Terms and Conditions

Pearl Heights Homes – Terms & Conditions
(Operated by PR Portfolio Properties LLC, a Texas limited liability company)

Welcome to the terms and conditions governing all short-term rental properties operated by Pearl Heights Homes. These terms outline important legal rights and obligations, so please read them carefully. By booking a stay with Pearl Heights Homes, you automatically acknowledge and agree to all of the terms and conditions listed below.

Booking through a third-party platform does not waive Pearl Heights Homes’ rights under these terms and conditions. Please note that the cancellation policy may vary by property. Refer to the specific cancellation terms listed for the property you are booking. Unless otherwise stated, the following terms apply to all reservations.

Age & Occupancy Restrictions
Guests must be at least 25 years old to rent any of our properties. Pearl Heights Homes reserves the right to request a valid government-issued ID from the reservation holder at any time as proof of age. The reservation holder must be present on-site for the entire duration of the stay.

Maximum occupancy for each property is based on the number of guests the property is listed to accommodate. Unless pre-approved in writing, exceeding the maximum occupancy at any time will result in a minimum $500 charge to the credit card on file and may result in immediate termination of the reservation without refund. Pearl Heights Homes reserves the right to inspect the premises to ensure compliance with occupancy limits.

Parties
House parties, weddings, or large gatherings are strictly prohibited at all properties. If a party is held at the property, as evidenced by a noise complaint, security report, or excessive trash or damage, the guest will be charged for the full cost of cleaning and repair or replacement of damaged items.

Vehicle Limits
Each property has specific vehicle limits as stated in its listing. Guests must adhere to these limits unless an exception is requested and approved in writing. Driving or parking on lawns or grassy areas is strictly prohibited. Any vehicles parked in unauthorized areas may be subject to towing or ticketing, and Pearl Heights Homes is not responsible for any related costs. To comply with city and county short-term rental permit regulations, driveways and parking areas at certain properties may be monitored by exterior video surveillance for security purposes. There are no cameras or recording devices inside any property or private space.

Internet Availability
Most properties offer WiFi as a complimentary service provided by a local internet provider. However, Pearl Heights Homes cannot guarantee reliable internet service, as circumstances beyond our control may cause interruptions or reduced performance. No refunds or reimbursements will be issued for internet-related issues. Guests who require consistent, high-speed connectivity are encouraged to bring their own mobile hotspot.

Check-in & Check-out Times
Check-in time is 4:00 PM, and check-out time is 10:00 AM. Unless a late check-out has been pre-approved in writing, Pearl Heights Homes reserves the right to charge for an additional night if guests remain past the designated check-out time.

Smoking & Pet Policy
Smoking and pets are strictly prohibited in all properties unless explicitly stated otherwise in the listing. Any violation of this policy will result in an automatic minimum $500 charge to the credit card on file to cover additional cleaning and remediation costs.

Property Cleaning & Damage Disclosure
Pearl Heights Homes reserves the right to charge the credit card on file for any damages to the property or its contents, including the cost of repairs or replacements. Standard cleaning is included after check-out; however, if the property is left in an excessively poor condition (e.g., unwashed dishes, trash, excessive mess), an additional cleaning fee may be charged.

For direct bookings: By completing your reservation and providing a valid payment method, you authorize Pearl Heights Homes to charge the card on file for any additional cleaning, damages, or policy violations as described herein.

Cancellation & Refund Policy

• A 100% refund will be issued if the reservation is canceled within 24 hours of booking, minus a 5% processing fee.
• A 100% refund of the initial payment will be granted for cancellations made at least 30 days prior to check-in, minus a 5% processing fee.
• 50% refund for cancellations made at least 14 days before check-in.
• No refund for cancellations made within 14 days of check-in.

If the property becomes inaccessible or experiences a prolonged outage of essential systems (such as water or electricity), guests may be eligible for a refund or rescheduling. Refunds will not be issued due to weather, event cancellations, or other external factors beyond our control.

In cases of government orders, declared emergencies, or events that make the property legally uninhabitable, Pearl Heights Homes may issue a refund or reschedule at its reasonable discretion.

Items Left at Property
A $25 fee plus the cost of packing and shipping will be charged to retrieve and return any personal items left behind. Pearl Heights Homes is not responsible for lost or misplaced items and will not cover replacement costs. Any items not claimed within 10 days of departure will be discarded or donated.

Waiver of Liability
By proceeding with a reservation and checking into the property, the reservation holder and all guests (“Guests”) acknowledge and agree to release and waive all liability in consideration for being permitted to enter and stay at the property (“Property”). Each individual enters the Property at their own risk and assumes full responsibility for their safety and well-being.

Guests expressly release, waive, discharge, and covenant not to sue Pearl Heights Homes, the Property owner, or their affiliates for any injury, loss, or damage arising during the stay.

This waiver does not apply to injuries or damages directly caused by the gross negligence or willful misconduct of the property owner, management, or their contractors.

Termination of Occupancy
Upon termination of occupancy, Guests shall:

• Ensure all occupants have vacated the Property by the agreed check-out time;
• Remove all personal belongings from any parking or storage areas;
• Leave the Property in the same condition as it was upon arrival, except for normal wear and tear.

Personal Property and Injury

• Owner Insurance: The Property owner does not provide insurance coverage for Guests’ personal property or vehicles against loss or damage from fire, theft, vandalism, weather, or other causes. The owner and management are not responsible for personal injury except in cases directly related to the Property’s condition.
• Guest Insurance: Guests are strongly encouraged to obtain travel or rental insurance covering loss, damage, or injury.
• Indemnity: Guests agree to indemnify, defend, and hold harmless the Property owner and Pearl Heights Homes from any claims, legal actions, or expenses resulting from injury, damage, or loss during their stay, regardless of cause.

Pearl Heights Homes maintains standard short-term rental liability coverage in compliance with local regulations; however, this does not extend to guests’ personal property or travel interruptions.

Mediation
Guests agree to attempt mediation for any dispute or claim arising from this Agreement before pursuing arbitration or legal action. Any mediation fees shall be shared equally among all parties.

This Agreement is governed by the laws of the State of Texas, and all disputes shall be adjudicated exclusively in Bexar County, Texas.

Joint and Individual Obligations
If multiple individuals are listed as Guests, each is fully and individually responsible for fulfilling all obligations under this Agreement, both jointly and separately.

Entire Agreement
This Agreement constitutes the entire understanding between the Owner, Pearl Heights Homes, and the Guest. It supersedes any prior discussions or agreements. If any provision is deemed invalid, the remaining provisions remain enforceable. The waiver of any breach shall not be interpreted as a continuing waiver of future breaches.

Release
In consideration of the right to stay at the Property, Guests agree to release, to the fullest extent permitted by law, the Property owner, Pearl Heights Homes, and their members, officers, employees, agents, contractors, and affiliates from all liability or responsibility for any personal injury, death, property damage, or other loss sustained by Guests or any other person permitted onto the Property during the rental period. This release is binding upon Guests’ heirs, executors, administrators, and assigns.

Pearl Heights Homes is operated by PR Portfolio Properties LLC, a Texas limited liability company. All rental agreements are entered into with PR Portfolio Properties LLC, doing business as Pearl Heights Homes.

(Last Updated: November 2025)