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SHORT TERM RENTAL TERMS AND CONDITIONS

These ShortTerm Rental Terms and Conditions (“Terms”) govern the occupancy of the Property
identified in the applicable booking confirmation (the “Property”). By booking, checking in, or
occupying the Property, the guest(s) identified in the reservation (“Guest”) agrees to be bound
by these Terms.

1. PARTIES
The Property is owned and/or operated by Pines Point LLC, a New Jersey limited liability
company (“Owner” or “Operator”).
The individual making the reservation represents that they are at least 21 years of age and
legally authorized to enter into this agreement on behalf of all occupants.

 

2. NATURE OF OCCUPANCY
The parties expressly agree that:
(a) This booking constitutes a temporary lodging license, not a tenancy or lease.
(b) No landlordtenant relationship is created.
(c) Guest acquires no possessory interest, tenancy rights, or rights under the New York Real
Property Law, Real Property Actions and Proceedings Law, or rent regulation statutes.

(d) The stay is for transient use only and shall not exceed the maximum duration permitted by
applicable law.

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3. TERM
Occupancy begins at checkin and ends at checkout on the dates stated in the booking
confirmation (the “Term”). Holdover occupancy is prohibited without Owner’s prior written
consent and may result in immediate removal and additional charges.

 

4. COMPLIANCE WITH LAW
Guest acknowledges and agrees that:
(a) Occupancy is subject to all applicable federal, New York State, and local laws, including
zoning, building, fire, safety, and shortterm rental regulations.
(b) Guest shall not take any action that would cause Owner to violate applicable shortterm rental
laws, including but not limited to guestcount restrictions, owneroccupancy rules (where
applicable), or prohibited building designations.
(c) Owner may terminate occupancy immediately and without refund if continued occupancy
would violate applicable law.

 

5. OCCUPANTS AND USE
(a) Maximum Occupancy. Only the number of guests disclosed in the reservation may occupy
the Property.
(b) No Parties or Events. Parties, events, commercial use, or unlawful activity are strictly
prohibited.
(c) Residential Use Only. The Property may be used solely for temporary residential lodging.
(d) No Subletting or Assignment. Guest may not sublicense, assign, or permit unregistered
occupants.

 

6. PROHIBITION OF ILLEGAL ACTIVITIES
Guest and all occupants and invitees shall not use, permit, or facilitate the use of the Property (or
any common areas) for any unlawful purpose or in violation of any applicable federal, state, or
local law, ordinance, regulation, or building rule. Prohibited conduct includes, without limitation:
(a) the use, possession, manufacture, sale, or distribution of illegal drugs or controlled
substances; (b) unlawful possession, use, or discharge of firearms, ammunition, or other
weapons; (c) prostitution, human trafficking, or solicitation; (d) illegal gambling; and (e) any
conduct that endangers persons or property or constitutes a nuisance. Owner may, in its sole
discretion, report suspected illegal activity to law enforcement and cooperate fully with any
investigation. Any violation of this Section is a material breach and may result in immediate
termination of occupancy, removal from the Property, and forfeiture of all amounts paid to the
maximum extent permitted by law, in addition to Guest’s responsibility for all resulting losses,
damages, claims, fines, penalties, and costs (including reasonable attorneys’ fees where
permitted).

 

7. HOUSE RULES
Guest agrees to comply with all posted or provided house rules, including but not limited to rules
regarding:
• Noise and quiet hours
• Smoking and vaping (if prohibited)
• Pets (if permitted or prohibited)
• Trash disposal
• Parking
• Building rules
Violation of house rules constitutes a material breach under these Terms and may result in your
immediate removal from the Property, without refund at the sole discretion of the Owner or its
agents.

 

8. FEES, TAXES, AND PAYMENTS
(a) Guest is responsible for all rental charges, cleaning fees, maintenance fees, damage fees, and
applicable state and local occupancy or sales taxes, whether collected directly by
Owner/Operator or via a booking platform.
(b) Owner/Operator may charge for excessive cleaning, missing items, rule violations, or damage
beyond ordinary wear and tear.
(c) Guest hereby authorizes Owner/Operator to store the provided credit card or bank account
details for the purpose of recovering any unpaid rent or other funds required as part of this short
term rental. In the event of any outstanding charges incurred by the Guest, Owner/Operator
reserves the right to charge the credit card provided or deduct the charges from the specified
bank account. Owner/Operator will provide an itemized statement of any charges incurred.
(d) Guest expressly waives the right to initiate a chargeback for any payments made towards this
Rental Agreement. Guest acknowledges that all transactions related to this Renal Agreement are
considered final and non-refundable.

 

9. Cancellations
(a) Guest agrees that no cancellations or refunds are permitted once the booking is
confirmed.
(b) Failure to check in on the scheduled arrival date without prior notification will be considered
a no show and the reservation will be non-refundable.
(c) Certain other fees, such as cleaning, administrative and other service fees may be non-
refundable, even if a reservation is cancelled or modified.

 

10. SECURITY DEPOSIT / DAMAGE
A Security Deposit is required in order to book a rental of the Property. The Security Deposit is
due no later than 3 days before check in. The Security Deposit will be processed as a temporary
authorization placed on Guest’s Credit card. Guest is responsible for any damage to the
Property, furnishings, or common areas caused by Guest or invitees. Owner may apply any
security deposit or charge the payment method on file to cover losses.

 

11. MAINTENANCE AND CONDITION
Guest accepts the Property “as is” and agrees to promptly report maintenance issues. Guest shall
not perform repairs or alter the Property. In the event of any malfunction or maintenance issue,
Operator will make best efforts to promptly initiate repairs or replacements. However, Owner
shall not be held for any damages, losses, or inconveniences caused by equipment failures or
maintenance issues.

 

12. RIGHT OF ENTRY
Owner and Owner’s agents may enter the Property upon reasonable notice for inspection,
maintenance, safety concerns, or as required by law, or immediately in an emergency.

 

13. ASSUMPTION OF RISK; RELEASE
Guest assumes all risks associated with occupancy of the Property and surrounding premises and
releases Owner/Operator and its members, managers, and agents from liability for personal
injury, property damage, or loss except to the extent caused by Owner’s or Operator’s gross
negligence or willful misconduct.

 

14. INDEMNIFICATION
Guest agrees to indemnify, defend, and hold harmless Owner and Operator and their members,
managers, and agents from all claims, fines, penalties, damages, or expenses arising from Guest’s
use of the Property, both to person and property or the breach of these Terms or violation of law.
This indemnity provision includes, but is not limited to, subrogation claims by third parties.

 

15. TERMINATION
Owner may terminate occupancy immediately for violation of these Terms, house rules, or
applicable law. Upon termination, Guest shall vacate immediately. No refund is required where
termination is based on Guest’s breach.

 

16. NO WAIVER
Failure by Owner to enforce any provision shall not constitute a waiver of future enforcement.

 

17. GOVERNING LAW; VENUE
These Terms shall be governed by and construed in accordance with the laws of the State of
New York, without regard to conflictoflaws principles. Venue shall lie exclusively in the state or
federal courts located in New York.

 

18. SEVERABILITY
If any provision is held unenforceable, the remaining provisions shall remain in full force and
effect.

 

19. ENTIRE AGREEMENT
These Terms, together with the booking confirmation and any house rules, constitute the entire
agreement between the parties and supersede all prior communications.

 

20. ELECTRONIC ACCEPTANCE
Acceptance by electronic means, including through a booking platform or digital
acknowledgment, such as DocuSign or other electronic signature platforms, constitutes a valid
and binding acceptance of these Terms.

 

21. FORCE MAJEURE
Owner shall not be liable for, and shall be excused from, any failure or delay in performance
under these Terms (including, without limitation, making the Property available for occupancy or
permitting continued occupancy) to the extent caused by events beyond Owner’s reasonable
control (“Force Majeure Event”). Force Majeure Events include, but are not limited to: acts of
God; fire; flood; hurricane; storm; earthquake; epidemic or pandemic; public health emergency;
war; terrorism; civil unrest; labor disputes; utility outages; failure of public infrastructure;
governmental orders, laws, regulations, travel restrictions, or shutdowns; condemnation; or any
other event or circumstance not reasonably foreseeable or preventable by Owner.
In the event a Force Majeure Event renders the Property unavailable, illegal to occupy, unsafe, or
materially impracticable to use for the booked stay, Owner may cancel the reservation or
terminate occupancy upon written or electronic notice. In such event, Owner’s sole obligation
shall be limited to refunding any prepaid rental amounts for nights not used, less any
nonrefundable fees, platform fees, or costs already incurred, unless a greater refund is
required by applicable law or bookingplatform policy.
Guest acknowledges that no refund or credit shall be owed for Force Majeure Events that do not
directly prevent lawful occupancy of the Property, including events that impact travel plans,
personal circumstances, or preferences.

 

22. ARBITRATION; WAIVER OF JURY TRIAL
Except as expressly provided below, any dispute, claim, or controversy arising out of or relating
to these Terms, the Property, the booking, or Guest’s occupancy (collectively, a “Dispute”) shall
be finally resolved by binding arbitration administered by the American Arbitration
Association (“AAA”) in accordance with its Commercial Arbitration Rules (or, if applicable,
its Consumer Arbitration Rules), as modified by this section, and governed by Article 75 of the
New York Civil Practice Law and Rules (“CPLR”).
Seat and Venue.
The seat of arbitration shall be New York, New York, and the arbitration shall be conducted in
New York County, New York, unless the parties mutually agree otherwise.
Arbitrator.
The arbitration shall be conducted by a single neutral arbitrator who is an attorney licensed to
practice law in the State of New York with at least ten (10) years’ experience in commercial or
realestaterelated disputes.
Authority of Arbitrator.
The arbitrator shall have exclusive authority to resolve all disputes relating to the interpretation,
applicability, enforceability, or formation of this arbitration agreement, including any claim that
all or part of this agreement is void or voidable. The arbitrator may award any relief available at
law or in equity, except that the arbitrator may not award punitive or exemplary damages
unless expressly required by applicable law.
Provisional Relief; CarveOuts.
Notwithstanding the foregoing, Owner may seek temporary, preliminary, or injunctive relief
in a court of competent jurisdiction located in New York to prevent unlawful occupancy,
trespass, holdover, damage to property, or violation of house rules, without waiving the right to
arbitrate the underlying Dispute.
Costs and Fees.
Each party shall bear its own attorneys’ fees and costs, except as otherwise awarded by the

arbitrator pursuant to applicable law. Arbitration fees and arbitrator compensation shall be
allocated in accordance with the applicable AAA rules, subject to reallocation by the arbitrator in
the final award as permitted by law.
Confidentiality.
The arbitration proceeding, all submissions, and any award shall be confidential, except to the
extent disclosure is required to enforce or challenge the award, or as otherwise required by law.
Waiver of Class Actions and Jury Trial.
The parties agree that all Disputes shall be brought on an individual basis only, and not as a
class, collective, or representative action. EACH PARTY KNOWINGLY AND
VOLUNTARILY WAIVES ANY RIGHT TO A TRIAL BY JURY with respect to any
Dispute.
Judgment on Award.

Judgment upon the arbitration award may be entered in any court of competent jurisdiction in the
State of New York.
Survival.
This arbitration agreement shall survive the termination of Guest’s occupancy and these Terms.

 

23. MONITORING OF COMMON AREAS
Guest acknowledges and agrees that the exterior and interior common areas of the Property
(which may include, without limitation, entrances, driveways, parking areas, walkways, lobbies,
hallways, stairwells, elevators, shared amenities, and other shared spaces) may be monitored by
video surveillance and/or other security devices. Such monitoring is used for safety, security,
property protection, and rule enforcement purposes. No cameras or recording devices are
permitted in private interior living spaces (e.g., bedrooms and bathrooms). Guest has no
expectation of privacy in monitored common areas. Recordings, if any, may be reviewed by
Owner or Operator and shared with law enforcement, or other parties as reasonably necessary to
address security incidents, claims, or violations of these Terms. Where required by law, audio
recording is disabled or additional notice/consent will be obtained. By occupying the Property,
Guest and all occupants consent to the foregoing monitoring. Notwithstanding the foregoing, any
monitoring devices will be disabled under any circumstance in which Guest rents the entirety of
the Property.

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The Terms and Conditions herein apply to Pines Point LLC and its affiliates.

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Booking and Reservation:

Reservations are subject to availability.

Guests must provide valid identification and a credit card upon check-in.

Full payment may be required at the time of booking or upon arrival, depending on the reservation type.

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Cancellation Policy:

Guests may cancel their reservation for a full refund if the cancellation is made within 7 days of booking and more than 7 days prior to the check-in date. If a guest cancels after the 7-day booking window, or if the cancellation is made 7 days or fewer before the scheduled check-in date, a cancellation fee equal to 50 percent of the total reservation cost will apply.

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Check-in and Check-out:

Check-in time is at 3pm, and check-out time is at 11am.

Early check-in and late check-out requests are subject to availability and may incur additional charges.

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Payment and Charges:

Rates are quoted in U.S. Dollars and are subject to taxes and fees.

The Pines Point reserves the right to pre-authorize credit cards prior to arrival.

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Guest Responsibilities:

Guests are responsible for their personal belongings during their stay.

This is a self-sufficient space. Daily housekeeping is not included, but specific requests can be accommodated as needed.

Damages to Pines Point property caused by guests will be charged accordingly.

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Behavior and Conduct:

Guests are expected to conduct themselves in a respectful manner and adhere to the properties policies.

The Pines Point reserves the right to refuse service and accommodation if guests violate policies or engage in illegal activities.

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Liability:

The Pines Point is not liable for any loss, damage, or injury incurred during the stay, including but not limited to accidents, theft, or health issues.

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Amendments and Modifications:

The Pines Point reserves the right to modify these terms and conditions at any time.

Guests will be notified of any significant changes in advance.

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Jurisdiction:

These terms and conditions are governed by the laws of Suffolk County in the State of New York.

Any disputes arising from these terms and conditions will be resolved in Suffolk County in the State of New York's courts.

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Contact Information:

For inquiries or assistance, please contact our email stay@pinespoint.co

By making a reservation or staying at our Pines Point, you agree to abide by these terms and conditions.

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Terms and Conditions for Security Cameras

1. Purpose of Security Cameras:

   • Security cameras are installed on the premises of Pines Point for the purpose of enhancing the safety and security of our guests, employees, and property.

2. Areas Covered:

   • Security cameras may cover public areas such as entrances, corridors, parking lots, and other common areas within the property premises, such as the shared living spaces and kitchen.

3. Data Collection:

   • The cameras may capture video and audio recordings. These recordings are used solely for security purposes, including monitoring for safety incidents, theft prevention, and investigation of suspicious activities.

4. Access to Recordings:

   • Access to recorded footage is restricted to authorized personnel of Pines Point for security and operational purposes.

   • Law enforcement authorities may be granted access to recordings upon request and in accordance with applicable laws.

5. Retention Period:

   • Recorded footage is retained for a limited period, typically 2 weeks, unless it is needed for investigation or legal purposes.

6. Guest Privacy:

   • Guest privacy is respected at all times. Cameras are not installed in private areas such as guest rooms, bathrooms, or any other areas where an individual would have a reasonable expectation of privacy.

7. Notice to Guests:

   • Signs indicating the presence of security cameras are prominently displayed in public areas where cameras are operational.

8. Use of Footage:

   • Recorded footage may be used as evidence in any legal proceedings or investigations related to security incidents or breaches of Pines Point policies.

9. Liability:

   • Pines Point is not liable for any loss or damage incurred as a result of the operation or malfunction of the security cameras, except where such liability cannot be excluded under applicable law.

10. Amendments:

    • These terms and conditions regarding security cameras may be amended from time to time at the discretion of Pines Point. Any significant changes will be communicated to guests in advance.

11. Contact Information:

    • For questions or concerns regarding security cameras and their use, please contact stay@pinespoint.co

By staying at Pines Point, guests acknowledge and agree to the use of security cameras as outlined in these terms and conditions.

Booking Modifications: Changes to reservations, including dates, room types, or guest details, may be subject to availability and additional charges.

Payment: Payments for reservations, additional services, and incidental charges must be settled upon check-out unless otherwise specified.