Terms and Conditions | 4000 Red Bird, LLC

Effective Date: 12/07/2025
These Terms & Conditions (“Terms”) govern your use of https://4000redbird.com (the “Site”) and any reservation, booking, purchase, or stay at Red Bird Lakehouse (the “Property”), operated by 4000 Red Bird, LLC (“we,” “us,” or “our”). By accessing the Site, making a booking, or staying at the Property, you agree to these Terms.

If you do not agree to these Terms, do not use the Site or book/stay at the Property.

1) Definitions

• “Guest” means the individual making the reservation and all occupants/visitors in their party.

• “Booking” means any reservation or purchase made through the Site, a third-party platform, or directly with us.

• “Property Rules” means the house rules provided at booking, on the Site, in our digital guidebook, and/or inside the Property.

2) Site Use

You may use this Site for lawful purposes only. You agree not to misuse the Site, attempt unauthorized access, scrape content, introduce malware, or interfere with Site operations.

All Site content (text, images, branding, logos) is owned by or licensed to us and may not be used without permission.

3) Eligibility

You must be at least 18 years old (or the age of majority in your jurisdiction) to book or transact with us. You represent that you have the legal authority to enter into these Terms and to bind all members of your group to the Property Rules.

4) Reservations, Booking Terms & Guest Responsibilities

A. Accuracy of Information

You agree to provide accurate information for your booking (including guest count, contact information, and payment details). Misrepresentation may result in cancellation without refund where allowed by law.

B. Occupancy & Visitors

Maximum occupancy and visitor limits are stated in your booking confirmation and Property Rules. Unauthorized events, parties, or gatherings are prohibited unless explicitly approved in writing.

C. House Rules

Guests must follow all Property Rules, including but not limited to:

• Quiet hours (as posted)

• Smoking/vaping restrictions

• Pet policy (as posted)

• Parking rules

• Safety rules for the lake, dock (if applicable), grill, fireplaces, and any amenities

Failure to follow Property Rules may result in additional fees, removal from the Property, and/or cancellation of the remaining stay without refund, where permitted by law.

D. Condition of Property

You agree to keep the Property in good condition and to report any damage or issues promptly. You are responsible for damage caused by you, your group, or your visitors beyond normal wear and tear.

5) Payments, Fees & Security Deposits

A. Pricing & Charges

Total charges may include nightly rates, cleaning fees, taxes, service fees, and add-ons. The total price is shown at checkout or in your booking confirmation.

B. Payment Processing

Payments may be processed through third-party payment processors (e.g., Stripe, Authorize.net, PayPal) and/or booking platforms. We do not store full payment card numbers on our servers. Payment processing is subject to the processor’s terms and privacy practices.

C. Authorization Holds / Security Deposits

We may require a security deposit or place an authorization hold on your payment method before or during your stay. If permitted by law and disclosed at booking, we may charge for:

• Damage, missing items, excessive cleaning, smoking violations, unauthorized pets, or rule violations

• Excess utility usage, if disclosed and applicable

• Fines or fees incurred due to Guest actions (e.g., HOA violations, citations)

D. Chargebacks

If you dispute a charge without first contacting us to resolve the issue, we may provide documentation to the payment processor and/or platform, including booking records, communications, and evidence of services provided.

6) Cancellations, Refunds & Changes

Cancellation and refund terms depend on where you booked and what policy you selected.

A. Direct Bookings (via our Site)

Your cancellation policy will be shown during checkout and in your confirmation. Unless otherwise stated, the following default applies:

• Cancellation more than 14 days before check-in: full refund minus non-refundable fees (if any)

• Cancellation 7 days before check-in: 50% refund

• Cancellation within 2 days of check-in or no-show: no refund

Non-refundable fees may include payment processing fees, travel insurance premiums, and/or other disclosed charges.

B. Third-Party Platforms

If you book through Airbnb, Vrbo, or another platform, that platform’s cancellation policy and terms govern your refund and any changes.

C. Date Changes

Date changes are subject to availability and may result in price differences. Any change must be approved in writing.

7) Check-In / Check-Out

Standard check-in/check-out times are provided in your confirmation and the digital guidebook. Early check-in/late checkout requests are not guaranteed and depend on cleaning and maintenance scheduling. Approved exceptions must be confirmed in writing.

8) Maintenance, Repairs & Entry

We (or our service providers) may enter the Property as reasonably necessary for:

• Emergency situations

• Repairs and maintenance

• Safety concerns

• Scheduled services (e.g., lawn, trash, pool, hot tub, pest control)

We will make reasonable efforts to provide notice when practical, except in emergencies.

9) Amenities, Safety & Assumption of Risk

The Property may include amenities such as lake access, dock access, fireplaces, grills, stairs, balconies, water-related activities, and other features that involve inherent risk.

You understand and agree:

• You and your group assume all risks associated with use of the Property and amenities.

• No lifeguard is provided. Children must be supervised at all times.

• Follow all posted rules and safety instructions.

• Use of amenities may be restricted due to weather, maintenance, or safety concerns without refund.

To the maximum extent permitted by law, we are not liable for injuries, accidents, loss, theft, or damage to personal property arising from your stay or use of amenities, except where caused by our gross negligence or willful misconduct.

10) Prohibited Activities

The following are prohibited unless explicitly approved in writing:

• Parties, events, or gatherings beyond the permitted guest/visitor limits

• Illegal activity

• Smoking/vaping inside the Property

• Tampering with security devices, locks, cameras (if any are disclosed), network equipment, or safety devices

• Fireworks, open flames outside designated areas, or unsafe grilling/fire practices

11) Pets (If Applicable)

Pet policies are specified at booking and in the Property Rules. Unauthorized pets may result in additional fees and/or removal.

12) Noise & Community Standards

You agree to respect neighbors and comply with local laws and HOA/community rules. Excessive noise complaints may result in fees, removal, or cancellation of the remaining stay without refund where allowed by law.

13) Limitation of Liability

To the maximum extent permitted by law:

• Our total liability for any claim related to your booking, stay, or Site use will not exceed the amount you paid for the stay giving rise to the claim.

• We are not liable for indirect, incidental, consequential, special, or punitive damages.

Some jurisdictions do not allow certain limitations. If those laws apply, some portions may not apply to you.

14) Indemnification

You agree to indemnify and hold harmless 4000 Red Bird, LLC and its owners, members, managers, employees, and agents from any claims, damages, losses, liabilities, and expenses (including attorney fees) arising from:

• Your or your group’s use of the Site or Property

• Your breach of these Terms or Property Rules

• Damage, injury, or loss caused by you, your group, or your visitors

15) Dispute Resolution & Governing Law

A. Governing Law

These Terms are governed by the laws of the State of Texas, without regard to conflict of law rules.

B. Venue

Any dispute arising under these Terms will be brought in the state or federal courts located in Travis County, Texas, unless otherwise required by law.

C. Informal Resolution

Before filing a claim, you agree to contact us to attempt to resolve the matter informally.

16) Communications (Email/SMS)

By providing your contact information, you agree we may contact you regarding your booking and stay. If you opt in to SMS, messaging terms are described in our Privacy Policy and/or SMS Terms.

17) Changes to These Terms

We may update these Terms from time to time. The Effective Date will be updated, and the revised Terms will be posted on the Site. Continued use of the Site or Property after changes constitutes acceptance.

18) Contact Information

4000 Red Bird, LLC
Phone: 512-200-8386
Email: help@4000redbird.com
Mailing Address: 4000 Red Bird Trail, Lago Vista, Texas 78645