper with outdoors light or light switches as they are there for your safety. e. Inside our home, there are smoke and carbon monoxide detectors. There is also a first aid kid and safety card. i. IN CASE OF AN IMMEDIATE MEDICAL, SAFETY OR FIRE EMERGENCY CALL 911. Please Notify me after contacting 911 at (914-262-7459) ii. POLICE: Address: 369 Nininger Rd, Monroe, NY 10950 Phone: (845.782.8311) iii. FIRE: Mombasha Fire Co. Address: 526 NY­17M, Monroe, NY 10950 Phone: (845.782.9516) iv. Harriman Engine CAddress: 1 N Main St, Harriman, NY 10926 Phone:(845.783.1120) b. MEDICAL EMERGENCIES ­ If a guest is in need of a hospital i. GOOD SAMARITAN HOSPITAL. Address: 255 Lafayette Ave, Suffern, NY 10901 Phone: (845.368.5000) ii. ORANGE REGIONAL MEDICAL CENTER. Address: 707 East Main Street, Middletown, NY 10940 Phone: (845.333.1000). iii. SAINT ANTHONY COMMUNITY HOSPITAL 15 Maple Ave, Warwick, NY 10990. Phone: (845.986.2276) c. URGENT CARE i. CRYSTAL RUN HEALTHCARE ii. Monroe Urgent Care: 807 Route 17M Monroe, NY (845.615.6999). Monday­ - Saturday 8 a.m. – 8 p.m.; Sunday 8 a.m. – 6 p.m. iii. Middletown Urgent Care 155 Crystal Run Road. Middletown, NY (PHONE NUMBER HIDDEN) Monday­ - Saturday 8 a.m. – 8 p.m.; Sunday 8 a.m. – 6 p.m. USE OF THE FACILITIES ARE AT YOUR OWN RISK: a. Swimming and use of the pool, pool area, Hot Tub, Fire Pit, Fountain, Balconies, BBQ grills, and/or exercise equipment is at guest's own risk. Homeowner assumes no responsibility or liability. Safety buoy is located at the pool for emergency rescue. Depth markers are on the sides of the pool. b. Use the pool and pool area at your own risk. There is no lifeguard on duty. Homeowner assumes no responsibility or liability. A buoy is located at the pool for emergency rescue and depth markers are on the sides of the pool. NO GLASS of any kind is allowed in the pool area or in hot tub. This includes beer, wine, liquor & soda bottles. Please use our poolsafe dishware and glasses. If we find glass bottles or broken glass, there is a $300-$1000 clean up fee. Children must be supervised by the pool and hot tub at all times. Please do not run, roughhouse, wrestle, push others or dive into the pool. The gates to the pool area must be closed and locked at all times. When the pool is closed for the season, please do not walk on the winter covering. c. The homeowner (host) is not responsible for any accidents, injuries or illness that occurs while on the premises or its facilities. The homeowners are not responsible for the loss of personal belongings or valuables of the guest. By accepting this reservation, it is agreed that all guests are expressly assuming the risk of any harm arising from their use of the premises or others whom they invite to use the premise. SECURITY 1. For your security, the entrances and exterior of the mansion are the ONLY places with 24 hour surveillance, Do not touch these cameras. Please live as you wish inside home. 2. The homeowner and host have the right to enter the home and premises if there is any suspicious activity or if there is a safety concern or emergency. 3. The host and homeowner have the right to terminate any staff for violations of the terms and conditions. INTERACTION WITH GUESTS: a. As much as required, and as little as desired. Owner and Host are available at all times via text, messaging or phone. We keep interaction with guests to a minimum but are always here for you if you need us. We respect your privacy. We greet and welcome you and give you a tour/walk-through of our home so that you are familiar with everything, including heat, A/C, grills, hot tub, etc. There is a white binder marked House Manual in kitchen with house rules and emergency numbers for you and your guests (please advise your guests). You can always contact us 24/7 with questions. Our home, pool hot tub and grounds are yours to ENJOY! 3. HOMEOWNER OCCUPANCY/PREMISES INTERACTION: a. Given the recent changes to the short term rental policies, we are sometimes on the premises, however, we are virtually invisible. We respect your privacy and will have as little or as much interaction with you during your stay. Our home, grounds and amenities are all yours for you to have and ENJOY as your home away from home. Welcome home. The manager and others may be on premises at the barn. The host and/or manager, maintenance staff may be on the premises to conduct routine landscaping or maintenance. If there is a safety concern, the host has the right to enter the home without notice. SUPPORT OF LOCAL BUSINESS: a. In order to keep our home up and running, it is very important that we support the local businesses. We have established several relationships with restaurants and other services for your convenience. Please use these services so that we can show support for our local community. We do not receive any kickbacks for the services that we recommend. However, our local community would greatly appreciate your support. For example, we have established a relationship with our local liquor store who will give our guests discounts as well as local restaurants. We hope you use these services. INSTRUCTIONS FOR OPERATIONS: ** For instructions on how to use most appliances, please download the TINE tag app. There are scannable barcodes next to each appliance. The TINE tag app will demonstrate “how to” visually with detailed instructions. 1. PELLET STOVE a. To use the pellet stove (during winter months): Open the lid located on the top of the stove. Pour in the pellets that are in the bag by the side of the stove. Once the Hopper is filled, move some pellets to the right side so that you can close the top as it has a latch that when filled, interferes with its closing. Next, turn the switch once to the right (clockwise) all the way, then once back to the left (counter clockwise) and then back to the right again to set it on the temperature that you desire. Usually the MEDIUM setting is just right. If it gets too hot for you, just dial it down less. Do not turn it all the way to the right as it will not make it any hotter but just burn through the pellets a lot quicker. You can keep the stove on all night when you retire to the bedrooms or leave for the entire day. It is perfectly safe and this is what it is meant for. 2. WOODBURNING STOVE a. Stock with kindling and firewood. Please only use our firewood and do not put anything in the stove other than wood. Please fill the bear tin with water. Do not use lighter fluid. Do not place anything on top of the stove. 3. WASHER/DRYER a. Should you need to use our washer/dryer: It is a front loader so we use H/E laundry detergent only. Front loaders need a lot less detergent than regular washers. The cup is market for the H/E detergent. Usually it is 1/3 of the cup size Then follow directions. 4. DISHWASHER a. Please make sure that you use dish washing detergent meant for the dishwasher and not dish soap (otherwise, we will have an I LOVE LUCY episode in the kitchen -this has happened a few times already). 5. PLUMBING a. The house is on well-water and septic. Absolutely nothing but toilet paper may be flushed down the toilet. 6. LIGHTING: a. The West Wing/Entertainment staircase lighting is on automatic setting. Please do not touch the light switches there as it will interfere with the automatic operation. Touching the light switches will cause the system to not properly function and this is a safety hazard. The light for the staircase should automatically turn on and off. b. There are string lights by the pool, please turn off the lights when not in use. Please use the pool lights at night for your safety. We are not responsible for trips and falls. c . Please be respectful and transparent with us as we are with you. d. Lighting - please do not tamper with outdoors light or light switches as they are there for your safety 7. HEATING: a. Instructions on how to light and stoke the wood-burning stove and the pellet stove are located near each one. Please download the free "Tine Tag" app. Once the app is downloaded, just scan the QR code located near each stove and the video will pop up with instructions. We supply firewood for the wood burning stove and pellets for the pellet stove. 8.. HOT TUB a. Hot tub should be covered and locked immediately when not in use. This will keep the water hot in the spa/hot tub. After hot tub/spa usage, put in 1 spoonful of Spa Clarifier (provided) per person to keep the Spa clean. Please turn off the jets when done. Failure to retreat the hot tub will require us to drain and refill it. This will result in us billing you for wasted water and chemicals. THIS IS A LEGAL CONTRACT: 1. This Rental Agreement and Contract (the “Agreement”) is a legally binding agreement made and entered into as of the Reservation Date written below by and between the undersigned person(s) or company (the “Guest”) and the undersigned owner, manager or agent (“Rental Agent”), pursuant to which the Guest has agreed to rent the residence described below (the “Property”), for the duration of the Rental Term for the Total Rental Fee and other good and valuable consideration as described herein. OCCUPANCY Guest agrees that no more than [Max Guests] persons shall be permitted on the Property at any time during the Rental Term, all of whom shall comply with the conditions and restrictions imposed upon Guest under this Agreement. CONDITION AND USE OF PROPERTY The Property is provided in “as is” condition. Rental Agent shall use its best efforts to ensure the operation of all amenities in the Property, such as internet access, satellite or cable TV access or hot tubs, fireplaces as applicable. Rental Agent shall not be held responsible for such items failure to work, but will make every effort to correct any issues as reported as quickly as possible. Guest acknowledges that use of amenities such as hot tubs, pools, spas, fireplaces, decks, and the like may be potentially dangerous and involve potential risks if improperly used, particularly with regard to children and such use is at the Guest’s own risk. Guest shall use the Property for residential purposes only and in a careful manner to prevent any damage or loss to the Property and keep the Property in clean and sanitary condition at all times. Guest and any additional permitted guests shall refrain from loud noise and shall not disturb, annoy, endanger, or inconvenience neighbors, nor shall Guest use the Property for any immoral, offensive or unlawful purposes, nor violate any law, association rules or ordinance, nor commit waste or nuisance on or about the Property. DEFAULT If Guest should fail to comply with the conditions and obligations of this Agreement, Guest shall surrender the Property, remove all Guest’s property and belongings and leave the Property in good order and free of damage. No refund of any portion of the Total Rental Fee shall be made and if any legal action is necessary, the prevailing party shall be entitled to reimbursement from the other party for all costs incurred. ASSIGNMENT OR SUBLEASE Guest shall not assign or sublease the Property or permit the use of any portion of the Property by other persons who are not family members or guests of the Guest and included within the number of and as permitted occupants under this Agreement. RISK OF LOSS AND INDEMNIFICATION Guest agrees that all personal property, furnishings, personal affects and other items brought into the Property by Guest or their permitted guests and visitors shall be at the sole risk of Guest with regard to any theft, damage, destruction or other loss and Rental Agent shall not be responsible or liable for any reason whatsoever. Guest hereby covenants and agrees to indemnify and hold harmless Rental Agent and their agents, owners, successors, employees and contractors from and against any costs, damages, liabilities, claims, legal fees and other actions for any damages, costs, attorneys fees incurred by Guest, permitted guests, visitors or agents, representatives or successors of Guest due to any claims relating to destruction of property or injury to persons or loss of life sustained by Guest or family and visitors of Guest in or about the Property and Guest expressly agrees to save and hold Rental Agent harmless in all such cases. RELEASE Guest hereby waives and releases any claims against Rental Agent, the Property owner and their successors, assigns, employees or representatives, officially or otherwise, for any injuries or death that may be sustained by Guest on or near or adjacent to the Property, including any common facilities, activities or amenities. Guest agrees to use any such facilities or amenities entirely at the Guest’s own initiative, risk and responsibility. ENTRY AND INSPECTION Rental Agent reserves the right to enter the Property at reasonable times and with reasonable advance notice for the purposes of inspecting the Property or showing the Property to prospective purchasers, renters or other authorized persons. If Rental Agent has a reasonable belief that there is imminent danger to any person or property, Rental Agent may enter the Property without advance notice. UNAVAILABILITY OF PROPERTY In the event the Property is not available for use during the Rental Term due to reasons, events or circumstances beyond the control of Rental Agent, Rental Agent will apply due diligence and good faith efforts to locate a replacement property that equals or exceeds the Property with respect to occupancy capacity, location and value that meets the reasonable satisfaction of the Guest. If such replacement property cannot be found and made available, Rental Agent shall immediately return all payments made by the Guest, whereupon this Agreement shall be terminated and Guest and Rental Agent shall have no further obligations or liabilities in any manner pertaining to this Agreement. ADDITIONAL TERMS TO THE RENTAL AGREEMENT In addition to the standard terms included herein, Guest acknowledges and agrees that the following additional terms and conditions apply to the Guest’s rental of the Property: GENERAL PROVISIONS This Agreement contains the entire agreement between the parties with regard to the rental of the Property, and any changes, amendments or modifications hereof shall be void unless the same are in writing and signed by both the Guest and the Rental Agent. This Agreement shall be in wirting and sent to the contact information included herein,. This Agreement may be signed in one or more counterparts, each of which is an original, but taken together constitute one in the same instrument. Execution of a confirmed booked is deemed as an electronic valid signature. . THIS SECTION IS SPECIFIC FOR EVENTS/WEDDINGS/LARGE PARTIES 21. EVENTS: a. Should an event be allowed, homeowner (host) will not be responsible for any other person and is the sole responsibility of guest. At no time, may any of these visitors remain overnight or assume any guest privileges whatsoever, including but not limited to the use of the kitchen and shower. There is an event fee if guest is having any type of event. Guest is subject to losing their security deposit (at minimum) if having an event and host does not know. In addition, the host has the right to terminate the event and remove all people from the property, including those staying at the home, since this would be a breach of contract. The guest will not receive any refund and will lose their security deposit automatically. i. We consider the following events: bachelor/ bachelor parties, wedding showers, weddings, corporate events, graduation parties, rehearsal dinners, Sunday brunches, birthday parties, large family reunions. ** This is not a comprehensive list. Please message the host about what type of event you are having. We will assess each event to determine the fee for the event. Most events are considered an “event” at 20 people and above. b. Any planned events at the listing must be approved by the property owners beforehand. Additional unpaid for guests will be charged the going rate. c. For weddings and other events, please see our wedding & event contract. Below is not a comprehensive list of rules and regulations for weddings. Please see official contract. i. Weddings and other “events” must supply their own paper products (toilet paper, etc). Weddings and other “events” may not use our tables, chairs, dishes, glasses, utensils etc. This must be supplied by the caterer or a rental company ii. Day of coordinator and emergency contact: We require that we have 3 people’s contact information in case of an emergency. This is YOUR SPECIAL DAY and you should be able to enjoy it, not worry about coordinating your event. We require that you have a day of coordinator. You may use our day of coordinator for an additional $400 or use your own. This is someone who is responsible for knowing where all the plugs are, telling the caterers where to put things, restocking bathrooms, and helping out where needed. They are also available if something goes wrong or needs to be fixed. Most guests feel most comfortable using our day of coordinator since they are familiar with the home and can troubleshoot any problems. We have a list of a couple of people that we can recommend. iii. Planned events must have event insurance. The guest is responsible for purchasing this insurance and submitting proof to the homeowner. iv. We require that you submit names and contact information for all vendors. They must also submit proof of insurance. v. MUSIC AND ENTERTAINMENT: 1. The proximity of local residences to the homeowner is that venue sounds, specifically sound related to music, must be kept at reasonable levels. All music must end by 9:00PM if the event is held outside. If the event is held inside, no loud music may be played after 10:00PM. DJs should supply a generator for large sound systems and lights. vi. PARKING: 1. Should additional space be needed, the GUEST should make arrangements to shuttle people back and forth from the outside parking lot. vii. BATHROOM USAGE: 1. The GUEST and the GUEST’s overnight guests are entitled to use all of the facilities of the house. However, we require that the GUEST rent Executive Port-A-Potties for events larger than 50 people. viii. ALCOHOLIC BEVERAGES: 1. As the host of a private party, the GUEST acknowledges responsibility for the proper and lawful consumption of alcoholic beverages at the homeowner during the duration of the event described in this contract. GUEST and their agents are responsible for adherence to applicable laws governing the serving of alcoholic beverages. GUEST will refuse service to any person appearing to be under the age of 21 or any person who appears to be intoxicated. The catering service or its agent will provide all alcoholic beverages consumed in accordance with the laws and regulations of the State of New York. The alcoholic beverage service will end no later than 10:00 PM. The GUEST agrees to fully cooperate and assist the homeowner, the catering service and its agent in enforcing the laws of the State of New York and the policies of the homeowner regarding the consumption of alcoholic beverages. If the caterer does not have a liquor license, the GUEST must purchase liquor liability insurance and a license for the day of the event. ix. RESPONSIBILITY AND SECURITY: 1. the homeowner state does not accept any responsibility for damage to or loss of any articles or property left at the homeowner prior to, during or after the event. The GUEST agrees to be responsible for any damage done to the homeowner by the GUEST, their guests, invitees, employees, or other agents under the GUEST’s control. Further, the homeowner shall not be liable for any loss, damage, or injury of any kind or character to any person or property caused by arising from any act of omission of the GUEST, or any of their guests, invitees, employees, or other agents from any accident or causality occasioned by the failure of the GUEST to as a material part of the consideration of this agreement, hereby waives on its behalf all claims and demands against the homeowner for any such loss, damage, or injury of the GUEST, and hereby agrees to indemnify and hold the homeowner free and harmless from all liability for any such loss, damage or injury to other persons, and from all costs and expenses arising there from, including but not limited to attorney fees, court fees and medical bills. x. ADDITIONAL RULES: 1. Decorations: All decorations must be removed without leaving damages. Be kind and leave the property as your found it. If lit candles are used, we ask that you provide a glass base for each candle. Please do not put decorations on our plaster walls with tape or push pins. We will work with you and do our best with decorations. 2. No furniture may be left on the premises overnight (chairs, umbrellas, arbors, or tents) unless ORCHARD HILL ESTATE is notified prior to the event. 3. Placement of tables, tents, live music, catering equipment etc. must be approved by ORCHARD HILL ESTATE. 4. Alcohol must not be served to minors. ORCHARD HILL ESTATE reserves the right to have a manager on the premises to stop by and oversee the facilities. The manager has the right to close down all alcohol service and/or evict inebriated guests from the premises if at any time, the manager deems alcohol consumption to be excessive. 5. All electrical outlets on the property are available for use by the wedding parties and their vendors with the exception of the DJ, which is required to bring their own generator and light system. The parties are welcome to inspect the locations and numbers of outlets prior to booking. 6. We reserve the right to take photographs (without flash) to use for our website. SAMPLE EVENT CONTRACT This contract defines the terms and conditions under which ORCHARD HILL ESTATE (AG, Inc.) and (hereafter referred to as the CLIENT) agree to the CLIENT’s use of the ORCHARD HILL ESTATE’s facilities______________. This contract constitutes the entire agreement between the parties and becomes binding upon the signature of both parties. The contract may not be amended or changed unless executed in writing and signed by ORCHARD HILL ESTATE and the CLIENT. CLIENT Information. CLIENT Name #1: CLIENT Name #2: Address: Telephone CLIENT #1: (H) (W) (C) Telephone CLIENT #2: (H) (W (C) E-Mail Address of CLIENT #1: E-Mail Address of CLIENT #2: Approximate Number of Guests: ________(75 maximum) Number of Visitors (event staff): Approximate Number of Parking Spaces Needed: Event Type:_________ _________________________________ If the event is a wedding, will additional events be included such as a rehearsal dinner and/or Sunday brunch? Yes 0 No 0 Rehearsal dinner date: Approximate number of guests: Sunday brunch date: Approximate number of guests: Caterer Selected (Name and Phone #): Liquor license #: Check here if caterer does not have a liquor license: 0 *see policy on alcoholic beverages and licenses Musician Selected (Name and Phone #): Photographer Selected (Name and Phone #): DJ Selected (Name and Phone #): Rental Company Selected (Name and Phone #): Person to contact during event in case of emergency (Name and Phone #): Day of coordinator (Name and Phone #): Facilities and Services Provided by ORCHARD HILL ESTATE. The ORCHARD HILL ESTATE will provide the facilities and services described in this contract on the event date noted above for _12__ hours: _0_ hours are included prior to the event for set-up, _12_ hours for the exclusive use of the CLIENT between _9 AM_ and 9 PM. Since the CLIENT is renting the facilities for personal stay, set up may occur outside of these hours at the CLIENT’s discretion. If the event is indoors the CLIENT may use the facilities from _9 AM_ to 11 PM. One-half hour is included for breakdown after the event and must occur directly after the ending time of the event unless discussed with ORCHARD HILL ESTATE. All other services, facilities, and arrangements for services shall be the responsibility of the CLIENT and managed through a separate agreement with one of the catering services listed in this in the contract as approved by the ORCHARD HILL ESTATE. The ORCHARD HILL ESTATE will provide the following: Parking for 25 cars 5 Bathrooms *see policy on bathrooms usage Exclusive use of the ORCHARD HILL ESTATE gardens and grounds (excluding the barn interior) Deposits and Payment Agreements. The total cost for the use of ORCHARD HILL ESTATE for the duration of the event described in this contract is ______ (includes lodging for _____ nights for ____ guests and the cleaning fee). Payments will be made via AirBnB. A receipt from AirBnB will be provided. The fee above does not include lodging for extra guests on any of the nights or the events associated with this reservation. Accommodations. The CLIENT is entitled to have use of the house and grounds for____ guests for ____nights for the dates of _________________. Check in is at 4PM and check out is at 11AM. Early check-in and late check-outs may be subject to an additional fee. The total cost listed does not include lodging for any additional guests or the event fees. The CLIENT and ORCHARD HILL ESTATE agree that additional guests will be added later closer to the wedding date. The cost for these additional guests will depend on the number and guest fees listed on AirBnB. ORCHARD HILL ESTATE will also allow the guest to pay for the event fee at a later date: Event fees: *The quote above is for the number of people stated. If the party numbers should increase, the fee would also increase. Failure to provide complete payment will result in the lost of this reservation and the deposits already made. To reserve service on the date requested, ORCHARD HILL ESTATE requires this contract to be signed by both parties by _________. Names and contact information for service providers may be added once the CLIENT has hired their services. The CLIENT agrees to notify ORCHARD HILL ESTATE with this information. An amended contract will be signed. The CLIENT agrees to the following payment plan, which will include details subject to additional guest fees and add on services. 1. The first deposit was received on: ________________. 2. Guest fees will be received on or before: ______________. a. Number of extra guests requiring lodging is: _________ The number of nights extra guests will be staying at Orchard Hill Estate:__________ Amount due:______________. 3. Event fees will be due on or before: ___________. If no payment plan was chosen, the CLIENT made a payment with one of our preferred secure booking sites: (booking site name) ____AirBnB___. Catering Services. The CLIENT’S catering company is responsible for the set-up, break-down, and clean up of the catered site. Please allow appropriate time for breakdown and clean up. All event trash must be disposed of in the designated areas at the conclusion of the event. ALL vendors (florists, bakers, musicians, rental company, etc.) must adhere to the terms of our guidelines, and it is the CLIENT’S responsibility to share these guidelines with them. The vendors must provide proof of insurance. Caterers must take garbage or rent a dumpster. The caterer should consider bringing a generator if there will be excessive cooking. As this is a residential home and not a commercial site, the demands of an event can be taxing on the electrical system. This is for your protection so that your party continues with ease and there are no blown fuses. If there is excessive garbage/recycling from your stay and not from the caterer, we will ask to you to kindly help us out by taking it to the street. Music and Entertainment. The proximity of local residences to ORCHARD HILL ESTATE is that venue sounds, specifically sound related to music, must be kept at reasonable levels. All music must end by 9:00PM if the event is held OUTSIDE. If the event is held INSIDE, no loud music may be played after 11:00PM. DJs should supply a generator for large sound systems and lights. Rental Drop-off. Please make sure to include us in your plans to have your rentals dropped off and picked up. Your rentals should be dropped off after the time of your reservation and picked up on the last day of your stay with us. Electrical/water hookups: There are outlets by the pool house, which you may use for low-level lighting. However, generators must be used for DJs, lighting, bathrooms etc. Communication: Transparency and successful communication is key to making your stay and event easy. We expect our guests to inform us our their plans and have them approved. This includes tent placement, hanging of decorations etc. We are very reasonable but it is a bit disconcerting and upsetting when there are surprises that we were not made aware of. Think about it as if we were renting your home! We can assure you that ORCHARD HILL ESTATE will be there for your every need, question and concern no matter the time of the day or day of the week. Put us at ease and communicate with us ☺ Date Change Policy. In the event the CLIENT is forced to change the date of the event of wedding/event, every effort will be made by ORCHARD HILL ESTATE to transfer reservations to support the new date. The CLIENT agrees that in the event of a change, any expenses including but not limited to deposits and fees that are non-refundable and non-transferrable are the sole responsibility of the CLIENT. Cancellation Policy. In the unlikely event that the CLIENT should cancel, all deposits are subject to the terms and conditions on AirBNB. In an event of a cancellation, if ORCHARD HILL ESTATE is able to rebook a comparable event on the scheduled date, all or a portion of the second deposit may be refunded. ORCHARD HILL ESTATE shall have the right to terminate this contract if the CLIENT fails to meet or violates any terms of the contract, in which case the provisions of this cancellation policy also apply. The CLIENT shall not assign or sublease any terms, conditions, or services contained in this contract or any interest therein without written consent of ORCHARD HILL ESTATE. This is subject to the cancellation policy. Additional Parking. ORCHARD HILL ESTATE will provide parking for the number of cars listed in the contract. Should additional space be needed, the CLIENT should arrange to shuttle people back and forth from the outside parking lot. The CLIENT must ensure that they have a parking attendant. This is someone who is designated to deal with parking issues. NO ONE under NO CIRCUMSTANCES is allowed to park on our grass. Our water pipes are under the grass and run water to the house and barn. If we find cars parked on the grass, the fine is $500. Having a sign that says no parking on the grass is not sufficient as peo