Terms & Conditions

FIREFLY VACATIONS LLC — GUEST TERMS & CONDITIONS

Effective Date: [11/01/2025]
Manager: Firefly Vacations LLC (“Firefly,” “we,” “us”)
Property/Resort: Firefly Fredericksburg (the “Resort” or the “Property”)
Primary Contact: [830-999-2694] • [reservations@staytexas.com] • [www.fireflyhillcountry.com]
Office Hours: 9:00 a.m.–8:00 p.m. Central Time (subject to change by posted notice)

These Guest Terms and Conditions (the “Terms”) form a binding agreement between Firefly (as property manager for individual RV Site or Tiny Home owners, operating under agreement with the Firefly Property Owners' Association (POA)) and the individual who books the reservation (the “Guest,” “you”), as well as all members of your party and any invitees who enter the Property during your stay. By booking, paying for, checking into, or occupying the Property, you agree to these Terms and agree to share them with each member of your party and any invitees.

1) Definitions & Interpretation

1.1 Services: vacation rental management, marketing, reservation handling, maintenance coordination, guest communications, and related services provided by Firefly for owners.
1.2 Common Areas: shared amenities or areas maintained by the Resort or owners’ association (e.g., pool, clubhouse, landscaped areas, trails, laundry, restrooms).
1.3 Recreational Equipment: rooftop decks, patios, grills/fire pits, pools/hot tubs, fitness equipment, and similar.
1.4 Headings are for convenience only; singular includes plural and vice versa.

2) Respect for Property & Community

Treat the Resort, Tiny Homes and RV Sites, furnishings, landscaping, neighbors, and the broader community with care and respect. Any misbehavior, nuisance, or violations of these Terms, posted rules, or owners’ association rules may result in immediate removal without refund and the assessment of fees and costs as provided herein. Outdoor lighting should be used responsibly to avoid excessive light pollution.

3) Eligibility; Age; Responsible Party

3.1 The booking Guest must be at least 25 years old and must remain an occupant for the entire stay. Third-party or proxy reservations are prohibited.
3.2 The named Guest shall present government ID on request and is responsible for all members of the party and invitees.
3.3 Firefly may cancel or remove any reservation based on falsified identity, age, occupancy, purpose, or other material misrepresentations.

4) Occupancy, Visitors & Extra Guests

4.1 Do not exceed the maximum persons stated in your confirmation/listing. Counts include all overnight occupants and daytime visitors.
4.2 Visitor access may be limited for capacity/safety. Per-person, per-day visitor/extra-guest charges may apply as published at booking and/or in the Resort Operational Schedule Addendum.
4.3 If limits are exceeded, Firefly may terminate the stay without refund and assess a minimum $500 service fee plus actual costs.

5) Quiet Hours; Events; Illegal Activity

5.1 Quiet Hours: 9:00 p.m.– 8:00 a.m. Avoid noise audible beyond your RV Site or Tiny Home at all times.
5.2 Events: Parties, weddings, commercial or promotional gatherings require prior written consent. Resort events may occur and may limit amenity availability.
5.3 Illegal activity is prohibited. Internet use must comply with law. Violations may result in termination without refund and a minimum $500 service fee plus actual costs, fines, and legal expenses.

6) Check-In, Check-Out & After-Hours

6.1 RV Sites: Check-in 1:00 p.m.–7:00 p.m. · Check-out 11:00 a.m.
6.2 Tiny Homes: Check-in 4:00 p.m.–9:00 p.m. · Check-out 11:00 a.m.
6.3 Early Check-In / Late Check-Out (EC/LCO): When operationally available, EC/LCO may be approved only if (i) there is no same-day departure scheduled before your arrival and/or (ii) there is no same-day arrival scheduled after your departure for your specific RV Site or Tiny Home. EC/LCO is not guaranteed and is approved in writing by Firefly. An additional fee will be assessed and collected prior to check-in (or prior to granting LCO). Unauthorized late departure incurs the standard unauthorized overstay fees in addition to any EC/LCO fees.

7) Payments; Card Authorization; Fees

7.1 Accepted Methods: ACH and major credit cards; a valid card on file is required for all bookings and incidentals. For direct bookings, these Terms control over any conflicting third-party terms.
7.2 Payment Timing: 50% due at booking; 50% due 30 days prior to check-in. Bookings made within 30 days of arrival: 100% due at booking.
7.3 Card Processing Costs: We incur ~4% on each charge and ~4% on each refund. For Guest-initiated refunds, we may retain 8% of the amount originally paid to cover such fees.
7.4 You authorize Firefly to charge your card on file for rent, taxes/fees, permitted damage, smoking, pet, cleaning, violations, and any other amounts authorized by these Terms.

8) Cancellations; Post-Checkout Claims; Reservation Guarantee

8.1 Cancellations (all stays unless otherwise stated at booking)
• ≥ 15 days before the arrival date: Full refund of amounts paid.
• < 15 days before the arrival date: No refund.
(“Arrival date” means 12:00 a.m. local time on the calendar date of check-in.)

Notes: (a) Platform-specific rules on OTAs may require you to cancel through the platform, but this policy governs Firefly’s refund decision. (b) Any optional third-party travel insurance refundability is governed by the insurer’s policy, not these Terms.

8.2 Post-Checkout Claims: Within 24 hours after checkout, you may submit a documented refund request for cause. Firefly may approve/deny at its discretion.
8.3 Reservation Guarantee (Optional): If elected at booking, the program applies as described at booking and on the Resort site; it supersedes inconsistent cancellation terms only as expressly stated in that program.

9) Housekeeping; Laundry; Trash; Condition

9.1 Housekeeping: Tiny Homes are cleaned/inspected before arrival and after departure by vendors. Leave Tiny Homes tidy, run dishwasher, start towels, and do not rearrange furniture. Use only RV/septic safe toilet paper at RV Sites and Tiny Homes. Report issues promptly.
9.2 Laundry: Operates during posted hours; do not leave loads unattended long. No dyeing items; shake out sand/mud.
9.3 Trash: Bag and place in bin (if provided) and set curbside between 7:00 a.m. and 9:00 a.m. for daily pickup beginning 10:00 a.m. Large items go to resort dumpsters.
9.4 Equipment Failure: Firefly will act diligently to address issues within its control; no refunds for temporary mechanical failures or outages beyond its control. Do not place bagged trash outdoors overnight.

10) Damage Waiver / Security Deposit; Excessive Cleaning; No Smoking

10.1 Choice at Check-In — Non-Refundable Damage Waiver or Refundable Security Deposit.
At (or before) check-in, the Responsible Guest must select one of the following for accidental-damage protection for the stay:

Non-Refundable Damage Waiver (recommended):
• $29 per stay for Tiny Homes
• $19 per stay for RV Sites
Provides up to $5,000 in coverage for accidental damage occurring during the stay to the rented RV Site or Tiny Home, its fixtures/furnishings/equipment, and shared community property (e.g., amenities) caused by members of your registered party or your registered visitors.

Refundable Security Deposit (in lieu of Waiver):
• $349 for Tiny Homes
• $249 for RV Sites
Authorized to the card on file or collected prior to occupancy; refundable within 7–10 business days after checkout, less permitted deductions for damage, loss, violations, or unpaid balances.

10.2 Exclusions / Limits (apply to either option).
The Damage Waiver does not cover and the Security Deposit may be charged for: (i) negligent, reckless, or intentional damage; (ii) theft without a valid police report; (iii) damage discovered to be pre-existing or reported after the coverage period; (iv) normal wear and tear; (v) pest/infestation or animal damage; (vi) loss of use or consequential losses; (vii) fines/fees assessed by the Property Owners' Association due to guest actions. Firefly, acting reasonably, determines cause, scope, and repair/replacement costs.

10.3 Process; Authorization.
All incidents must be reported promptly and no later than 3 days after checkout. You authorize Firefly to charge the card on file for: (a) any non-covered amounts; (b) amounts exceeding the $5,000 Waiver limit; or (c) deductions from the Security Deposit as itemized. Firefly will provide an itemized statement and receipts or reasonable proof of costs on request.

10.4 No Smoking inside any structure. Evidence of indoor smoking authorizes a $500 smoke-remediation fee in addition to other charges.

11) Pets; Conduct; Vaccinations

11.1 Pet-Friendly Policy: Pets are allowed in designated pet-friendly Tiny Homes and RV Sites and across the Resort community. The recommended bathroom area for pets is the designated dog park.

11.2 Disclosure & Reservation Requirement: All pets must be disclosed prior to arrival and included on the reservation. Reservations may include up to two (2) domesticated pets per unit/site. Qualifying service animals are permitted in accordance with law.

11.3 Fees: Pet fees are published at booking and are recouped at the time of booking and/or during the guest check-in process. Fees vary by unit type and stay duration.

11.4 Leash & Control: Pets must remain on a leash not exceeding 6 feet while outside, may not be left unattended outdoors, and may not be tethered to trees, fences, or fixtures.

11.5 Dog Park Use: The designated dog park is the recommended area for pet bathroom needs. Guests must pick up and properly dispose of waste immediately.

11.6 Noise & Behavior: Guests must control barking and noise. Aggressive pets or those showing threatening behavior must be removed from the Property immediately without refund. Past aggression must be disclosed before booking.

11.7 Vaccinations: All pets must be current on vaccinations. Guests must carry vaccination records and present them upon request.

12) Recreational Equipment; Hot Tubs; Safety

12.1 Observe posted rules and exercise care. Decks/patios/stairs may be slippery when wet/icy. No one under 25 may operate grills/fire pits. No one under 18 may use pools/hot tubs without constant adult supervision. Guests assume all risks.
12.2 Hot Tubs (if applicable): Follow posted instructions. Towels must not be hung outside RVs or Tiny Homes. Hot tubs are serviced before arrival. Owner/Firefly are not liable for injury/illness resulting from use.

13) Vehicles; Parking; Golf Carts; RV Requirements

13.1 Parking: Display a valid permit if required. Each site is limited to two (2) vehicles or as otherwise designated for that specific site. All vehicles must be parked completely within the boundaries of the assigned lot or parking pad. Parking on streets, grass, or unpaved areas is strictly prohibited. Overflow or guest parking must be in designated areas only.
13.2 Golf Carts: Must be insured and driven by licensed adults only; proof of insurance must be provided upon request. Failure to provide proof may result in fees up to published amounts (up to $800).
13.3 Number of Cars: Most sites fit two vehicles on the pad.
13.4 RV Standards: Pop-ups/truck campers/tents are prohibited. Class A/B/C Motorhomes, travel trailers, fifth wheels are permitted if ≤10 years old (classic restorations require prior approval). Minimum length 20 ft. All RVs must be well-maintained and roadworthy. Sites with unsafe or inaccessible terrain must be reported; owner may lose rental eligibility until corrected. Pop up campers, Truck/Slide In Campers or Tent Style Campers will not be allowed to stay on site.

14) Common Areas; HOA/POA Rules; No-Smoking Areas

Common Areas may close or be limited without notice; condition/availability not warranted. Comply with posted/POA rules. The pool, clubhouse, store, and other Common Areas are non-smoking. Locked owners’ closets/areas are excluded from the rental.

15) Access; Maintenance; Entry; Expedited Eviction

15.1 Access: Firefly/vendors may enter at reasonable times to inspect, maintain, repair, or address reported issues.
15.2 Expedited Eviction: Failure to comply with these Terms, POA rules, or staff instructions, or engaging in prohibited conduct may result in immediate termination and removal without refund, subject to Texas law.
15.3 Responsible Party: The named Guest must arrive with the party and remain on site throughout the stay. ID may be required at the gate.

16) Relocation; Substitution; Sale/Unavailability

16.1 Relocation/Substitution: Because sites/units are individually owned, availability can change. Firefly may relocate you to a similar RV Site or Tiny Home and will use commercially reasonable efforts to notify you.
16.2 Sale/Unavailability: If an RV Site or Tiny Home becomes unavailable or is sold/withdrawn, Firefly may provide comparable accommodations at no added cost or cancel and refund the reservation.

17) Nature of Stay; Governing Law; Non-Tenancy

17.1 Short-Term License: Your stay is a limited, revocable license; it does not create a landlord-tenant, fiduciary, or agency relationship; no renewal/holdover rights; no subletting/assignment.
17.2 Texas Law; Venue: These Terms are governed by Texas law. Venue lies in a court of competent jurisdiction in Texas.
17.3 Disclaimer of Landlord Obligations: To the extent permitted by law, Firefly disclaims duties applicable solely to residential tenancies (e.g., Texas Property Code, Title 8, Chapter 92).

18) Release & Waiver; Indemnification; Limitations

18.1 Release: YOU WAIVE AND RELEASE all claims against Firefly, Property owner(s), Firefly Property Owners' Association (POA), and their related owners/officers/employees/agents/affiliates (collectively, “Releasees”) for injury, illness, death, damage, or loss arising from occupancy/use of the Property/Common Areas, whether caused by the ordinary negligence of the Releasees or otherwise, including defects/failures of equipment/structures; acts/omissions of third parties; theft or loss of money/jewelry/personal items; criminal acts, fire, casualty; or security/camera unavailability or malfunction. This release does not extend to gross negligence, willful misconduct, or liabilities that cannot be waived by law. In no event, including gross negligence/willful misconduct, shall Releasees be liable for indirect, incidental, or consequential damages.
18.2 Indemnification: To the maximum extent permitted by law, you agree to indemnify, defend, and hold harmless the Releasees from/against all claims, damages, losses, penalties, costs, and expenses (including reasonable attorneys’ fees) arising out of (i) acts/omissions of you/your party/invitees; (ii) your use of the Property; or (iii) your violation of these Terms or law.
18.3 Utility/Service Interruptions: No refunds for temporary outages beyond Firefly’s control. Use surge protection for RV electrical connections.
18.4 Limitation of Liability: If liability is found notwithstanding the above, damages are limited to the amount you paid for your stay.

19) Force Majeure; Attorneys’ Fees; Severability; Entire Agreement

19.1 Force Majeure: Firefly is not liable for delay/failure caused by events beyond reasonable control (e.g., strike, riot, accident, civil disturbance, act of enemy, fire, flood, explosion, casualty, acts of God, shortages, pandemic, war, law/regulation, or similar). Firefly may cancel, credit, refund, or relocate in its discretion. No refunds/credits for weather or inconvenience unless authorized; Guests must comply with evacuation orders.
19.2 Attorneys’ Fees: If Firefly, owners, or authorized local property manager employ counsel to interpret or enforce these Terms, they are entitled to recover reasonable attorneys’ fees and costs from responsible Guest(s).
19.3 Severability/Binding Effect: If any provision is illegal/invalid/unenforceable, the remainder stays in effect. These Terms bind/benefit the parties and their heirs/successors/assigns; you may not assign.
19.4 Entire Agreement: These Terms (including Exhibits and the Resort Operational Schedule Addendum) are the entire agreement for your stay. For third-party bookings, these Terms control to the extent permitted by the platform.

20) Resort Operational Schedule Addendum (Firefly Fredericksburg)

A. Quiet Hours: 9:00 p.m.– 8:00 a.m.
B. Check-In Windows: RV Sites 1:00 p.m.–7:00 p.m.; Tiny Homes 4:00 p.m.–9:00 p.m.; Check-Out 11:00 a.m. for all.
C. After-Hours Emergency Access: Fees as published at booking.
D. Visitor/Extra-Guest Charges: Per-person, per-day rates as published at booking.
E. Pet Fees: Vary by unit/dates; published at booking (max two pets per unit/site; leash ≤6 ft; vaccination records required).
F. Damage Waiver Coverage Amounts: Published at booking for the applicable unit type (replaces prior “Resort Fee” terminology).
G. Trash Collection: Daily pickup begins 10:00 a.m.; place tied bags in bin (if provided) and curbside between 7:00 a.m. and 9:00 a.m.; large items to resort dumpsters.
H. Laundry Room Hours (if applicable): 8:00 a.m.–8:00 p.m.; no exterior clotheslines.Last load to start no later than 6PM. 

21) Pool, Clubhouse & Amenity Rules

Pool/Hot Tub Hours: 8:00 a.m.–9:00 p.m. (closed outside posted hours). No lifeguard on duty; swim at your own risk. Registered guests only unless prior permission for visitor use (fees may apply). Keep gates closed/latched.
Pool Safety: Follow all posted rules. No running/horseplay; no diving; conventional swimwear only; no glass in fenced area; no smoking/vaping in fenced area; no pets on deck/in water (service animals allowed on deck where lawful). Low-volume, family-friendly music only.
Children: Under 18 must be accompanied by an adult in the pool area. Minors in hot tubs must be under active adult supervision; very young children should not use hot tubs. Swim diapers required for any child not fully potty-trained (report accidents immediately).
Clubhouse: Open 8:00 a.m.–9:00 p.m. Children under 18 must be with an adult. Clean up after yourself; no smoking; no pets inside (service animals excepted).
Fitness Room (if available): Use at your own risk; children under 16 need adult supervision; wipe down equipment after use; no wet swimwear on equipment.
Laundry: 8:00 a.m.–8:00 p.m. Do not start new loads after 6:00 p.m.; remove clothing promptly; no dyeing or washing pet beds; report malfunctions.
Restrooms/Showers: Keep clean; no dishwashing in sinks; children should be accompanied by adults.
Propane: Staff-dispensed only during posted hours. Firefly staff cannot fill damaged/expired cylinders.
Camp Store (if any): Open during office hours; pay for all items; no after-hours access.
Garbage: Use dumpsters; bag trash; close lids; do not leave bulk items beside dumpsters.
Playground/Dog Park: Use at own risk; follow posted rules (pick up pet waste; no aggressive dogs).
Amenity Maintenance/Weather: Amenities may close for maintenance or weather. No rate reductions for temporary unavailability. The pool closes during thunderstorms.
Pool Shocking: Firefly may perform pool shock treatments or closures for water quality maintenance after high-occupancy weekends

 

Pool Maintenance: Firefly may perform pool shock treatments or closures for water quality maintenance after high-occupancy weekends.

22) Campfire & Grill Use

Designated Areas Only: Fires only in provided fire rings/pits or designated communal areas. No ground fires.
Attendance/Safety: An adult (18+) must attend lit fires at all times with extinguishing means nearby (water/bucket/extinguisher). Keep flames modest (≈2 ft). Fully extinguish by midnight or earlier if winds increase or you retire.
Fuel: Burn clean firewood/charcoal only. No trash, plastics, treated/painted lumber, or accelerants (e.g., gasoline). Do not cut/collect wood onsite.
Clearances: Keep fires at least 15 ft from RVs, vehicles, propane tanks, or structures.
Grills/Smokers: Operate on stable, non-flammable surfaces; never unattended; dispose of cold ashes properly; turn off propane at tank after use.
Burn Bans: When in effect, no wood/charcoal fires. Controlled propane devices may be allowed per order.
No Fireworks/Explosives anywhere on property.

23) Visitor Policy

Registration: All overnight occupants must be registered. Day visitors must check in at office/gate. Visitor amenity use may require prior permission and fees. You may not exceed your site’s maximum occupancy at any time.
Visiting Hours: 8:00 a.m.–9:00 p.m. No new visitor entry after 10:00 p.m. Day visitors must depart by 10:00 p.m. unless registered for overnight.
Parking: Visitors park only in designated areas or as directed. No parking on empty sites/roads/grass. Unauthorized vehicles may be towed at owner’s expense.
Responsibility: You are responsible for your visitors’ conduct and any violations or damages.
Large Gatherings: Require prior approval; limits may apply.

24) Speed Limits & Vehicle/Parking Rules

Speed Limit: 10 MPH for all vehicles (including golf carts, scooters, and bicycles). Licensed drivers only; no impaired driving.
Prohibited Riding: No ATVs, dirt bikes, or off-road vehicles used recreationally inside the Resort.
Condition: Vehicles must be operational, insured, and in good repair; no fluid leaks or loud exhaust.
Parking: Only in your designated area; do not occupy other sites or block roads. Extra trailers/boats require separate storage by prior arrangement (fees may apply).
Repairs/Washing: No major repairs on property. Vehicle/RV washing by permission only and may incur a fee.
Bikes/Pedestrians: Yield to pedestrians; proper lighting is required after dark.
Golf Carts: Register if required; proof of insurance may be required; licensed drivers only; lights after dark; no off-road use or overloading.
Towing: Vehicles violating rules may be towed at owner’s expense.

25) Prohibited Conduct & Grounds for Removal

Illegal Acts: Absolutely prohibited; law enforcement will be contacted.
Disruptive Behavior: Violence; threats/harassment; hate/discriminatory conduct; public intoxication causing disturbance; lewd/indecent public conduct; persistent excessive noise; property misuse or vandalism.
Weapons: Firearms must remain secured inside your vehicles, RVs, and Tiny Homes and not be displayed. No discharging firearms, projectiles, or fireworks.
Smoking/Vaping: Prohibited inside buildings and amenity areas. Dispose of butts properly.
Drugs: Illegal drugs are prohibited.
Littering: Prohibited; repeat violations may incur fines or removal.
Dangerous Behavior: Any conduct endangering safety (e.g., improper fires, reckless driving) may result in immediate removal.
Non-Compliance: Refusal to follow rules or staff instructions can result in termination without refund.
Fines: In addition to removal, reasonable fines/service fees may be assessed to address violations and actual costs.

26) Liability, Risk & Insurance (Summary)

Use of Resort facilities/amenities is at your own risk. Secure your property; carry appropriate insurance for RV/vehicles/health. Firefly is not responsible for theft or damage caused by third parties, weather, wildlife, or ordinary risks of camping. Use RV surge protection. See Section 18 for complete waiver/indemnity and limits.

27) Emergency & Weather Procedures (Summary)

Emergencies: Call 911 first, then notify the office/after-hours number. Fire extinguishers/AEDs are located at posted points.
Severe Weather: Seek shelter in sturdy buildings  during lightning/high winds; pools close for lightning. Follow official warnings and staff directions.
Flash Flooding/Wildfire/HazMat: Follow evacuation instructions; life safety first.
Communication: Provide a current cell number; pay attention to staff notices/text alerts.
Weather Refunds: Generally not provided; see Force Majeure and cancellation policies.

28) Long-Term Stay (30+ Nights) — Additional Rules (Summary)

Application/Approval: Background and documentation may be required (e.g., ID, insurance, ownership).
Deposits/Payments: Security and/or electric deposits may be required; rent due monthly on the 1st (late fees may apply).
Metered Utilities: Electricity billed by meter; water/sewer/trash generally included unless stated otherwise.
Site Appearance: Maintain a neat site (limited outdoor storage; approved skirting in winter; no permanent structures).
Vehicles: Max two per site unless otherwise approved; vehicles must remain operable.
No Subletting/Assignment; No Commercial Activity open to public from your site.
Mail: Postal mail not accepted at the Resort; use P.O. Box or mail service. Limited package acceptance may be offered as a courtesy.
Residency: The Resort is not a legal domicile; local rules may limit continuous occupancy.
Movability: RVs must remain movable and be relocatable within 24 hours upon request.
Departure: Provide 30 days’ notice to end monthly stays; site must be clean and clear of personal items at departure; deposits apply to damages/unpaid balances.

29) OTAs; Privacy; Messaging

OTA Bookings: Date/night changes must occur through the platform used to book. In emergencies call 911 first, then notify Firefly.
Privacy: Firefly’s Privacy Policy governs collection/use of personal information. You authorize lawful charges to your card for outstanding deposits and authorized amounts under these Terms.
Messaging: Firefly may use third-party messaging (including automated texts). Consent to marketing texts is not a purchase condition. Message/data rates may apply; reply STOP/END/CANCEL/UNSUBSCRIBE/QUIT to opt out; HELP for assistance. Additional messaging terms and the Privacy Policy are available from Firefly upon request.

30) Mandatory Evacuation

If state or local authorities issue a mandatory evacuation including the Resort, you must comply. Upon compliance, you are entitled to a pro-rated refund of rent for each night you cannot occupy due to the order, consistent with applicable law.

31) Items Left Behind; Mail/Packages; Owners’ Closets

Collect belongings before checkout. The Resort does not store unclaimed items; items not claimed within 24 hours may be discarded. The Resort cannot receive mail for individual sites; long-term guests should arrange off-site delivery. Locked closets/areas are for owners’ private property and excluded from rental.

32) Safety; Burn Bans; Restrooms & Showers

Comply with all posted safety notices and any burn bans (no fires when bans are active). Restroom/shower suites are available during posted hours and maintenance windows.

33) Rules Subject to Change; Management Discretion; Right to Refuse

Rules, rates, and policies may change at any time; Firefly will use reasonable methods to notify guests (posting or written notice). Management may interpret/apply rules to protect comfort and safety and may make reasonable one-off accommodations without setting precedent. Firefly may lawfully refuse service or re-entry to anyone who fails to meet criteria or comply with rules (consistent with non-discrimination laws).

34) Governing Law; Severability; No Waiver; Entire Agreement; Acceptance

These Terms are governed by Texas law. If any provision is invalid, the remainder remains enforceable. Firefly’s failure to enforce any part is not a waiver. These Terms (and any signed addenda and your reservation confirmation) constitute the entire agreement and supersede prior statements. By entering the Property and completing check-in (including by checking the agreement box online), you accept these Terms; if you do not agree, notify us immediately—remaining on premises constitutes acceptance.

Exhibit A — Damage Waiver (Summary)

What you choose: At (or before) check-in you must elect either the Non-Refundable Damage Waiver ($29 Tiny Home / $19 RV Site) or a Refundable Security Deposit ($399 Tiny Home / $299 RV Site) for your single, continuous stay.

Coverage if you choose the Waiver: Up to $5,000 per stay for accidental damage to your rented unit/site, its fixtures/furnishings/equipment, and shared community property caused by you, your registered party, or your registered visitors during the covered stay.

Not covered (examples): negligent or intentional acts; willful misconduct; theft without a valid police report; pre-existing damage; normal wear; pest/infestation; loss of use; fines/assessments; any cost after the $5,000 limit. Firefly reasonably determines eligibility and costs.

If you choose the Security Deposit instead: The stated deposit is authorized/collected prior to occupancy and returned within 7–10 business days post-checkout, less lawful deductions for damage, loss, violations, or unpaid balances (with an itemized statement upon request).

How to report: Report any accidental damage immediately (and no later than 3 days after checkout). Failure to report may void Waiver coverage and result in deposit charges (or direct card charges).

Other terms: This Waiver/Deposit is not insurance. It applies only to the single reservation period and is non-transferable. Mediation is required before litigation where lawful; jury trial waived to the extent permitted by Texas law. All other Terms & Conditions remain in effect.

Exhibit B — Optional Travel Insurance (Summary)

Firefly offers optional trip insurance at a cost of 7% of your total booking amount per stay.

Coverage: If purchased, the insurance may reimburse for covered cancellations, interruptions, delays, or other qualifying events, for both you and your registered guests.

Provider & Terms: Coverage is provided by third-party insurers. All reimbursements are governed solely by the insurer’s policy terms and conditions.

Purchase Window: Trip insurance must be elected and purchased at booking (or no later than 24 hours after booking).

Claims: Claims are handled directly with the insurance provider. Firefly will provide the insurer’s contact details and policy documentation upon purchase.