Welcome to the Five Oak Collection direct booking website (the “Site”). By accessing or usingthis Site and/or by completing a reservation through our direct booking platform, you (“Guest,”“you,” or “your”) agree to be bound by these Terms & Conditions (the “Terms”). If you do notagree to these Terms, do not use the Site or complete a booking. These Terms, together withthe Rental Usage & Liability Agreement and Rental Rules provided prior to check-in, constitutethe full agreement between you and Five Oak Collection LLC, doing business as Five OakCollection (“The Company,” “we,” “us,” or “our”).

1. Eligibility & Acceptance

By placing a booking throughthis Site, you represent and warrant that you are at least eighteen (18) yearsof age, that you have the legal authority to enter into a binding agreement,and that all information you provide is accurate and complete. You furtheragree that you are the authorized user of the payment method used for thebooking.

2. Booking & Confirmation

All reservations made throughthe Site are subject to availability and confirmation by The Company. A bookingis not confirmed until you receive a confirmation email from The Company.Rates, fees, and availability displayed on the Site are subject to changewithout notice until a booking is confirmed. The Company reserves the right tocancel or refuse any reservation at its sole discretion, including but notlimited to reservations that appear fraudulent, violate these Terms, or aremade by guests who have previously violated house rules or been evicted from aCompany-managed property.

3. Rental Unit

The rental unit (the “RentalUnit”) is the property identified in your booking confirmation. The Rental Unitis privately owned by an independent third party (the “Owner”) for which TheCompany is acting as an authorized property management agent. Photographs anddescriptions on the Site are provided for general illustrative purposes and maynot reflect exact current conditions, furnishings, or views.

4. Rental Party & Maximum Occupancy

The “Rental Party” consists ofthe Guest and any additional persons listed at the time of booking. All membersof the Rental Party are the sole responsibility of the Guest. The maximumnumber of guests permitted in the Rental Unit is as stated in the listing forthe specific property. Unauthorized persons beyond the maximum occupancy willbe charged $150 per day per unauthorized guest. This includes both visitors andovernight guests. If you invite additional visitors, please notify The Companyof the reason and duration of the visit. Only members of the Rental Party arepermitted to stay overnight. Anyone else the Guest allows in the Rental Unit (a“Visitor”) is the sole responsibility of the Guest and is strictly forbiddenunless approved by The Company.

5. Rental Period, Check-In & Checkout

The rental period begins at thedesignated check-in time on your check-in date and ends at the designatedcheckout time on your checkout date, as stated in your booking confirmation(the “Rental Period”). Check-in and checkout times are property-specific andwill be communicated in your booking confirmation and pre-arrival instructions.

Early check-ins and latecheckouts may be available upon request and are subject to additional fees andavailability. Guests who remain beyond their designated checkout time areliable for any associated costs and expenses. For any late checkout, The Companyreserves the right to charge $200 if checkout exceeds 20 minutes past thescheduled time, and a half-day rate if checkout exceeds one hour past thescheduled time.

6. Pricing, Payment & Fees

Rental Rate: Full payment of allposted fees is due at the time of booking unless otherwise stated. All pricesare quoted in U.S. dollars. The Company utilizes third-party payment processorsto handle transactions. By completing a booking, you authorize The Company andits payment processors to charge your selected payment method for the totalreservation amount, including applicable taxes and fees.

Security Deposit / DamageWaiver: A non-refundable damage waiver fee is required for all reservations inthe amount specified at the time of booking. The damage waiver covers up to thespecified coverage amount in accidental damage to the Rental Unit and itscontents during the Rental Period. Guest remains fully liable for any damagesexceeding the waiver coverage amount or any damages resulting from intentionalmisconduct, gross negligence, or violation of these Terms or the Rental Rules.

If the Guest declines the damagewaiver, a refundable security deposit in the form of an authorization hold isrequired in lieu of the waiver, in the amount specified at the time of booking.The security deposit shall be refunded within 7 days of the checkout dateprovided no deductions are made. In either case, Guest may be assessed chargesfor: (a) damage to the Rental Unit or contents thereof; (b) debris or othermess requiring excessive cleaning; (c) any other cost incurred by The Companyas a result of the Guest’s stay, including but not limited to violation ofhouse rules, unauthorized charges, or unreported damages.

Prior to check-in, we will send you a link to a payment portal to collect the applicable damagewaiver fee or security deposit hold.

Ancillary Fees: Additional fees may apply for optional amenities, services, or add-ons selectedby Guest at the time of booking or during the stay, including but not limited to: early check-in,late checkout, pet fees, pool heating, firewood, EV charging, equipment rentals, and otherproperty-specific amenities. All ancillary fees will be disclosed to the Guest prior to or at the timeof charge.

7. Cancellation & Refund Policy

All reservations made through the Five Oak Collection direct booking website are subject to the following strict cancellation and modification policy. By completing a booking, you expressly agree to the terms below. No exceptions will be made unless expressly stated herein.

7.1 Cancellation Schedule

Cancellation penalties are determined by the date on which The Company receives written notice of cancellation relative to the scheduled check-in date. All times are referenced in the local time zone of the Rental Unit.
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Cancellations made 30 or more days before the scheduled check-in date will receive a refund of 50% of the nightly rate as a credit for any future Five Oak Collection booking. The remaining 50%, plus all service fees and the cleaning fee, will be retained by The Company.
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Cancellations made 15 to 29 days before the scheduled check-in date are entirely non-refundable. The Company will retain 100% of the total reservation amount.
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Cancellations made 0 to 14 days before the scheduled check-in date are entirely non-refundable. The Company will retain 100% of the total reservation amount.
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No-shows and early departures are entirely non-refundable. The Company will retain 100% of the total reservation amount. No credit, refund, or rate adjustment will be issued for unused nights.
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For the avoidance of doubt: the damage waiver fee, pet fees, pool heating fees, and all other ancillary fees are non-refundable under all circumstances, regardless of when the cancellation occurs.

7.2 Holiday & Peak Season Reservations
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Reservations that include any of the following dates are subject to a stricter cancellation policy and are entirely non-refundable regardless of cancellation timing:
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a) Memorial Day Weekend (Friday through Monday)
b) Independence Day (July 1–7)
c) Labor Day Weekend (Friday through Monday)
d) Thanksgiving Week (Monday through Sunday)
e) Christmas & New Year's (December 20 through January 2)
f) Any other dates designated as "Peak Season" or "Blackout Dates" by The Company and communicated at the time of booking
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Holiday and peak season reservations are 100% non-refundable. No exceptions.
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7.3 Modification & Rescheduling Policy
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The Company does not guarantee the ability to modify or reschedule any reservation. All modification requests are subject to the following conditions:
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a) Date Changes: Requests to change check-in or checkout dates must be submitted in writing at least 30 days prior to the original check-in date. Date changes are subject to availability and may result in rate adjustments based on the pricing in effect at the time of the modification. A non-refundable modification fee of $150 applies per change. If the modified dates result in a lower total, no refund will be issued for the difference. If the modified dates result in a higher total, the Guest is responsible for paying the difference at the time of confirmation.
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b) Property Changes: Requests to transfer a reservation to a different property within the Five Oak Collection portfolio must be submitted at least 30 days before the original check-in date, are subject to availability and rate differences, and incur a non-refundable modification fee of $150. No downward rate adjustments or refunds will be issued.
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c) Shortening a Stay: Requests to shorten the length of stay are treated as partial cancellations. The cancellation schedule in Section 7.1 applies to the forfeited nights. No refunds will be issued for unused nights if the request is made fewer than 30 days before check-in.
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d) Extending a Stay: Requests to extend a stay are subject to availability and will be charged at the prevailing nightly rate at the time of the extension request, which may differ from the original booking rate.
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e) Modification Deadline: No modifications of any kind will be accepted fewer than 15 days prior to the original check-in date. Any request submitted within this window will be treated as a cancellation subject to Section 7.1.
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f) One Modification Per Reservation: Each reservation is entitled to a maximum of one (1) modification. Any subsequent change request will be treated as a cancellation of the existing reservation and a new booking at the then-current rates.
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7.4 Refund Processing
Where a refund is due under Section 7.1, the refund will be issued as a company credit for future stay 10 business days of the cancellation date. Refund processing times may vary based on your financial institution. The Company is not responsible for delays caused by banks or payment processors. No refunds will be issued in cash, check, or credit toward future stays.
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7.5 Cancellation by The Company
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The Company reserves the right to cancel any reservation at its sole discretion under the following circumstances:
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a) The Guest violates or has previously violated these Terms, the Rental Agreement, or the Rental Rules.
b) The reservation appears to be fraudulent, involves a stolen payment method, or the Guest's identity cannot be verified.
c) Circumstances beyond The Company's control render the property unavailable (e.g., natural disaster, major mechanical failure, government order, force majeure).
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In the event The Company cancels a reservation due to force majeure or property unavailability not caused by the Guest, The Company will, at its sole discretion, either (i) offer the Guest an alternative property within the Five Oak Collection portfolio at a comparable rate, or (ii) issue a full refund of the total reservation amount. The Company shall have no further liability to the Guest beyond this refund, including but not limited to reimbursement for travel costs, alternative lodging, lost wages, or any other consequential damages.

In the event The Company cancels a reservation due to Guest misconduct, fraud, or violation of the Terms, no refund of any kind will be issued.
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7.6 Travel Insurance Recommendation
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The Company strongly recommends that all Guests purchase comprehensive travel insurance at the time of booking to protect against unforeseen circumstances including illness, injury, travel delays, or other events that may necessitate cancellation. The Company is not responsible for losses that would have been covered by travel insurance. The Company's cancellation policy applies regardless of the reason for cancellation, including medical emergencies, weather events, flight cancellations, or personal circumstances.
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7.7 Chargebacks & Disputed Charges
If a Guest initiates a chargeback or payment dispute with their financial institution in lieu of following the cancellation procedures outlined in this Section, The Company reserves the right to:
a) Contest the chargeback and provide documentation of the reservation, agreement, and cancellation policy to the payment processor.
b) Suspend or ban the Guest from making future reservations with The Company.
c) Pursue collection of the disputed amount, including reasonable attorney's fees and collection costs.
d) Report the Guest to industry fraud prevention databases.
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Guests agree that initiating a chargeback for a valid charge under this Agreement constitutes a breach of this Agreement and may result in additional fees of up to $250 to cover administrative and processing costs associated with the dispute. By completing a reservation through the Five Oak Collection website, the Guest acknowledges that they have read, understood, and agreed to this Cancellation, Modification & Refund Policy in its entirety.

8. Pre-Check-In Requirements

Prior to check-in, The Company requires the following, which will be facilitated through a pre-check-in link sent to the Guest:

(a) Execution of the Rental Usage & Liability Agreement (e-signature required).
(b) Submission of a valid government-issued photo ID for identity verification, as required byapplicable regulations.
(c) Payment of the applicable damage waiver fee or authorization of the security deposit hold.

Refusing to comply with these pre-check-in requirements does not make your reservationeligible for a refund.

10. Rental Rules

At all times throughout the Rental Period, the Guest shall and shall cause the Rental Party andany Visitors to abide by the Rental Rules set forth in Exhibit A below. The Rental Rules areincorporated into and form part of these Terms. Guests who violate the Rental Rules are liablefor any associated damages, fees, costs, or expenses. Violators are also not eligible for anyrefunds and may be subject to immediate cancellation and eviction.

11. Access to the Rental Unit

Guest shall allow The Company access to the Rental Unit for purposes of repair and inspection.The Company shall exercise this right of access in a reasonable manner and, except in cases ofemergency, shall provide reasonable advance notice to the Guest.

12. Indemnification & Assumption of Risk

The Guest expressly assumes the risk of harm to themselves, their property, the Rental Party, and any Visitors arising from their use of the Rental Unit and common areas. Guest shall indemnify and hold harmless The Company, the Owner, and any of The Company’s affiliates, employees, agents, representatives, subcontractors, successors, or assigns from and against any liabilities, loss, or damage whatsoever arising from, related to, or in connection with the Guest’s use of the Rental Unit and/or common spaces, including but not limited to any claim for liability for personal injury or damage or loss of property which is made, incurred, or sustained by the Guest, Rental Party, or any Visitors during the Rental Period.

Guest is fully aware of hazards connected with being on the premises, including hazards thatmay be unknown, and hereby elects to voluntarily enter upon the premises and engage inactivities knowing that conditions may be hazardous or dangerous. Guest voluntarily assumesfull responsibility for any risks of loss, property damage, or personal injury, including death, thatmay be sustained, or any loss or damage to property owned by Guest, as a result of being onthe premises, whether caused by negligence or otherwise.

13. Amenity Liability Waiver

Where the Rental Unit includes amenities such as a hot tub, pool, fire pit, grill, game roomequipment, outdoor recreation equipment, bunk beds, or similar features, Guest acknowledgesthat use of such amenities and furniture is entirely at Guest’s own risk. Guest agrees that TheCompany and Owner bear no liability for any injury, illness, death, or property damage arisingfrom the use or misuse of any amenity or furniture, including bunk beds. Guest is responsible forsupervising all members of the Rental Party and Visitors, including children, at all times whenusing amenities.

14. Pool Heating Equipment

Where the Rental Unit includes a pool, all pool heating is managed exclusively by TheCompany. Guest shall not alter, adjust, tamper with, bypass, or attempt to operate any poolheating equipment, controls, or related mechanical systems. All heating requests must besubmitted to and coordinated through The Company, and applicable heating fees must be paidin advance of activation. Any unauthorized attempt by Guest or any member of the Rental Partyto adjust, operate, or bypass pool heating equipment shall result in a fine of $2,000 peroccurrence, in addition to liability for any resulting damage to the equipment or property.

15. Technology & Connectivity Disclaimer

The Company provides WiFi, smart home devices, and other technology as a courtesy. TheCompany makes no guarantee regarding internet speed, reliability, or uptime, and shall not beliable for any loss, damage, or expense arising from technology outages or interruptions. Guestshall not attempt to modify, reset, or tamper with any networking equipment, smart locks,thermostats, noise monitoring devices, or other technology on the premises.

16. Insurance

The Guest expressly recognizes that any insurance for property damage or loss that may bemaintained on the Rental Unit does not cover the personal property of the Guest, and that theGuest is responsible for purchasing their own insurance if such coverage is desired. TheCompany recommends that all guests consider purchasing travel insurance to protect againstunforeseen events.

17. Limitation of Liability

In no event shall The Company’s or Owner’s total aggregate liability to Guest exceed the total rental amount paid by Guest for the applicable Rental Period. The Company and Owner shall not be liable for any indirect, incidental, special, consequential, or punitive damages. The Company is not liable for any failure to perform due to causes beyond its reasonable control, including but not limited to natural disasters, utility failures, government actions, pandemics, or
other force majeure events.

18. Intellectual Property

All content on this Site, including but not limited to text, graphics, logos, images, photographs,and software, is the property of The Company or its licensors and is protected by applicablecopyright, trademark, and other intellectual property laws. You may not reproduce, distribute,modify, or create derivative works from any content on this Site without the prior written consentof The Company.

19. User Conduct

You agree not to use the Site for any unlawful purpose or in any manner that could damage,disable, or impair the Site. You agree not to attempt to gain unauthorized access to any portionof the Site, other accounts, or any systems or networks connected to the Site. You agree not touse any automated means (including bots, scrapers, or spiders) to access the Site or collectinformation from it.

20. Dispute Resolution & Governing Law

Any dispute arising out of or relating to these Terms or your use of the Site or any reservationshall first be submitted to good-faith mediation. If mediation is unsuccessful, the dispute shall beresolved through binding arbitration in accordance with the rules of the American ArbitrationAssociation. The arbitration shall be conducted in the state where the applicable Rental Unit islocated. The prevailing party shall be entitled to recover reasonable attorney’s fees and costs.

These Terms shall be governed by and interpreted in accordance with the laws of the statewhere the applicable Rental Unit is located, without regard to its conflict-of-law principles.

21. Modification of Terms

The Company reserves the right to modify these Terms at any time. Changes will be effectivewhen posted on the Site. Your continued use of the Site or completion of a booking after anychanges constitutes your acceptance of the revised Terms. It is your responsibility to reviewthese Terms periodically.

22. Severability

If any provision of these Terms is found to be invalid, illegal, or unenforceable, the remainingprovisions shall remain in full force and effect.

23. Entire Agreement

These Terms, together with the Rental Usage & Liability Agreement, the Rental Rules, thePrivacy Policy, and any booking confirmation, constitute the entire agreement between you andThe Company regarding the subject matter hereof.

24. Contact Information

If you have questions about these Terms, please contact us at:
Five Oak Collection LLC
Email: hello@fiveoakcollection.com

EXHIBIT A: RENTAL RULES