This Guest Agreement (“Agreement”) is entered into by and between you (“Guest”) and Toshi Stay, LLC (“Toshi Stay,” “we,” “our,” or “us”), and governs your reservation and use of the property specified in your booking (the “Property”). By making a reservation and occupying the Property, you agree to all terms, conditions, policies, and procedures outlined herein. If you do not agree to these terms, do not complete a booking.

Definitions
For the purposes of this Agreement, the following capitalized terms have the meanings set forth below unless otherwise defined in context:

• Agreement: This Guest Agreement, including all exhibits and amendments.

• Booking Platform: Any online marketplace used to reserve the Property (e.g., Airbnb, Vrbo, Booking.com).

• Force Majeure: Events beyond reasonable control, including but not limited to natural disasters, pandemics, government orders, or utility failures.

• HOA: Any homeowners’ association or community rules governing the Property.

• Nightly Rate: The published base fee for one night’s occupancy of the Property, excluding fees and taxes.

• Property: The real estate and any furnishings, fixtures, amenities, and grounds included in the reservation.

• Reservation: The confirmed booking of the Property under this Agreement.

• Truvi: The identity verification service used by Toshi Stay.

• Waiver: The non-refundable accidental damage waiver described in Section 6.

1. Booking, Payment & Acceptance of Terms

Your Booking constitutes a limited license to occupy the Property for the duration of your stay. You must be at least twenty-one (21) years of age to make a Booking. Guests under the age of twenty-one (21) must be accompanied by a parent or legal guardian throughout the stay. By completing a Reservation, you confirm your intent to comply with this Agreement, all applicable House Rules, and relevant federal, state, and local laws. Toshi Stay requires identity verification via Truvi prior to check-in. You will not be permitted to check in until your verification has been completed and approved.

2. Cancellations, Refunds & Force Majeure

Your Reservation is binding after the initial 24-hour grace period. You have twenty-four (24) hours from the time of Booking confirmation to cancel your Reservation for a full refund. After this window, your Reservation is non-refundable unless otherwise specified in the property listing or the policies of the Booking Platform used. Toshi Stay properties may have varying cancellation windows depending on the size and location of the Property. For example, our one- and two-bedroom Properties may follow a different policy than our three-bedroom and larger Properties. You are responsible for reviewing the specific cancellation terms applicable to your Reservation prior to confirming your Booking.

If any aspect of the Property is unacceptable, you must notify us within three (3) hours of check-in to request remediation. If you fail to notify us within this window and proceed to stay overnight, you forfeit any right to a full-stay refund.

In rare cases, such as when the Property becomes unavailable due to maintenance issues, regulatory actions, or overlapping bookings, Toshi Stay reserves the right to cancel your Reservation or provide a comparable substitute Property. If no suitable replacement can be offered, Toshi Stay will issue a full refund.

Toshi Stay is not responsible for delays, cancellations, or interruptions caused by Force Majeure. Refunds will not be issued for such occurrences. Guests are strongly encouraged to purchase travel insurance.

3. House Rules & Occupancy Limits

Guest agrees to comply with all Toshi Stay House Rules and any applicable HOA regulations. Each Property has a defined maximum occupancy, which must be respected at all times. Unauthorized guests, events, or gatherings are strictly prohibited. Exceeding the maximum occupancy or hosting unapproved activities may result in removal from the Property without refund and the imposition of additional fines.

Quiet hours are in effect between 10:00 PM and 8:00 AM. Noise complaints, disturbances, or violations of community rules may result in immediate removal. Smoking of any kind is strictly prohibited indoors or in any areas designated as non-smoking. This includes the use of tobacco products, vaping, and marijuana. Guests found to have smoked indoors or caused the Property to retain a smoke or marijuana odor will be charged a smoke odor and cleaning fee.

Guest may not sublet, assign, or re-license the Property, nor conduct any business or commercial activity (including film or photography for compensation) without Toshi Stay’s express written consent.

4. Check-In, Check-Out, and Holdovers

Check-in begins at 4:00 PM and check-out is by 11:00 AM. Guests are expected to wash and leave all dishes in the sink, lock all doors and windows, and return any keys to the designated lockbox. If you check out later than 11:00 AM without prior approval, you will be charged a one hundred dollar ($100.00) late checkout fee for staying one hour late, and a full Nightly Rate for remaining two or more hours past the designated time.

Guests who remain beyond their Booking (“Holdover”) without approval will be charged two times (2×) the current Nightly Rate for each twenty-four (24) hour period, or portion thereof, plus any consequential damages arising from disrupted future Reservations.

5. Property Condition, Maintenance, and Cleanliness

The Property is delivered in professionally cleaned, “as-is” condition. Upon arrival, Guest must promptly notify Toshi Stay of any maintenance issues, safety hazards, or damages within three (3) hours of check-in. Failure to report damages within this timeframe may result in Guest being held financially responsible.

Guest shall maintain the cleanliness of the Property and return it in a reasonably tidy condition. Excessive cleaning, unauthorized rearrangement of furniture, or failure to dispose of trash appropriately may result in additional charges. All amenities and cleaning supplies provided are for in-stay use only and may not be removed from the Property.

6. Damage, Deposits & Waiver

Guest’s Reservation includes a non-refundable Waiver that provides coverage for accidental damages up to two thousand dollars ($2,000.00), subject to exclusions. The Waiver does not cover damages resulting from intentional acts, unauthorized pets, smoking, negligence, or violations of this Agreement. Guest is responsible for all damage beyond the Waiver limits or excluded from coverage.

Guest must report any accidental damage within twenty-four (24) hours of occurrence. Toshi Stay will inspect the Property within twenty-four (24) hours of check-out. Any repair or replacement costs will be itemized and either refunded to Guest or charged to Guest’s payment method on file within fourteen (14) days of check-out.

Toshi Stay reserves the right to charge Guest’s payment method for any damages, excessive cleaning, replacement of lost or stolen items, fines, or penalties associated with violations of this Agreement or applicable laws and HOA regulations.

7. Pets, Service Animals & ESAs

Pets are allowed only in approved Properties and must be disclosed and approved in writing prior to arrival. A maximum of two (2) dogs weighing no more than fifty (50) pounds each are allowed. Pet fees apply per night, per pet, based on home size: $25 for 1‑bedroom homes, $30 for 2–3‑bedroom homes, and $40 for 4+‑bedroom homes. Pets are not allowed for mid-term stays (30+ days), and stays longer than five (5) nights require a higher deposit and written approval.

Guest must follow all pet care rules: keep pets off furniture and beds, crate pets if left unattended, leash pets outside, and remove all pet waste immediately. Guest is fully responsible for all pet-related damage, odors, excessive cleaning, and any resulting lost income. Bringing a pet without written approval will result in immediate cancellation of Guest’s Reservation without refund.

ESAs are not recognized as service animals and follow the same pet rules. Service animals must be disclosed at Booking, and Guest must confirm: (1) the animal is required due to a disability and (2) the work or task the animal is trained to perform. Guest remains responsible for any damage or cleaning related to service animals. Failure to disclose a service animal prior to arrival will result in immediate cancellation without refund.

8. Surveillance, Safety & Noise Monitoring

The exterior of the Property may be monitored by surveillance cameras and/or noise monitoring systems to ensure Guest safety and community compliance. Guest consents to this monitoring and agrees not to tamper with, disable, or obstruct any safety or monitoring equipment. Any interference with these systems will constitute a material breach and grounds for immediate removal.

9. Indemnity, Assumption of Risk & Liability Waiver

Guest agrees to indemnify, defend, and hold harmless Toshi Stay, its affiliates, owners, agents, and employees from any claims, losses, damages, or expenses arising out of Guest’s occupancy, including but not limited to injuries, illness, or property damage. Guest acknowledges that use of the Property and its amenities carries inherent risks and voluntarily assumes all such risks.

Toshi Stay disclaims any warranties regarding the Property’s fitness for a particular purpose or uninterrupted availability. Guest waives any claim for consequential, incidental, or special damages, including those resulting from service outages, mechanical failures, pests, or weather conditions.

10. Legal Terms: Arbitration, Small Claims, Venue & Class Action Waiver

Any dispute arising out of or relating to this Agreement shall be resolved through binding arbitration administered by the American Arbitration Association, to be held in Oklahoma County, Oklahoma, unless Guest brings an individual claim in small claims court within that court’s jurisdictional limits. This Agreement shall be governed by and construed in accordance with the laws of the State of Oklahoma.

Guest waives any right to trial by jury and any right to participate in a class or representative action. If any provision of this Agreement is held unenforceable, the remainder shall remain in full force and effect.

11. Parking & Neighborhood Respect

Guest agrees to park only in designated parking areas for the Property and to ensure that no vehicles block driveways, sidewalks, or street traffic. Guest must comply with all posted neighborhood and HOA parking regulations. Congregating in lawns, driveways, or common areas is prohibited and may result in removal and fines.

12. Allergy & Chemical Sensitivity Release

The Property is cleaned using household-grade disinfectants. If Guest or any member of Guest’s party has known allergies or chemical sensitivities, Guest must notify Toshi Stay prior to Booking. Failure to provide such notice releases Toshi Stay from liability related to allergic reactions or chemical exposure arising from cleaning products.

13. Emergency Procedures & Contact

In the event of an emergency, dial 911 immediately. For non-emergency property issues after hours, contact Toshi Stay via the Booking Platform messaging system. Local emergency service and medical facility contact information is provided in the Guest Welcome Guide.

14. Local Law, Taxes & STR Permits

Guest is responsible for payment of all applicable transient occupancy, sales, lodging, or other local taxes associated with the Reservation. Toshi Stay will collect and remit taxes where required by law. Guest acknowledges that the Property is legally permitted for short-term rental under all relevant city, county, and HOA ordinances. Guest waives any claim against Toshi Stay for permit suspension or fines resulting from changes in local regulations.

15. Lead Paint, ADA & Safety Disclosures

If the Property was built prior to 1978, Guest acknowledges receipt of the EPA pamphlet “Protect Your Family From Lead In Your Home” and the Lead-Based Paint Disclosure. The Property may not be fully ADA-compliant; Guest with accessibility needs should verify features in advance. The Property is equipped with smoke, carbon monoxide, and/or gas detectors as required by law. Tampering or disabling these devices constitutes a material breach.

16. Housekeeping & Mid-Stay Cleaning

Mid-stay housekeeping is available at Guest’s request for an additional fee. The cleaning fee included in the Reservation covers departure cleaning only. Additional cleaning services may be arranged through Toshi Stay.

17. Internet & Utility Outage Disclaimer

Toshi Stay is not responsible for interruptions in internet, cable, telephone, or utility service. No refunds or credits shall be issued for such outages.

18. Data Privacy & E-Signature Consent

By signing electronically, Guest consents to the collection and use of personal data (name, email, payment information) in accordance with Toshi Stay’s Privacy Policy. Guest further consents to the use of electronic signatures as legally binding.

19. Assignment & Succession

Toshi Stay may assign or delegate any of its rights or obligations under this Agreement without Guest’s consent. This Agreement shall inure to the benefit of and be binding upon the parties and their respective successors and assigns.

20. Severability & Waiver

If any provision of this Agreement is held invalid or unenforceable, that provision shall be struck and the remaining provisions shall remain in full force and effect. No waiver by Toshi Stay of any breach shall be deemed a waiver of any subsequent breach.

21. Regulatory Notice & Cure Requirement

Guest agrees that, before reporting any alleged violation of health, safety, housing, or short-term rental regulations to any governmental or regulatory authority (including but not limited to health departments, building code officers, or law enforcement), Guest shall provide Toshi Stay with written notice specifying the nature of the alleged violation and allow Toshi Stay a reasonable cure period of at least forty-eight (48) hours to investigate and remedy the issue. Guest further agrees not to file any formal complaint or report based on permit status or authorization of the Property prior to giving Toshi Stay the opportunity to address the concern. Should Guest proceed to make a report without first complying with this notice-and-cure requirement, Guest shall be responsible for any resulting economic, legal, or reputational damages to Toshi Stay or the Property.

22. Acceptance & Final Terms

This Agreement constitutes a license for temporary use of the Property and shall not be construed as a lease or tenancy under applicable landlord-tenant law. By completing a Reservation, submitting payment, or occupying the Property, Guest agrees to be bound by the terms of this Agreement on behalf of Guest and all individuals in Guest’s party.

This Agreement is binding as of the date of Booking and shall remain in full force and effect throughout Guest’s stay.

Copyright 2025, Toshi Stay, LLC. All Rights Reserved.