Rental Policies


By renting a Vacation Home through

All Seasons, you agree to the following terms:

Check-in is between 4 – 5pm: (You can also make arrangements for late arrivals.)

You will receive directions to your vacation rental and the keys upon check-in at the All Seasons office located at 23804 E Greenwood Avenue, Welches OR 97067. Directions to our office are also on our website  If a late check-in has been arranged keys will not be left for pickup unless we have your signed required documentation.

Check-out is 11am: Please return keys to the office upon departure by 12pm or give us a call to make arrangements for a later drop off. A charge of $75.00 for non-returned or lost keys may be applied to your bill.

All Seasons is proud to provide you with a professionally cleaned and maintained vacation property. Look for special notices and instructions posted in your home and in the guest book unique to your vacation home.

You will be furnished with

  • An initial supply of firewood for a 2 – 3 hour fire in the fireplace or wood stove for each night of your visit. You may purchase additional firewood at the local markets. We do not provide wood for outdoor fires.
  • Bath tissue, paper towels, and dish/hand soap.
  • Linens and towels for the number of people on your reservation
  • Fully equipped kitchens, including pots, pans and utensils.
  • Most homes do not provide long distance service, you will need your cell phone to make long distance phone calls. Some wireless providers have “spotty” service in our area.


Reservation & Payment Policies:

  • Rates are based on double occupancy based on a 2 night minimum and do not include the 7.8% County/State Tax. Discounts, specials or promotions are not reflected in the rate and will be applied at the time of booking if applicable. Rates are determined by: Your particular vacation rental, the number of people, the number of nights rented and the season.  Two children 7 years and younger can stay for free. Additional minimum nights do apply certain times of the year, Holiday weekends, and Thanksgiving – New Years.
  • We accept Visa, MasterCard or American Express and a current card number will be retained until after departure and may be used to cover the cost of: additional rent for people over the amount listed, damages, excessive cleaning, replacement of missing or broken items, hot tub maintenance or draining due to misuse, or other charges incurred by the renter.
  • A 30% reservation deposit is charged per individual reservation and is non-refundable from date of initial booking.
  • Full payment is due 30 days prior to arrival. All holiday reservations booked (Dec 18th – Jan 5th) are due by October 1st prior to the holiday.  There are no refunds for changes or cancellations from All Seasons after final payment. The purchase of Trip Cancellation Insurance is made available at the time of the reservation and up to the date of final payment has been made.
  • Trip Cancellation Insurance offers CSA travel cancellation/interruption insurance to every guest. CSA is authorized by the Oregon Department of Insurance.  Once your payment becomes non-refundable, you may be able to receive a refund of rent and tax if you have purchased the insurance.  For questions concerning the travel insurance, please call CSA directly at 1-(866) 999-4018. The insurance premium is non-refundable.
  • NO Security Deposits:We do not charge our guests a security deposit unless you choose to decline the Vacation Rental Damage Protection plan which covers unintentional damages to the interior of the vacation rental home. If there are any problems caused by your negligence upon check-out which are not covered by the Security Deposit Protection Plan, your current credit card on file will be retained until after departure and may be used to cover the costs of: additional rent for occupants not listed on the reservation, damages, replacement of missing items, cleaning beyond normal expectations, hot tub misuse, or any other expenses incurred by the renter. 
  • Vacation Rental Damage Protection is required. This Vacation Rental Protection Plan covers accidental damages to the rental unit interior that occur during your stay, provided that they are disclosed to management prior to check-out. The policy will pay a maxium benefit of $1500. Any damages that exceed $1500 will be charged to the credit card on file. If you damage the real or personal propertyassigned to the rental accomidation during your stay, the insurer will reimburse the lesser of the cost of repairs or the replacement of the property, up to $1500. Certain terms and condiitions apply. The Vacation Rental Damage Protection can be purchased up to and including at check-in. By submitting payment for this plan, you authorize and request the insurer to pay directly All Seasons Vacation Rentals any amountpayable under the terms and conditions of the Vacation Rental Damage Protection. Please contact All Seasons Vacation Rentals directly if you do not with to participate in this plan, to arrange a $1500 deposit on your credit card. 


Rental Policies:

  • We do not rent to people less than 21 years of age.
  • There are no parties, weddings, or other special events allowed at most of our rentals. There is an additional fee charged to have special events in the few properties that do allow them. We reserve the right to deny occupancy and/or evict any group who has an unauthorized party or event and there is a minimum $450 fee.  There will be no refunds for rents or other charges for unauthorized parties or events.
  • No ATVs, motorbikes or snowmobiles on premises. Camping in RV’s, campers, trailers or tents is not permitted on the grounds of the vacation rental. If members of your group would like to camp, there are several options available in the area, please inquire at our office.
  • Ski Houses, please do not wear ski boots in homes or on decks.  Do not tune or wax ski’s or boards in homes or on the decks or patios.
  • PETS (dogs) are permitted only with prior approval,a one-time $30.00 fee will be charged for each dog (max 3 per home) and the Pet Addendum must be completed. Pets are not allowed in non-pet friendly homes and you will be evicted for non-compliance with this policy. We welcome well behaved dogs only over the age of one in the pet friendly homes. You are responsible for all extra cleaning or damages caused by your pet.  Your dog is to be on a leash at all times when outside. A pet addendum must be signed before keys are issued.
  • The renter agrees to use the property with respect and in the manner of which it is intended. The renter will not bother neighbors. In respect to neighbors, we request quiet time between 10 PM – 8 AM. Please be very aware of this when using the hot tub. All of the units are privately owned; neither the owners nor Property Manager are not responsible for any accidents, injuries or illness that occurs while on the premises or its facilities. The Homeowners/Property Manager are responsible for the loss of personal belongings or valuables of the guest. By accepting this reservation, it is agreed that all guests are expressly assuming the risk of any harm arising from their use of the premises or others whom they invite to use the premise. Keep the property and all furnishings in good order. The occupancy level has been determined for each home and is not to be exceeded. Additional guest staying up to the maximum occupancy must be preapproved and paid for in advance
  • Only use appliances for their intended uses. Please do not move furniture, if furniture is found out of place a fee will be charged to correct. Absolutely no inside furniture is to be used outside during your stay. Each of our homes are privately owned and equipment, amenities and décor will vary from home to home. No items from the home are allowed to be removed or transferred to another rental property. A charge of $35.00 per hour for excessive cleaning or replacement of furniture could be applied to your bill.
  • Since you will be staying in or near the Mt. Hood National Forest, wildlife is all around. To make your stay enjoyable with the “local furry residents” be sure not to leave any food out and to clean BBQ grills after each use (please dispose of ash in trash not in woods). Make sure garbage can lids are on tightly to ensure you are not visited by bears, raccoons etc. Barbecues are not always available in the winter months.
  • Service Calls or Maintenance: We keep all of our properties maintained but as in any home items may need unexpected service. If something is not working properly please notify the office immediately and we will do our best to remedy the problem in a timely manner.
  • We DO NOT ALLOW Smoking in any of our vacation rentals and a charge of $150.00 to purify the air with an ozonater will be charged if smoking has occurred. Smoking is allowed outside only, please use ashtrays provided. Do not liter grounds with cigarette butts.
  • Property Manager has the right at any and all times to enter and inspect the premises.
  • All Seasons is not responsible for lost or stolen items. There will be a $15 handling fee plus shipping for any items left behind that we are requested to return.  We hold items for 30 days then donate to local charity.
  • No refunds will be given due to storms of any kind. We highly recommend four wheel drive and/or chains during the snow months. We do not refund due to road conditions. We will not be held responsible for power outages, severe weather or road conditions, personal differences or emergencies, no refunds will be issued in these cases.
  • Property Manager reserves the right to evict at any time any guest who is not in compliance with the above stated policies. There will be no refunds due to eviction due to non-compliance with our policies.
  • Hot Tub Homes: No children are permitted in hot tubs at any time without adult supervision. When using the hot tub, remember there is a certain health risk associated with this facility. Use at your own risk. Do not stand or sit on the hot tub covers. Hot tub covers are for insulation purposes and are not designed to support a person or persons. They will break and you may be charged for replacement. Remember when not using the hot tub, leave cover on so hot tub will stay warm. Use hot tub cover lift to remove cover from tub. A hot tub addendum is required when renting a home with a hot tub.  See your guest book for hot tub instructions.
  • Departure: All of our homes are cleaned and sanitized before and after your stay so relax during your stay. We’ll take care of the cleaning. When you are ready to depart here is a short list of closing items.
    • Load dishwasher and start
    • Check cupboards and refrigerator/freezer for leftover food to pack.
    • Place all garbage in designated cans. If full, leave bags inside the garage (if your rental has one) or in the home. Trash left outside will be scattered about by wildlife.
    • Leave clean recyclables in designated containers.
    • Turn off hot tub and replace cover and lock
    • Make sure fires in woodstove and fireplaces are completely out
    • Turn heat down to 55 in the winter and off in the summer
    • Close and lock all windows and doors
    • Return keys and any passes or permits to the office

 The renter shall pay any and all legal fees to the owner and agent if any action or suit shall be brought about by the owner or agent for the recovery of rent due, reimbursement of damages, cleaning or other expenses incurred by the renter if they are found liable in a court of law.