Resort Policies

CHECK-IN & CHECK-OUT DETAILS:

We provide contactless check-in and check-out. You will be texted check-in instructions and a code to access the property by 3pm (MST) the day of check-in. The code will be used to open the gate at the ranch entrance and to unlock your cabin. It's active from 4pm (MST) the day of check-in to 11am (MST) the morning of check-out. If you have booked multiple cabins, it is your responsibility to communicate with the individuals staying in each of the cabins you've reserved and share with them the codes and instructions for accessing the property. For security reasons, we cannot share this information with anyone other than the individual listed on the reservation.

EARLY CHECK-IN OR LATE CHECK-OUT

Early check-in or late check-out may be available upon request for a small fee. Please contact us before your arrival on the day of check-in to see if we can welcome you at an earlier time. If you would like a later check-out, please contact staff to check availability and avoid being locked out of your cabin. We love to allow our guests to stay as long as possible, but in order to provide an amazing experience to all guests, any unapproved late check-outs will result in additional fees. Late check-outs after 2pm (MST) will be charged for an additional full night's rate. If the cabin has been reserved by another guest that evening and is unavailable for a reservation extension, all personal effects will be removed from the cabin at check-out, and an extra cleaning fee will be assessed.

CHECK-OUT INSTRUCTIONS:

Check-out is at 11am (MST). For a late check-out (fee applies), please contact a staff member to avoid being locked out of your cabin. Check-outs after 2pm (MST)will be charged for another night’s stay. To help reduce waste, feel free to leave any unopened food or drinks you’d prefer not to pack. We’ll gladly pass them along to those who can use them. Please wash any dishes used and take all trash to the nearest dumpster (see map). Lock your cabin and (if used) please ensure your key is safely located in the provided lockbox and that the lockbox is locked. Please text us when you’ve departed.

TERMS AND CONDITIONS:

FORCE MAJEURE

Holmstead Ranch Resort shall not be liable for any failure or delay in providing accommodations, services, amenities, or access to the property due to circumstances beyond its reasonable control, including but not limited to acts of God, severe weather, wildfire, flooding, drought, earthquakes, epidemics, pandemics, public health emergencies, government actions or restrictions, utility outages, road closures, natural disasters, labor disputes, civil disturbances, acts of terrorism, or any other unforeseen event that makes operation of the resort unsafe, impractical, or impossible.

If Holmstead Ranch Resort determines that a Force Majeure event materially affects a guest's reservation or the safe operation of the property, the Resort reserves the right to cancel, modify, relocate, delay, or restrict reservations, activities, amenities, or access to portions of the property without liability for any consequential, incidental, or indirect damages, including but not limited to travel expenses, lost wages, alternative lodging costs, or other related expenses.

In the event that a reservation must be canceled by the Resort due to a Force Majeure event, guests will be offered either a refund of monies paid for unused lodging accommodations or a reservation credit toward a future stay, at the Resort's discretion and as permitted by applicable law.

Guests are strongly encouraged to obtain travel insurance to protect against losses resulting from unforeseen events, travel interruptions, or cancellations.

The temporary closure or unavailability of specific amenities, recreational activities, roads, trails, beaches, lakes, fire pits, grills, internet service, utilities, or other features of the property due to Force Majeure events shall not constitute grounds for a refund, discount, or cancellation unless otherwise determined by Resort management.

ASSUMPTION OF RISK, WAIVER, RELEASE OF LIABILITY, AND INDEMNIFICATION AGREEMENT NOT TO HOLD HOLMSTEAD RANCH RESORT, LLC LIABLE FOR NEGLIGENCE

I, in consideration for being granted entrance onto and use of  Holmstead Ranch Resort and the surrounding property (the “Property”), the sufficiency of which is hereby acknowledged, agree to release, indemnify, hold harmless and forever discharge Holmstead Ranch Resort, LLC, and its agents, employees, officers, directors, independent contractors, volunteers, and affiliates (collectively referred to as “Holmstead Ranch” or “released party”) of and from any and all claims, demands, causes of action, lawsuits,  damages, and liabilities, of every kind and nature, whether known or unknown, in law or equity, that I ever had or may have, arising from my entrance upon, and use of, Holmstead Ranch and any and all devices therein. I hereby make such release of Holmstead Ranch and waive any claim against it, whether caused by the negligence of  Holmstead Ranch or otherwise.

I understand that the activities that I may participate in while visiting the Property have inherent dangers and may cause serious injury, including bodily injury, damage to personal property, and/or death. I acknowledge that these dangers may arise from the presence and use of farming machinery, all-terrain vehicles, open water, shallow water with low visibility, undeveloped and hazardous terrain, farm animals, playground equipment, wild animals and reptiles, unfinished construction, lawful hunting activities occurring on neighboring public lands or other activities beyond the control of Holmstead Ranch, and many other sources found on the Property not listed herein.

I understand that swimming, wading, fishing, paddleboarding, kayaking, beach activities, and all other water-related activities involve inherent risks, including but not limited to drowning, slips and falls, submerged objects, collisions, changing water conditions, equipment failure, and other hazards that may result in serious injury or death. I voluntarily assume all risks associated with the use of the lake, beach, and any watercraft or recreational equipment provided or made available on the Property.

I understand that Holmstead Ranch Resort is a rural property and that natural hazards may exist, including uneven terrain, wildlife, insects, reptiles, livestock, agricultural operations, changing weather conditions, and limited visibility after dark. I voluntarily assume all risks associated with such conditions and agree to exercise reasonable caution while on the Property.

I understand that due to the rural location of the Property, emergency medical, fire, law enforcement, towing, repair, and other emergency services may experience delayed response times compared to urban areas.

I understand the inherent dangers within the Property, and I am not relying on Holmstead Ranch to list within this document, or to tell me in person or through posted signage, all possible risks of participating in any activity therein. I understand that Holmstead Ranch makes no guarantee regarding the availability, condition, or uninterrupted operation of any specific amenity, activity, equipment, vehicle, utility, internet service, or recreational feature on its premises. I understand that Holmstead Ranch does not warrant or guarantee an environment that is free from hazards. I understand, on behalf of myself, my heirs, assigns, and next of kin, that I waive all claims for damages, injuries, death, or property loss arising from my presence on or use of the Property that I may have against the released parties, whether caused by the negligence of the released parties or otherwise. I agree that I am solely responsible for the actions and care of any minors accompanying me in any way and agree to indemnify Holmstead Ranch for any injuries or losses suffered by any such minors while on the Property.

By this waiver, I assume any risk associated with participating in group activities and lodging in a group setting.  I agree to hold Holmstead Ranch harmless for any injury I sustain that is caused by another participant at the Property.  I waive any claim against Holmstead Ranch for any damages or injuries resulting from an intentional act effectuated by any individual that is not considered a released party. I agree that Holmstead Ranch is not responsible for my safety or for the safety of any minor accompanying me.

I understand that the Property is located in a high-risk fire zone, and that I am not authorized to start or maintain any fires on the Property without explicit authorization from Holmstead Ranch Resort management. In the event I receive authorization to start or maintain a fire on the Property, I agree that I will do so only within designated fire pits, that I will not leave any fire unattended, and that any fire will be completely extinguished with water after use. I understand that I may be held personally liable for any fire I start or maintain that spreads and causes personal injuries or property damage, including to persons or property outside of the Property, and I agree to indemnify and hold Holmstead Ranch harmless for any such damages I cause from fires.

I acknowledge that the risks described in this Agreement are not exhaustive and that additional known or unknown risks, hazards, and dangers may exist on the Property. I voluntarily assume all such risks, whether specifically identified herein or not.