Thanks for your business, and we hope you enjoy your stay in our property. These Terms & Conditions (this “Agreement”) apply to the rental of the vacation rental property (the “Property”) specified in a reservation confirmed with you by Simple, Inc. (“Simple,” “we,” or “us”), acting for itself and for the owner of the Property (“Owner”). By checking the box accepting these terms, by booking a reservation, or by occupying, accessing, or using the Property, you acknowledge that you have read and understood, and agree to be bound by, all terms, conditions, and policies in this Agreement, including the House Rules. The description of the Property on our website, including parking limitations and maximum occupancy, is part of this Agreement. All policies are strictly enforced.
In this Agreement, “Occupant Group” means you together with every other person present at the Property between check-in and check-out, including anyone with whom you share the reservation confirmation or Property access information, whether or not they stay overnight. “Company Parties” means Simple, the Owner, their affiliates, successors and assigns, and their respective officers, directors, owners, managers, members, employees, representatives and agents; each Company Party other than Simple is an intended third-party beneficiary of this Agreement. This Agreement takes effect on the earlier of the date you accept it or the date any member of the Occupant Group enters the Property, and it may only be modified in writing signed by an officer of Simple.
Summary of Rental Policies
This summary highlights the policies guests ask about most. It is not a substitute for the full Agreement below, which governs your stay.
- The Property may not be used by more than the number of adults and children listed in your reservation.
- The renter must be 25 years of age or older and must stay at the Property for the entire reservation.
- Quiet hours are at least 10 p.m. to 8 a.m. Some Properties have longer quiet hours; check your listing and House Rules. Parties and gatherings are not permitted. Please be respectful of neighbors.
- Smoking and vaping are not permitted anywhere on the premises, indoors or out.
- Pets are not permitted unless specifically authorized in your reservation and the pet fee is paid.
- You are liable for damage that occurs during your stay and authorize charges to the card on file.
- Cancellation policy: 97% refund if you cancel 30 or more days before arrival. If you cancel 14 to 29 days before arrival, we retain 50% of the total reservation amount and refund the rest of what you have paid. No refund if you cancel fewer than 14 days before arrival, and no refunds for no-shows, late arrivals, or early departures.
- We do not refund for weather, road or snow conditions, or power outages. We strongly recommend travel insurance, available at booking through Rental Guardian.
- House Rules for the Property are provided with your booking and are part of this Agreement.
Full Agreement
This Vacation Rental Agreement (“Agreement”) is for the rental of the vacation rental property specified in a confirmed reservation (the “Property”). This Agreement is between: (1) Simple, Inc. (“Simple,” “we,” or “us”), acting for itself and for the owner of the Property (“Owner”), and (2) the person who is the responsible renter of the Property (collectively “Guest” or “you”). By booking and by signing below, you acknowledge that you have read, understand, and agree to be bound by all terms, conditions, and policies in this Agreement, including the House Rules. All policies are strictly enforced.
RENTER REQUIREMENTS
The person placing the reservation must be the same as the credit/debit card holder, and is the Guest under this Agreement. Third party bookings are not allowed. Simple rents only to responsible adults 25 years of age or older, unless accompanied by an adult guardian or parent, and you agree to provide proof of age upon request. As the Guest, you agree to be an occupant of the Property for the entire duration of the stay, All other members of the Occupant Group must be family members, other responsible adults over 21, or persons 21 or under accompanied by a parent or legal guardian. You agree to be solely responsible for your own actions and the actions of every member of the Occupant Group, and to ensure that each of them is aware of and complies with this Agreement and the House Rules. Simple will deal directly with the Guest, and not with other members of the Occupant Group, on all matters relating to the reservation, cancellation, and damage.
HOUSE RULES
Simple maintains House Rules for the Property, which are provided in the listing, in your arrival instructions, and/or posted at the Property. The House Rules are incorporated into and form part of this Agreement, and any violation of the House Rules is a breach of this Agreement. If a House Rule conflicts with a term of this Agreement, this Agreement governs.
PAYMENT
Payment terms are disclosed at the time of booking. Full payment is required for reservations made within 30 days of arrival. For reservations made more than 30 days in advance, a 50% advance payment is due at booking, with the balance due 30 days prior to arrival.
PAYMENT TERM / FRAUD
If you are paying with a credit card, you represent that you are the account holder or an authorized user of the account. If for any reason Simple believes your payment may be refused by the card processor, Simple may ask you for a different form of payment. Upon Simple’s request, you will immediately provide another form of payment and adequate proof that you are the account holder or an authorized user of the account used for payment, such as a government-issued ID that matches the name on the account. Simple may cancel your reservation, or remove you and the entire Occupant Group from the Property, if you fail to provide a form of payment that can be validated by Simple. Any reservation obtained under false pretense will be subject to forfeiture of advance payment, deposit, and/or rental money, and the party will not be permitted to check in. Simple may share your payment information and other information about you with law enforcement if we suspect fraud.
CARD AUTHORIZATION
By entering into this Agreement, Guest authorizes Simple to charge the credit/debit card on file for any amounts owed under this Agreement, including: damage beyond normal wear and tear; excessive cleaning charges; a charge of $250 per violation of the pet policy, including bringing a pet when not authorized or bringing more pets or different types of pets than authorized; a charge of $50 for each failure to pick up and properly dispose of pet waste; a charge of $250 plus tax per violation of a parking restriction; a charge of up to $150 per noise complaint received by Simple during your stay; an additional cleaning charge of up to $500 for excessive cleaning required by the acts or omissions of any member of the Occupant Group; smoking or marijuana remediation; holdover and late departure charges; mid-stay amenity, plumbing, or septic service caused by misuse; key or lock replacement; and the full amount of any fines, penalties, or assessments issued by police, other government officials or agencies, utility providers, or homeowners associations for violation of any law, ordinance, or rule during your stay, together with any resulting damages, which may exceed the amount of the fine. You remain responsible for all such amounts not paid by your card issuer, and agree to pay them on demand without setoff. Amounts that remain unpaid 30 days after demand accrue interest at 1.5% per month, or the maximum permitted by law, whichever is less. Simple will document the basis for any such charge with photographs, invoices, or written reports, and will provide Guest with an itemized statement of the charge. This authorization remains valid for thirty (30) days after check-out, except that it continues beyond that period as to any charge for which Simple has notified Guest within those thirty (30) days, and as to any amount Guest owes Simple under the Chargebacks / Billing Disputes section. Guest acknowledges that charges under this Agreement are card-not-present transactions authorized in advance by this Agreement.
CANCELLATIONS / NO-SHOWS
The cancellation policy is: (i) cancellations received 30 or more days before the first night of the reservation receive a refund of 97% of amounts paid; (ii) cancellations received 14 or more days, but fewer than 30 days, before the first night of the reservation are subject to a cancellation charge equal to 50% of the total reservation amount, and Guest will be refunded any amounts paid in excess of that charge; and (iii) cancellations received fewer than 14 days before the first night of the reservation are not eligible for a refund. In no event will the cancellation charge under (ii) exceed the amounts Guest has actually paid, and Guest will owe no additional amount as a result of cancelling. Guest acknowledges that this cancellation policy was disclosed at the time of booking, was agreed to by Guest, and is incorporated into this Agreement. No full or partial refunds will be given for no-shows, late arrivals, or early departures. Guest acknowledges that Simple’s issuance of check-in instructions and access codes, and the Property being held available for Guest for the reservation dates, constitutes full delivery of the reserved services, whether or not Guest occupies the Property. Any refund due under this Agreement will be issued only to the original form of payment, and will be based on the total funds actually received by Simple for the reservation. There is no guarantee of a refund outside the cancellation policy stated above, including for shortened stays or for expectations not met due to weather conditions.
CHARGEBACKS / BILLING DISPUTES
Guest agrees to contact Simple first regarding any billing question or disputed charge, and to give Simple a reasonable opportunity to resolve it, before initiating a chargeback or payment dispute with Guest’s card issuer or bank. Guest agrees not to initiate a chargeback for any amount properly charged under this Agreement, including rental payments governed by the cancellation policy and charges authorized under the Card Authorization section. Initiating a chargeback for amounts properly charged is a breach of this Agreement, and Guest shall be liable to Simple for the disputed amount, any chargeback or dispute fees imposed on Simple, and Simple’s costs of collection, including reasonable attorney’s fees. Guest authorizes Simple to provide this signed Agreement, the reservation and payment records, and records of Property access to Guest’s card issuer or bank as evidence in any payment dispute.
EVENTS OUTSIDE SIMPLE’S CONTROL
Simple does NOT issue refunds due to acts of nature or other events outside Simple’s control, including weather, road conditions, snow conditions, power or utility outages, forest fires, natural disasters, mechanical failures, and evacuation orders or other acts of government agencies. Except as expressly provided in this Agreement, no refunds or compensation will be given, and Simple shall not be liable to you, if the Property is unavailable or becomes partially or wholly unusable for any reason outside Simple’s control. If the Property is uninhabitable due to such circumstances and you did not purchase travel insurance, reservations can be rescheduled for future dates within one year of the reservation date.
ARRIVAL / DEPARTURE
Check-in and check-out times for this reservation are shown above. Early arrival or late departure may be possible for an additional fee, pending other reservations and the housekeeping schedule; contact us within 48 hours of your arrival to make these arrangements. Smart lock codes will only work from the specified arrival time to the specified departure time. If you do not vacate by the check-out time, or by a late check-out time agreed to by Simple, you authorize Simple to charge the card on file a late departure fee of up to one night’s rental, and Simple may remove the Occupant Group and their personal property from the Property.
MAXIMUM OCCUPANCY
Maximum occupancy for each of our homes is controlled by local permit restrictions, or a lower maximum set by the Property owner. Each home has a maximum occupancy clearly shown when booked. Rates are quoted per night based on the group size booked, and additional guests may be subject to a per person, per day charge. An accurate group size must be provided when you reserve.
PARTIES / GUEST CONDUCT
Simple strictly prohibits parties or gatherings where individuals not part of the listed group are invited onto or into the Property. Approval for parties, gatherings, or events must be obtained prior to booking. Quiet hours are a minimum of 10 p.m. to 8 a.m. at every Property. Some Properties are subject to longer quiet hours under local ordinance, homeowners association rules, or the Owner’s requirements; where longer quiet hours apply, they are stated in the listing, in the House Rules, or posted at the Property, and those longer hours govern. Noise audible outside the Property is prohibited during quiet hours. Because each Property is a privately owned home in a residential community, you and every member of the Occupant Group agree to conduct yourselves throughout your stay in a manner that is respectful of and not disruptive to neighbors, traffic flow, and the community, and that will not prompt complaints to Simple from police, neighbors, or homeowners associations. You and every member of the Occupant Group agree to abide by all applicable parking restrictions and limitations.
ILLEGAL ACTIVITY / INTERNET USE
Use of the Property for any criminal or illegal activity is prohibited. This prohibition extends to use of the Property’s internet service for illegal activity, including unlawful downloads of copyrighted material. Guest is responsible for all use of the Property’s internet service during the stay, and Simple may share Guest’s contact information with the internet service provider, law enforcement, or any other party with enforcement rights, and may cooperate with any investigation of alleged illegal activity occurring at the Property during your stay.
EVENTS / COMMERCIAL PHOTOGRAPHY / DRONES / STRUCTURES / GRILLS
Events, and commercial photography or filming, are prohibited at the Property without Simple’s express written permission; if approved, additional conditions and fees may apply. Drones may not be operated at the Property. No tents or other structures may be erected on the Property. The use of charcoal grills is not permitted.
LIMITED DAMAGE WAIVER (LDW)
The total cost of your reservation may include a damage waiver fee (the “LDW”), which will appear as a separate line item. Where it applies, the LDW covers you for up to $1,500 of accidental damage to the Property or its contents (such as furniture, fixtures, and appliances) that occurs during the authorized rental period, provided you report the incident to Simple prior to check-out. The LDW fee eliminates the need for a traditional security deposit. Report accidental damage as soon as it occurs so we can assess and minimize the extent of the damage. The LDW does not cover: intentional or negligent damage; damage caused by pets; damage resulting from activities that violate this Agreement, including smoking and criminal activity; damage to any structure other than the Property; vehicles; or personal items of the Occupant Group. The LDW does not provide liability coverage. You are responsible for any accidental damage exceeding $1,500, and damage for covered claims above $1,500 or for uncovered claims will be charged under the Card Authorization section. The LDW does not apply if you breach this Agreement, commit any fraud in connection with your stay, or misrepresent any information provided to us. The LDW program is provided and administered by Simple. IT IS NOT AN INSURANCE POLICY AND DOES NOT CONSTITUTE INSURANCE IN ANY RESPECT. The LDW is provided by Simple to you, and there are no third-party beneficiaries of the LDW. Simple expressly reserves all other rights.
SMOKING / VAPING
Smoking and vaping are NOT permitted at any Simple Property at any time, including on patios, balconies, decks, or building entryways. Smoking is allowed outside the Property as long as butts and ashes are properly discarded. “Smoking” means inhaling, exhaling, breathing, carrying, or possessing any lighted or electronic cigar, cigarette, pipe, vaporizer, joint, or other tobacco or marijuana product in any manner or form. No marijuana, medical or otherwise, may be used, grown, stored, or consumed at any Property. If there is any tobacco or marijuana smell in the Property after your departure, there will be a minimum $500 charge, plus the cost of any additional remediation required.
FIRE SAFETY / FIREARMS / HAZARDOUS MATERIALS
Firearms are not permitted at any Property. Fireworks and other hazardous materials may not be used, stored, or brought in or around any Property. Candles, oil lamps, and incense are not permitted in any Property due to fire hazard. Where a Property has a fireplace or wood stove, it may be used only in accordance with the House Rules and the instructions posted at the Property. Outdoor fires are permitted only where a designated fire pit is provided, and only in accordance with the House Rules and local burn restrictions.
PETS / ANIMALS
Only Properties explicitly designated as pet-friendly may accommodate pets. You must confirm the pet-friendly status of the Property at the time of booking, obtain prior approval, and pay the non-refundable pet fee(s) before bringing your pet. No animals other than dogs are allowed. Bona fide service animals that Simple is required by law to accommodate are permitted at any Property; emotional support animals are not service animals and are permitted only as authorized pets under this section. Dogs must be kept off all furniture, including couches, chairs, and beds. All pets must be properly vaccinated, licensed, kept on leash and under control when outside the Property, and must not disturb neighbors with excessive barking. Guests must properly dispose of all pet waste and shall be liable for any additional costs incurred by Simple to clean the Property of pet waste, damage, dirt, or odors. A designation that a Property does not allow pets is not a guarantee that an animal has never been inside the Property or that the Property is free of animal allergens.
ADDITIONAL SERVICE CHARGES
A non-refundable cleaning fee is required with all reservations. Guests are required to follow all check-out procedures in the House Rules and leave the Property in the same general and good habitable condition it was in on arrival. Undue and/or unreasonable cleaning, including of the Property exterior, grounds, BBQs, and hot tubs, shall be charged to the Guest’s credit card as an Additional Cleaning Charge at a rate of up to $45/hour, with a one hour minimum. If mid-stay hot tub, sauna, or pool maintenance is required as a result of Guest use or misuse (for example, soap or foreign substances in the water, glass in or around the tub, or a drained tub), there will be a $75 charge, plus the cost of supplies if necessary, for each hour of required maintenance; routine mechanical failures not caused by Guest will be repaired at no charge. You are required to shower before entering the hot tub and to replace the cover upon exiting, and you may not consume food or beverages in or around the hot tub. Hot tubs are not suitable for pregnant women, children under 12, intoxicated persons, or persons with certain heart or other health conditions; consult your physician with any health-related questions. A hot tub setup fee applies to stays from mid-March through mid-December. Many Properties are on private septic systems; Guest shall be responsible for the cost of any plumbing or septic service required as a result of misuse during the stay, and for any cleanup costs, fines, or damage resulting from improperly stored or disposed trash. Housekeeping is not provided during your stay unless previously arranged.
AMENITIES
Amenities vary by Property, may be seasonal, and are described in the listing; please inquire to confirm availability during your stay. Where the Property has access to amenities shared with other properties, such as a shared pool, hot tub, parking lot, or fitness center, the availability and condition of those amenities is outside Simple’s control. The Property is provided as is, and the presence, quality, or functionality of any amenity shall not be grounds for termination of a rental or a refund before or during a stay. Appropriate and fair compensation may be offered at the discretion of Simple for a given situation.
ASSUMPTION OF RISK
You acknowledge that the Property and its amenities may have features and conditions that are unfamiliar to you and the other members of the Occupant Group, and that use of the Property and its amenities carries inherent risk, including risk of bodily injury, illness, disability, or death. These risks include, without limitation: snow, ice, and slippery surfaces on walkways, driveways, steps, and decks, including where snow and ice have not been or cannot be removed; wildlife and insects; hot tubs, saunas, and pools; fireplaces and wood stoves; open stairways, lofts, ledges, and bunk beds and their ladders; and natural terrain. Our maintenance team shovels, sands, and salts to keep winter surfaces as safe as practicable, but you agree that you use all such surfaces at your own risk. By using the Property and its amenities, you voluntarily assume these risks, accept full responsibility for any resulting bodily injury, and agree that you and the other adult members of the Occupant Group are solely responsible for closely supervising the health and safety of all minors throughout the stay.
RIGHT OF ENTRY
Guest(s) agree that Simple and its representatives may enter the Property with reasonable advance notice to make repairs, alterations, or improvements, or to show the Property to prospective purchasers or guests. Simple may enter without prior notice in the event of an emergency, to investigate disturbances, to check occupancy, or to inspect for damage or suspected violations of this Agreement.
LIMITED SHORT-TERM RENTAL
It is expressly understood and agreed that this is a short-term, transient vacation rental and is not a lease or other long-term residential tenancy agreement, and that the Property is not intended to be utilized as a primary residence. This Agreement is only for the licensed use of the Property for the stated reservation dates. It creates no property rights in you and no rights to renewal or for recurring usage. Guest acknowledges that the reservation is a limited license to enter, occupy, and use the Property, and is not a tenancy under Vermont landlord-tenant law, and that Simple may take lawful steps to remove Guest and any other member of the Occupant Group who remains at the Property after the reservation ends, or whose right to occupy has been terminated under this Agreement, without the need for formal eviction proceedings. If you hold over after the expiration of your reservation dates, your extended stay, if authorized, will be from day-to-day only and will not constitute a renewal or an extension for any further term. In such case, you will be liable for paying for the additional day(s) at a rate equal to two (2) times the nightly rate set for the Property on the dates of your holdover, plus the actual costs of re-accommodating future guests that were scheduled to use the Property during such dates. You may not sublet the Property or any part of it and shall not assign any interest (in whole or in part) in this Agreement or any rights hereunder.
BREACH; REMOVAL FROM THE PROPERTY
Any failure by you or any other member of the Occupant Group to comply with this Agreement or the House Rules is a breach of this Agreement and may result in forfeiture of your rights to rent the Property, up to and including immediate removal from the Property without refund, with or without the assistance of law enforcement. Simple may terminate this Agreement for breach, and if you are notified of such termination you agree to leave the Property immediately. Circumstances that may result in removal include, without limitation: exceeding the booked occupancy; hosting an unauthorized party, gathering, or event; excessive noise or repeated disturbance of neighbors; criminal or illegal activity at the Property; misrepresentation of the nature or size of your group or of your intended use of the Property; failure to provide a valid form of payment; and violation of the Owner’s or homeowners association’s rules. Removal under this section does not limit any other remedy available to Simple, including charges authorized under the Card Authorization section.
INDEMNIFICATION & HOLD HARMLESS
You agree to hold harmless and indemnify Simple and the Owner, and their respective affiliates, officers, directors, employees, and agents, for and from all claims, demands, loss, and liability of any kind, including cost of defense and reasonable attorney’s fees, for property damage, personal injury, illness or disease, or monetary loss resulting from your actions or omissions, or the actions or omissions of any other member of the Occupant Group, during or relating to your stay.
DISCLAIMER OF WARRANTIES
TO THE MAXIMUM EXTENT PERMITTED BY LAW, SIMPLE AND OWNER EACH EXPRESSLY DISCLAIM ANY WARRANTIES OF SAFETY, FITNESS FOR A PARTICULAR PURPOSE, QUIET ENJOYMENT, AND AS TO THE ADEQUACY OF THE DIRECTIONS AND WARNINGS PROVIDED TO YOU.
LIMITATION OF LIABILITY
TO THE MAXIMUM EXTENT PERMITTED BY LAW, IN NO EVENT SHALL ANY COMPANY PARTY BE LIABLE FOR ANY INDIRECT, INCIDENTAL, CONSEQUENTIAL, SPECIAL, OR EXEMPLARY DAMAGES, OR FOR ANY DAMAGES FOR PERSONAL OR BODILY INJURY, ILLNESS OR DISEASE, EMOTIONAL DISTRESS, OR DAMAGE TO PROPERTY, ARISING OUT OF OR IN CONNECTION WITH YOUR STAY AT THE PROPERTY, AND THE TOTAL AGGREGATE LIABILITY OF SIMPLE AND THE OWNER FOR ALL CLAIMS ARISING OUT OF OR RELATING TO THIS AGREEMENT OR YOUR STAY SHALL NOT EXCEED THE TOTAL AMOUNT PAID BY GUEST FOR THE RESERVATION. THIS LIMITATION APPLIES TO ALL CLAIMS WHETHER BASED ON WARRANTY, CONTRACT, TORT (INCLUDING ORDINARY NEGLIGENCE), STRICT LIABILITY, OR OTHERWISE.
BINDING ARBITRATION; CLASS ACTION WAIVER
Except as provided below, you agree to submit to mandatory binding arbitration any dispute, controversy, or claim arising out of or relating to this Agreement or your stay, against Simple, the Owner, or any other Company Party (each a “Claim”). SMALL CLAIMS ARE EXCLUDED: either party may bring an individual Claim in small claims court in Rutland County, Vermont, if the Claim qualifies for that court, and such a Claim is not subject to arbitration. YOU WAIVE ANY RIGHT TO TRIAL BY JURY WITH RESPECT TO ANY CLAIM SUBJECT TO ARBITRATION. TO THE FULLEST EXTENT PERMITTED BY LAW, YOU WAIVE ANY RIGHT TO PURSUE OR PARTICIPATE IN A CLASS, COLLECTIVE, AGGREGATE, OR REPRESENTATIVE ACTION WITH RESPECT TO ANY CLAIM. All Claims must be brought solely in a party’s individual capacity. Each party will pay the fees of its own attorneys, subject to the other provisions of this Agreement and to any remedies to which that party may later be entitled under applicable law. The arbitrator may award any remedy available to a party in an individual capacity in a court of law for the claims presented, and no such remedy is forfeited by virtue of this Agreement. The arbitrator will issue a written decision stating the essential findings of fact and conclusions of law. Except as permitted or required by law, as determined by the arbitrator, or as necessary to confirm or enforce an award, neither a party nor the arbitrator may disclose the existence, content, or results of any arbitration without the prior written consent of all parties. A court of competent jurisdiction may enter judgment upon the award.
COMMUNICATIONS
By accepting this Agreement, you agree that Simple may contact you by email, phone, mail, or other means about your reservation and your stay. Simple may also send you marketing communications by email where permitted by law, and you may opt out of those at any time using the unsubscribe link in any marketing email or by contacting us. Simple will not send you marketing calls or text messages without your separate prior express written consent, which you may revoke at any time.
GOVERNING LAW / VENUE
This Agreement shall be governed by and construed in accordance with the laws of the State of Vermont, without regard to its conflict of laws principles. Subject to the Binding Arbitration section above, any legal action arising out of or relating to this Agreement shall be brought exclusively in the state courts located in Rutland County, Vermont, and the parties consent to the jurisdiction and venue of such courts.
ENTIRE AGREEMENT
This Agreement, together with the confirmed reservation details and the House Rules, constitutes the entire agreement between the parties with respect to the rental of the Property and supersedes all prior discussions and understandings.
Simple, Inc. Vacation Rental Terms & Conditions, effective July 2026.