Agreement Form

Please click here to download a pdf copy of our cabin agreement form: AMAZING BRANSON RENTALS VACATION RENTAL AGREEMENT

If you have any questions about your rental agreement please contact us.

Amazing Branson Rentals Agreement

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WELCOME!   We look forward to having you stay and enjoy our Vacation Rental. We have prepared a wonderful place for you and your family.  Please enjoy our home and keep in mind your safety and others.  

This agreement is made between you (tenant) and the Amazing Branson Rentals’ management company, Alpha Omega Management LLC. Called Management in this agreement.

Description of Rental Property: The rental property is the one you selected on reservation application on

Supplied:  Linens, Kitchen equipment (Dishes, Pots, Dishwasher, Oven, Appliances, etc) Detergents, Dish Soap, TV’s, Washer/Dryer, Cable/Satellite TV, WIFI, air conditioner, 1 toilet paper on roll and 1 under cabinet for each bathroom, 1 roll of paper towels, enough firewood for a fire each night, propane for propane grill.

Guests Bring: Toiletries (Soap, shampoo, etc); Food; Beverage; Clothing;  Management supplies toilet paper/firewood to start you off. Any additional items must be provided by Renter at Renter’s sole expense.


Please read your Vacation Rental Agreement carefully before you begin your vacation. Any monies received by Amazing Branson Rentals (herein referred to as ABR) for occupancy of Vacation Property indicated the acceptance of the terms of our Vacation Rental Agreement in full. All policies are strictly enforced. It is the responsibility of all guests and members of their party to be familiar with all policies pertaining to rental. When you made your reservation on line you have already accepted this agreement.  So no action is required. 30% of your rental total is due upon booking.

DAMAGES/ACCIDENTS/CLEANING TO RENTAL UNIT. Leaseholder agrees to notify the Rental Agent as to any damages or accidents that occur to the premises, to both real property and personal property during your rental period. DAMAGES MUST BE REPORTED PRIOR TO CHECK-OUT IN ORDER FOR THE RENTAL AGENCY TO REPAIR/REPLACE SAID DAMAGES. OTHERWISE, ALL DAMAGE COSTS WILL BE THE RESPONSIBILITY OF THE LEASE HOLDER. If your property is left in an unsatisfactory condition, trash not removed, dirty dishes, furniture moved, and so on, there will be an additional cleaning charge, charged to your account. All of our properties are NON SMOKING. If we find that there has been smoking in the property an air quality fine of up to $1500 will be charged to the departing guest. Plus any other costs that may occur to clean up the smoke damage in the home.  Smoking is only allowed outside if the remnants are properly disposed of. PETS. Dogs only are allowed in designated Pet Friendly homes. NO EXCEPTIONSPets are limited to domestic, housebroken dogs.  Please inform the reservationist at the time of booking your reservation or when making online include the pet option.   Any violation with pets in a non-pet home will be cause for termination of tenancy with no refund. Additional charges may be incurred to clean the property. Please remember, your pets are in unfamiliar surroundings and should not be “locked up” or left unattended.

The Guest understands that ABR rents to responsible adults over the age of 25 ONLY.

AMAZING BRANSON RENTALS VACATION RENTAL AGREEMENTHold Harmless:  Manager attempts to maintain cabins in excellent condition.  Manager expresses no guarantees, express or implied, regarding suitability for any particular use.  Manager is not responsible for any inconveniences for which owner has not immediate control.  These may include but not limited to: breakdown of electronics, Jacuzzis, appliances, power outages, construction in area, etc.  Owner not liable or responsible for any injuries that may occur to tenant and/or invitees that is caused by intentional, unintentional, negligent, or careless acts of said Tenants and or invitees. The Management shall have the right to re-enter the Rental Property and remove or have removed all persons there from, and in such event, Renter agrees to forfeit all payments made on account of this Rental Agreement and all remedies and rights they may possess here under if unacceptable conduct occurs by tenants/guests.

DISPUTES/JURISDICTION/ATTORNEY’S FEES. This agreement shall be governed by and interpreted in accordance with the law of the State of Missouri, and this agreement be treated as though it were executed and were to have been performed in Stone/Taney County, Missouri. Any controversy or claim arising out of or relating to this Agreement or its breach thereof, shall be settled by final and binding arbitration before a single arbitrator in the County, Missouri area in accordance with the Rules of the American Arbitration Association and judgment upon the award rendered by the arbitrator may be entered in any court having jurisdiction thereof. The arbitrator will award to the prevailing party, as determined by the arbitrator, all costs, fees, and expenses related to the arbitration, including reasonable attorney’s fees. If a party initiates or commences an action in violation of this provision, the said violating party agrees to pay all costs and expenses, including reasonable attorney’s fees, incurred by the other party in defense of said action, irrespective of the outcome of said action. In the event that an action is brought in violation of this provision, such action nevertheless shall only be instituted and prosecuted in the courts of County, Missouri. Tenant specifically consents to such jurisdiction and to extraterritorial service of process.

Cancellation: We suggest you purchase the travel insurance. This will cover you for most cancellations with a full refund minus the cost of the premium. In the event you do not purchase the coverage and the Renter cancels the reservation for any reason the management will work with you to try and re-rent the dates held for your reservation If the cabin can be re-rented the management you will be refund minus a bank/admin fee. A minimum of $ 100.00 cancellation fee (bank/admin) will be charged if the property can be re-rented. If not re-rented the amount already paid towards the rental will be forfeited. TRIP CANCELLATION INSURANCE is intended to protect the tenant’s travel investment in the event of unforeseen death or illness or severe accident that would necessitate cancellation of your trip and rental. Alpha Omega Management will provide you with details of this plan. This coverage is OPTIONAL.  To accept coverage, send us an email or select this option upon making your reservation. Coverage will begin 24 hours after Alpha Omega Management receives your payment. This coverage is underwritten by CSA. All cancellations or reservation changes (including changing dates or switching homes) must be made in writing.

Occupancy: Each cabin has a maximum amount of guests that are allowed which is strictly enforced. If occupant exceeds the bed limit for any reason you are considered in violation of this agreement and will be charged a minimum fine of $100 per person per night. In addition occupancy limits for day usage for occupant’s guests and invitees are limited to 2 times the premises occupancy or bed limit.  A charge of $50 per extra person per day will be charged.  Signatory of this lease must be at least 25 years of age and be present during the entire term of the lease. Any leaseholder found to be in breach of this contract will be subject to expedited eviction procedures.

CONSIDERATION: In the event that Renter’s reservation for the Rental Property is not available management reserves the right to relocate Renter to a different rental property within the manager’s rental program or that of another company. Every effort will be made to ensure that the replacement property is reasonably comparable to the original Rental Property. Alpha Omega hall not be held responsible for changes made by owners or printing errors. We do not move people, give refunds due to construction noise, or guarantee views. Recompense will not be issued due to malfunctioning equipment, housekeeping issues, or other tenant’s dissatisfaction. All grievances must be expressed to the management company in writing on the day of check-in, otherwise refunds, is nay, will not be considered. Tenant agrees to indemnify and save individual homeowners, Management and its employees, free and harmless for any liabilities or any loss or damage whatsoever arising from, related to or in connection with rental of the premises including but not limited to any claim or liability for personal injury or damage or loss of property which is made, incurred or sustained by tenant or guests of tenant.


Noise: Tenants shall be entitled to the quiet enjoyment of the premises and must reciprocally respect the rights of the neighbors to the quiet enjoyment of their respective properties. No bothersome noise is permitted after 11 PM.

No Illegal Drugs or Minor Consumption of Alcohol or Fireworks: There shall be no use of any fireworks, illegal drugs or consumption of alcohol by minors of tenants/visitors on/in the grounds of property.

Renter’s Responsibilities of Check in and Check-Out Time:

Check in: anytime after 3PM   Check-Out Time 11 AM for most properties. Newton Lodge, Creekside Condo and the Gypsy Del has: 4 PM check in and Check out at 12:00.  The Renter shall give over possession of the Rental Property to the Owner in the same condition of order and repair as it was when the Renter took possession at Check-In Time. Failure to comply with pre-departure cleaning requirements resulting in excessive cleaning will be charged to your credit card at $45/hour, with a one-hour minimum:

1) Place used towels in the bathtub.
2) All dirty dishes, cookware and eating utensils should be washed, rinsed, dried and put away in the proper location.
3) Floors should be in generally good condition and ready to be vacuumed by our housekeepers.
4) All household trash, garbage, recycling and/or other discarded items should be properly bagged up so as to avoid spillage/leakage, and deposited in the proper refuse containers provided. Please do your best to help us recycle by hauling it out with you. Cabins are located in wooded settings where wildlife abounds – therefore, under NO circumstances should household refuse be deposited and/or otherwise left unsecured outside or additional charges may apply. Pick-up of household refuse can be arranged for extended stays.
5) Refrigerator and microwave should be left clean and free of food.
6) All appliances (stove, oven, BBQ, etc.) should be left in a clean condition and free of spills and grease.
7)  All litter must be picked up from the premises and placed in the outside garbage cans, tied securely in trash bags.
8) Please try not to leave any pet hair in the home! Duct tape works great on furniture
10. A late check-out fee of $ 20.00 per hour (or portion of) will be charged for late check-out. Tenant does not have the right to use or occupy the rental until check in time

Acts of God:  Owner shall not be liable for events beyond Owner’s control which may interfere with Renter’s occupancy of the Rental Property, including but not limited to acts of God, acts of governmental agencies, fire, strikes, war, inclement weather or noise from nearby construction sites. Please purchase the CSA Insurance offered.  No rebate or refund will be offered in these circumstances.

LOST AND FOUND.  Management returns lost items upon request by Tenant. Returns are done through U.S. Postal system or any other source deemed necessary at the expense of the Tenant. Management makes every effort to locate lost items but is not responsible for items left or lost by Tenant. The guest agrees to pay $25 plus shipping and handling for any item that needs to be mailed back. Management may use a local mail business to handle returns.

PETS: Pets are allowed as long as the applicable pet fees have been paid. Unauthorized occupancy of pets will result in immediate eviction and loss of all rents and deposits. If discovery of unauthorized pets is made after your departure, a penalty of $75/day plus any additional cleaning charges will be assessed. If you are given permission to bring a pet the following rules must be followed:

1) $12 per night/$50 per week usage fee for each pet. There is an additional $25 added to the original cleaning fee.
2) No pets on any furniture or bedding.
3) Please do your best to remove all pet hair to avoid additional cleaning time/charges.
4) All waste must be picked up and placed in the garbage cans tied securely in trash bags.
5) No pets in the hot tub or bath tub.
6) Pets should not be left unattended in cabin unless crated.
7) Include the damage waiver policy.  This will give you coverage of up to to $1500 caused by authorized pets  per the CSA policy.
8) Any cleaning that must be done will be charged to renter at rate of $45 an hour.

SERVICE ANIMALS: Many of our properties have never had animals.   We have some properties that do have animals.  If you have a service animal you will need to send the physician letter to use at least 72 hours prior your arrival.  You also must inform us in writing that you have a service animal that will be staying in the property.  The properties that have not ever had animals are for the owners/guests that have allergies or reactions to animals. You must inform us if you have a service animal upon making your reservation. Some of our properties have never had an animal in them due to disabilities.

LINENS & TOWELS: Bath towels, sheets, pillows and blankets are provided. We do not provide any linens or towels for outdoor use. DO NOT take the cabin’s linens or towels outside. Bring items with you that you may need for hot tub use, sunbathing, or smoking outside. Please allow us to wash the cabin’s linens unless you need clean linens during your stay. 

WOOD STOVE/FIREPLACE:  During winter months some properties provide firewood ! Do not put anything except wood or wood products in the fireplace. Do not put any flammable material on or near any heat source, such as the electric baseboard or wood stove. DO NOT LEAVE CABIN WITH A FIRE IN THE WOOD STOVE OR FIREPLACE!

FIRE in FIREPITSome of our properties in Branson Cedars have access to a fire pit near the swimming pool.  You will need to bring firewood to this venue.

SMOKING: Smoking is NOT permitted in any Amazing Branson Rentals. Smoking is allowed outside as long as butts and ashes are not left behind. Discard the butts and ashes in the outside garbage. Do not throw butts on the ground (including the fire ring) or bring them into the cabin. If there is any tobacco smell in the cabin after your departure, there will be a minimum $250 charge. Oil lamps, candles and incense are not permitted due to the long-lasting odor. If these policies are violated, there will be a charge for excessive cleaning.

PLUMBING: Do not put any feminine products in the toilet. The toilets are water-saving models and don’t have a strong flush – limiting the amount of toilet paper used will help prevent a clog. Plungers are provided if a clog occurs. Please do not pour grease down the drain. Grease pots are provided.

WINTER CONDITIONS: We will attempt to have the driveway and walkways clear of snow before your arrival. A shovel is provided should you need it during your stay. Please be cautious when there are icy conditions. During the winter months, it may be required to carry chains or have traction tires. 4 wheel drive is recommended.

HOT TUB: For Properties with Hot Tubs:  The hot tub pump will kick on periodically to circulate, filter and heat the water. It will activate automatically. You do not need to do a thing. It will do this even while the hot tub cover is on. This is normal. The water level will be filled to the proper amount upon your arrival. Please take care not to splash too much water out, or be tempted to add more water. Altering the amount of water in the hot tub can disturb the chemical balance. Please carefully remove the hot tub cover when you are ready to enjoy it, and remember to replace the cover after your relaxing soak. The cover MUST remain on the hot tub when not in use in order to maintain its temperature. Please remember that absolutely NO suds of any kind, oils, or food is allowed in the hot tub. There is a hose next to the tub to rinse any excess sand that may be tracked in on your feet. This is very important as all of these things affect the filtering system. Draining and cleaning out the tub and filter system is very time consuming and costly. Also, after refilling the tub it can take 24 to 36 hours to reheat. Obviously this would not make for a pleasant arrival for our next guest. Therefore, please note: If the hot tub must be drained and cleaned after your stay, we will charge you a fee of $200.

SWIMMING POOL & SPA DISCLAIMER (for Properties with Pools)

I fully understand the potential dangers that swimming pools present to infants, children, teenagers, and adults, and I fully understand and agree to abide by ALL of the SWIMMING POOL RULES listed below. I agree to hold the property owners/management/individual cabin owners completely harmless against any and all liability, loss, damage or expense, including, without limitation, attorney’s fees and cost of litigation, resulting from any and all swimming pool accidents or incidents occurring at the property. I agree to keep the door of the gate that opens to the pool area closed at all times. I also agree an adult must be present to supervise any children or teenagers in the swimming pool area. I agree to NEVER leave a child or teenager unattended on the property. Swimming Pools can be extremely dangerous for unsupervised children and teenagers, as well as adults swimming alone. Swimming pool accidents can happen to anyone, regardless of swimming ability, therefore we require that the following rules are strictly adhered to: SWIMMING POOL RULES:1. All children and teenagers, regardless of swimming ability, are to be constantly

supervised by an adult that can swim and is able to jump into the pool to assist a child in danger of drowning.2. Keep a phone nearby to call 911 in the event of any swimming pool accident. All adults must know the house address. 3. Swimming alone is not permitted, regardless of swimming ability or age. 4. Don’t leave any toys in the pool when the pool is not in use. Toys are an invitation for children to explore an unattended pool. 5. No running or jumping around the pool area is permitted. 6. No horseplay is permitted. 7. Be familiar with pool rescue protocols. 8. Be familiar with emergency CPR. 9. No glass items are allowed in or near the pool. 10. Alcoholic beverage consumption is NOT permitted in pool area. Persons under the influence of alcohol must not enter the pool. 11. Please notify us of any potentially dangerous pool or backyard condition that may be present.12. For sanitary purposes, we respectfully request that all children that are not fully potty-trained wear s

PAYMENT. The rent required under this agreement is set forth in the Terms and Conditions Sheet attached hereto. Thirty percent (30%) of the Rental Rate (hereinafter, “Advance Payment”) plus the optional Trip Cancellation Insurance Premium, as described is required upon making the reservation. Upon making the reservation you are excepting and executing this Agreement. The next payment of 70% of the rental rate will be due 30 days your arrival date. No bill will be mailed. This final payment will be charged automatically unless you tell us otherwise. You will be sent an updated statement and receipt for the transaction.

METHOD OF PAYMENT. The payments required herein must be made in U.S. funds and may be made by personal check via electronic payment or credit card. A $35.00 handling fee will be charged for all returned checks. No personal checks will be accepted within the 30-day period prior to check-in and possession of property.

TAXES. The following taxes shall be collected by Alpha Omega Management pursuant to Missouri law: 6.1% Sales Taxes are subject to change per State/County changes made. Taxes will be disbursed upon termination of tenancy or a material breach of this Agreement.

This agreement, combined with any and all community rules and regulations (f applicable serves as the entire agreement. No additional provisions are expressed or implied. Once making the reservation by the tenant/guest, this agreement is in force and accepted by all parties.

If this is followed, I am sure you will enjoy your stay.

Thank you     Alpha Omega Management, LLC