Terms & Conditions

The Reserve at DFW

7185 Stephenson Levy Rd • Burleson, TX 76028 • (817) 405-4090 • hq@reservedfw.com

TERMS, CONDITIONS, RULES & REGULATIONS

These Terms, Conditions, Rules & Regulations (“Rules”) apply to all guests, residents, visitors, occupants, and invitees (collectively, “Guests”) of the property operated by BURLESON RV COMMUNITY LLC (“Management”). These Rules are incorporated by reference into, and form part of, every reservation agreement, monthly agreement, long-term RV placement agreement, or lease (each, an “Agreement”). Each Guest will be asked to sign a written acknowledgment of these Rules; however, entering or remaining on the property also constitutes acceptance of these Rules. If an Agreement directly conflicts with these Rules, the Agreement controls.

Management reserves the right to amend these Rules at any time upon notice, to refuse service to anyone, and to remove any Guest for violation of these Rules or for conduct deemed unsafe, disruptive, or unlawful. No refunds are issued for voluntary departure, eviction, acts of nature, or removal by Management or law enforcement.

1. LEGAL STATUS OF OCCUPANCY

  • Transient Guests. Nightly and weekly Guests (stays under 30 nights) occupy their site under a revocable license to use temporary site and utility services. No tenancy, lease, or interest in real property is created, and such Guests are transient guests, not tenants.

  • Long-Term Residents. Guests staying 30 nights or longer, or under a monthly Agreement, occupy their site under the terms of their signed Agreement and applicable law.

  • Agreed Notice Period. The parties agree that, for any long-term Resident, the notice-to-vacate period under Texas Property Code § 24.005 is shortened by agreement to one (1) day for any default, including nonpayment, superseding the statutory three-day period. This provision is a contracted notice period within the meaning of § 24.005(a).

2. RESERVATIONS, PAYMENTS & FEES

  • Deposits. All nightly/weekly reservations require a deposit equal to the first night plus tax. All stays 30 nights or longer require a $250 deposit unless otherwise stated in the Agreement.

  • Card on File. A valid credit card must remain on file at all times. Guest authorizes Management to charge the card on file for any unpaid site fees or utilities, damage to property, cleaning fees, fines, returned-payment fees, and any other amounts owed under these Rules or the Agreement.

  • Cleared Funds. A payment is made only when received and cleared. A payment that is later returned, reversed, or disputed without basis is treated as never made, and a $35 returned-payment fee applies. Personal checks are not accepted at check-in.

  • Resort & Other Fees. Certain amenities and services may incur additional fees (e.g., resort fees, site-lock fees). Amenities are not guaranteed and may be closed due to seasonality, maintenance, repairs, capacity limits, or other reasons. All applicable taxes and fees are disclosed during the reservation process and in the confirmation email.

3. CANCELLATION POLICY

  • Nightly/Weekly (under 30 nights). 14+ days prior to arrival: refund of deposit minus a $20 processing fee. 13 days or fewer prior to arrival: deposit forfeited. After check-in: no refunds. Holiday reservations require 30-day cancellation notice. Refunds issue in the original form of payment.

  • Monthly or Longer Stays. See your individual Agreement.

4. CHECK-IN & CHECK-OUT

RV/Tent sites: check-in 1:00 PM, check-out 12:00 PM. Early check-in or late check-out may be available for a $30 fee with same-day approval. Guests who fail to arrive within 24 hours of check-in time without advance notice are a no-show and forfeit their deposit.

5. BACKGROUND CHECKS

All Guests age 18 or older may be required to pass a background check prior to staying at the park. Guests subject to a lifetime sex-offender registration requirement will not be permitted on the property.

6. SITE ASSIGNMENTS & RV REQUIREMENTS

  • Site numbers may change unless a paid site-lock fee is applied.

  • Only certified RVs (Class A, B, C, fifth wheels, travel trailers) are permitted unless otherwise designated. Tents and pop-ups only on tent-approved sites.

  • RVs must be in good working order, free of leaks, and visually maintained. Management may inspect any RV or personal property and refuse admission if deemed unsafe or unsuitable.

  • Guests must keep their site clean. Failure to clean upon departure may result in additional charges.

7. PARK RULES & CONDUCT

  • Quiet Hours. 8:00 PM – 8:00 AM. No loud music, disruptive activity, or noise that disturbs neighbors at any time.

  • Speed Limit. Park-wide limit 10 MPH. Guests are responsible for the conduct of their visitors.

  • Sewer & Utilities. Positive sewer seal required (Texas law). No leaks. No wipes, sanitary products, or foreign objects in the sewer system. No cheater boxes, pigtails, or unauthorized electrical modifications. Electric space heaters prohibited unless approved. The park is not responsible for electrical components in or on RVs.

  • Pets. Pets must be leashed outside and never left unattended. Immediate waste pickup required; $50 fine per violation. No aggressive breeds or animals exhibiting aggressive behavior. Excessive barking not permitted.

  • Trash. Dumpsters are for bagged household trash only. No mattresses, appliances, furniture, construction debris, or loose trash. Do not leave trash outside your RV.

  • Site Appearance. Outdoor items (chairs, tables, grills) kept neat and close to the RV. No indoor furniture outdoors. Outdoor rugs in good repair. Clotheslines not allowed.

  • Flags & Signage. Only U.S. and Texas flags are permitted. No political flags, banners, or divisive signage.

  • Internet. Wi-Fi availability is not guaranteed. Guests may need their own router and CAT5/CAT6 cable.

  • Parking. Maximum 2 vehicles per site, space permitting. No parking on grass. All vehicles must be operational and legally tagged. Additional trailers require Management approval.

  • Prohibited Conduct. Disorderly conduct, drunkenness, illegal drugs, threatening, aggressive, disruptive, or vulgar behavior, damage or vandalism, or violation of law or these Rules may result in immediate removal (subject to Section 12 for long-term Residents). No refunds will be issued.

8. LATE FEES & PAYMENT DEFAULT (LONG-TERM RESIDENTS)

  • $25 late fee plus $10 per day after the due date, as provided in the Agreement. Late fees and daily charges continue to accrue until the balance is paid in full or possession is recovered.

  • Any balance more than 8 days past due constitutes a default, and Management may issue a notice to vacate.

  • Partial payments do not cure a default and do not waive Management's right to proceed unless agreed in writing. Acceptance of any payment after a notice to vacate is issued does not waive the notice unless the balance is paid in full in cleared funds before the vacate deadline.

  • Unpaid balances may be charged to the card on file. If suit is filed, Management will seek all unpaid amounts, amounts accruing through recovery of possession, court costs, and attorney's fees.

9. ASSIGNMENT & SUBLETTING

Guests may not sublet their site, transfer their reservation, or allow others to take possession without written approval from Management. Any unauthorized occupant is a trespasser.

10. MAINTENANCE & DAMAGE

Guests must keep their site clean and in the same general condition as received. Alterations or repairs to park property are prohibited without written authorization. Guests are financially responsible for all damage caused by themselves, their pets, or their visitors, and for any required repairs or cleanup.

11. NO-REFUND POLICY

Aside from cancellation-policy refunds, all stays are non-refundable. Management may, at its discretion, issue a credit valid for up to 12 months.

12. DEFAULT, REMOVAL & EVICTION

  • Transient Guests. A transient Guest's license may be revoked at any time for nonpayment, rule violations, unsafe behavior, or illegal activity. Upon revocation, the Guest must vacate immediately upon demand. Failure to leave, or use of services without payment, may be treated as criminal trespass and/or theft of service, and the RV and personal property may be removed or towed at the Guest's expense.

  • Long-Term Residents. For nonpayment, rule or Agreement violations, unsafe behavior, or illegal activity, Management may issue a written notice to vacate with a deadline of one (1) day after delivery, per the agreed notice period in Section 1. If the Resident fails to vacate by the deadline, Management will file an eviction suit (forcible detainer) in Justice Court seeking possession, all unpaid and accruing amounts, court costs, and attorney's fees, and will recover possession by writ of possession. A judgment may affect the Resident's credit and rental history.

  • Attorney's Fees. Under Texas Property Code § 24.006, Management is entitled to recover attorney's fees and costs in any eviction proceeding, and the prevailing party in any suit under the Agreement is entitled to recover reasonable attorney's fees and costs.

  • Abandonment. A site is deemed abandoned if the Resident is in default and has removed a substantial portion of personal property, or has been absent for 5 consecutive days while in default. Upon abandonment, Management may retake the site and remove and store remaining property at the Guest's expense, with disposition as permitted by law.

13. LIABILITY & INDEMNITY

To the fullest extent permitted by law, all persons entering the property do so at their own risk. Guests hereby waive, release, and discharge BURLESON RV COMMUNITY LLC, its owners, managers, employees, agents, and affiliates from all liability for personal injury, theft, property damage, fire, flood, acts of nature, accidents, or negligence of guests or third parties. Guests shall indemnify and hold harmless the company from all claims, damages, losses, and expenses (including attorneys' fees) arising from their stay or actions.

14. EMERGENCIES

Dial 911 for emergencies. Guests must follow all instructions from staff during emergency situations.

15. MANAGEMENT RIGHTS; GENERAL

  • Management reserves the right to modify these Rules at any time upon notice, refuse service, limit occupancy and length of stay, enforce all policies, and remove any Guest without refund, subject to Section 12. This is private property. Guests are responsible for their visitors' compliance.

  • Severability; No Waiver. If any provision of these Rules is held invalid or unenforceable, it will be enforced to the maximum extent permitted, and all remaining provisions remain in full force. No delay or partial enforcement by Management waives any right or remedy.

  • Governing Law & Venue. These Rules and each Agreement are governed by Texas law, with exclusive venue in the courts of the county in which the property is located.

ACKNOWLEDGMENT

By signing below, Guest acknowledges receipt of these Rules, agrees to comply with them, agrees that these Rules are incorporated into Guest's Agreement, and specifically agrees to the one (1) day notice-to-vacate period in Section 1.