Guest Terms and Conditions

Effective 11 October 2026. These terms replace every earlier version.

Questions about anything here: stay@parsonshotels.com · (480) 781-0717 (Arizona) · (207) 633-3100 (Maine inns).

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Part 1 — Terms for every stay

1. Who you are booking with

1.1 Arizona homes and estates are offered by VR Acquisitions Management, LLC, doing business as Parsons Hotels & Villas ("we", "us"). It is the business that charges your card. 1.2 Our Maine inns are part of Parsons Hotels & Villas, and each is operated by its own company: Guy's Inn LLC for Greenleaf Inn and Anita's Inn LLC for Admiral's Quarters Inn. That company is the business that charges your card, and "we" in these terms includes it. 1.3 "You" means the person who makes the reservation. You are responsible for everyone in your party and every visitor you allow onto the property.

2. What these terms cover

2.1 These terms apply to every stay booked with us directly — on parsonshotels.com, by phone, by email, or on any of our websites. 2.2 If you booked through Airbnb, Vrbo, Expedia, Booking.com or another platform, that platform's payment, cancellation, refund and damage terms govern your booking. The house rules in sections 6 to 12 and the property-specific terms in Parts 2 and 3 still apply to your stay. 2.3 If something in your written confirmation differs from these terms, the confirmation wins for that booking.

3. Booking and confirmation

3.1 A reservation is confirmed when we have taken the deposit and sent you a written confirmation. If your booking is under review (section 4.4), it is confirmed only when we approve it. A calendar hold without payment is not a reservation; online holds expire after two hours. 3.2 The person booking must be at least 30 years old for an Arizona home and at least 18 years old for a Maine inn room, and must be staying at the property. We do not rent Arizona homes to high-school or college groups. 3.3 Identity check and rental agreement. Before arrival we ask you to verify your identity through our secure online ID check, and for Arizona homes to e-sign the rental agreement for your stay. We may hold back door codes until both are complete. If you cannot complete them, we may cancel the reservation and refund what you have paid. 3.4 The total shown before you pay — nightly rate, fees and taxes — is the total for the stay as booked. Anything charged later is either something you add (such as an approved early check-in) or a charge under section 9.

4. Payments

4.1 Arizona homes: if you book more than 90 days before arrival, 50% of the total is due when you book and the balance is charged automatically to the same card 90 days before arrival. If you book within 90 days of arrival, the full amount is due when you book. 4.2 Maine inns: the full amount is due when you book. The amount due today and the date of any later charge are shown before you pay and on your confirmation. If we take less than the full amount when you book, the balance is charged automatically to the same card on the date shown there. 4.3 Fees: Arizona homes carry a cleaning fee, a damage waiver (section 9) and, where the home has a heated pool, a pool and spa service fee. A processing fee is shown as its own line. Every fee is shown before you pay. 4.4 Review before charge. For some direct online bookings — a first stay with us, a deposit over $2,000, or a stay over $10,000 — your card is authorized but not charged while a member of our team reviews the booking and contacts you. If we approve it, we charge the authorized amount. If we cannot approve it, we void the authorization, cancel the booking, and nothing is charged. The authorization may appear as pending on your statement until it is charged or released, which is up to your card issuer. 4.5 Taxes: we collect the lodging taxes the law requires and remit them. In Arizona that is state, county and city or town transaction privilege and transient lodging taxes; in Maine it is the state lodging tax. The rate is shown on your quote.

5. Cancellations and changes (direct bookings)

5.1 Standard policy. Payments are non-refundable once made, unless you added the cancellation waiver in 5.2. 5.2 Cancellation waiver (optional, Arizona homes). At booking you can add a cancellation waiver for 10% of rent and fees. It lets you cancel for any reason and be refunded the share below of what you have paid, less the cost of the waiver:

You cancel	Refund
60 days or more before arrival	100%
30 to 59 days before arrival	75%
3 to 29 days before arrival	50%
Less than 3 days before arrival	none

The waiver can only be added at booking. It is not travel insurance. 5.3 Changes. We will try to move your dates, subject to availability and the rate for the new dates. A change is not a cancellation unless we both agree in writing. 5.4 Refunds go back to the card you paid with where your card allows it, otherwise by bank transfer, normally within 30 days of the cancellation. 5.5 If we cancel. If the property becomes unavailable for reasons outside your control — damage, a system failure, a legal order — we will offer a comparable property if we have one, or refund everything you paid. That is the limit of our responsibility for a cancellation we make. 5.6 Removal for breach. If you or your party seriously break these terms (sections 6 to 8), we may end the stay. You will not be refunded for unused nights, and you will be charged any costs the breach caused.

6. Occupancy and use

6.1 The maximum number of guests on your confirmation is a hard limit, day and night, and includes children. Visitors beyond the registered guests need our written approval in advance. 6.2 The properties are for lodging only. No parties, events, weddings, receptions, commercial photo or film shoots, or gatherings beyond the registered guests, unless we have approved it in writing and any permit the law requires is in place. 6.3 No illegal activity of any kind. No smoking or vaping of any substance, including marijuana, inside any building. No fireworks, explosives or open flames other than the fixtures provided. Firearms are not permitted on any property. 6.4 Pets: no pets at any property unless we have approved the pet in writing before arrival. Service animals are welcome as the law requires. 6.5 Do not install or use any recording device or camera at the property, and do not tamper with locks, thermostats, pool equipment, noise monitors or cameras.

7. Quiet hours and neighbors

7.1 Quiet hours are 10:00 PM to 8:00 AM at every property. Outdoor music and amplified sound stop at 10:00 PM. 7.2 Our properties sit in residential neighborhoods or on a quiet village street. If we confirm a complaint from a neighbor, an HOA or the police, we treat it as a breach. If the city or town fines us because of your stay, the fine is charged to you.

8. Check-in and check-out

8.1 Check-in is from 4:00 PM; check-out is by 11:00 AM. Early check-in or late check-out is possible only when we confirm it in writing, and may carry a fee. 8.2 A late check-out we have not approved is charged at $100 for each 30 minutes after 11:00 AM; after two hours we may charge a full additional night. 8.3 Leave the property as you found it, less ordinary wear: dishes in the dishwasher, rubbish in the bins, all doors locked.

9. Damage, the damage waiver, and charges after your stay

9.1 Arizona direct bookings include a damage waiver (shown on your quote) in place of a cash security deposit; we do not take a security deposit or hold. It covers accidental damage during your stay up to the limit stated in your rental agreement. It is not insurance and does not cover intentional damage, damage from breaking these terms, missing items, or damage caused by a pet we did not approve. 9.2 You authorize us to charge the card on file, after your stay, for: damage or missing items beyond the waiver; cleaning beyond a normal turnover; and late check-out under section 8.2. These breaches carry a fixed charge that reflects our typical cost of putting them right: an unapproved pet ($1,000); smoking inside ($500); a party, event or over-occupancy ($500, plus any fine charged to us and any booked nights we lose as a result); a noise or ordinance violation ($500, plus any fine charged to us). 9.3 Before charging anything under 9.2, we will email you a description, photos where they exist, and the amount, and give you 7 days to respond. We will charge only actual, documented costs or the fixed amounts in 9.2.

10. Payment disputes and chargebacks

10.1 If something is wrong with a charge, contact us first at stay@parsonshotels.com. We answer within one business day and will correct a mistake. 10.2 By booking, you confirm that you are authorized to use the card, that you agree to these terms, and that the charges on your confirmation are the charges you agreed to. A chargeback filed for a stay that was provided as booked, or for a charge made under section 9, will be disputed with your confirmation, these terms and the stay records. 10.3 Those records include your acceptance of these terms at checkout, your confirmation, your ID check and, for Arizona homes, your signed rental agreement. We may share them with your card issuer to answer a dispute.

11. Safety, pools and your belongings

11.1 Pools, spas, fire features, putting greens and outdoor kitchens are used at your own risk. There is no lifeguard. Children must be supervised by an adult at all times near water. No glass in or around the pool. 11.2 Report any damage, malfunction or safety issue to us as soon as you notice it. We will repair what we can as quickly as we can. If a system failure (heating, cooling, pool heat, internet, appliances) cannot be fixed in a reasonable time and materially affects the stay, contact us and we will agree a fair adjustment. 11.3 We are not responsible for loss of or damage to your belongings or vehicles unless we caused it. At the Maine inns, Maine law (30-A M.R.S. § 3851) sets our responsibility for money, jewelry and similar valuables; ask the front desk about safekeeping before leaving them in your room. Items left behind are kept for 30 days and returned at your cost if you ask. 11.4 Some properties have exterior security cameras at entrances, driveways or outdoor areas, and noise monitors that measure sound level. We do not place cameras inside any guest room or home.

12. Things outside our control

Weather, wildfire smoke, utility or internet outages, nearby construction, road closures, government orders and similar events outside our reasonable control are not grounds for a refund, except as section 5.5 or the law provides. We recommend travel insurance.

13. Our responsibility to you

13.1 Nothing in these terms limits our responsibility for injury, loss or damage caused by our negligence, or anything else the law does not allow us to limit. 13.2 Otherwise, our total responsibility to you for a booking is limited to the amount you paid for it, and we are not responsible for indirect losses such as lost travel costs or lost profits. 13.3 You are responsible for, and will reimburse us for, claims and costs caused by you, your party or your visitors breaking these terms.

14. Messages from us

By booking and giving us your mobile number, you agree to receive emails and Parsons Hotels & Villas text messages about your reservation — confirmation, payments, arrival details and replies from our team. Message frequency varies with your booking. Message and data rates may apply. Reply HELP for help, or call (480) 781-0717. Reply STOP to any text to stop texts, or tell us any other way and we will stop. We do not send marketing texts without your separate consent.

15. Your information

We use the information you give us to take and manage your booking, take payments, verify identity, meet our legal obligations (including tax records and the guest information the law requires us to collect), and keep the property safe. We share it only with the service providers who help us do those things — our reservation system, payment processor, ID-check provider and messaging provider — and with authorities where the law requires. We do not sell it. Card details are handled and stored by our payment processor; we do not keep full card numbers on our own systems. To see, correct or delete your information, email stay@parsonshotels.com; we will delete what the law does not require us to keep.

16. Reviews

You are free to review your stay honestly, anywhere. Nothing in these terms restricts that.

17. Disputes and governing law

17.1 If something goes wrong, tell us while you are still at the property so we can fix it. Most problems can be. 17.2 Arizona stays are governed by Arizona law, and any dispute goes to the courts of the county where the property is located. Maine stays are governed by Maine law, and any dispute goes to the courts of Lincoln County, Maine. Either of us may use small-claims court where the claim qualifies. 17.3 An Arizona short-term stay is transient lodging, not a residential tenancy.

18. General

If any part of these terms is found unenforceable, the rest still applies. We may update these terms; the version in force on the day you book applies to that booking. Notices to us go to stay@parsonshotels.com; notices to you go to the email address on your booking.

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Part 2 — Arizona homes and estates

19. Local rules

19.1 Our Arizona homes are licensed short-term rentals in the City of Scottsdale and the Town of Paradise Valley. Each listing shows its Arizona Transaction Privilege Tax license and its city or town short-term rental license or permit. 19.2 City of Scottsdale homes display the City's required short-term rental notice inside the front door. The rules in that notice are part of these terms. 19.3 Arizona law (A.R.S. § 9-500.39) prohibits using a short-term rental for non-residential uses, including a special event that would otherwise require a permit, and for retail, restaurant or banquet use. Section 6.2 applies with that force. 19.4 Guest list. City of Scottsdale law requires us to check every guest against the national sex-offender registry within 24 hours of booking, and the Town of Paradise Valley has a similar rule. Within a day of booking we will ask for the name, age and email of every guest; please send it promptly. A stay cannot begin without it, and we may cancel a booking where the law does not allow us to host a guest, with a full refund. 19.5 Town of Paradise Valley homes: you agree to follow the Town's short-term rental rules, which we send you before arrival.

20. Arriving and staying

20.1 Self check-in by smart lock. Your door code and arrival details are sent before arrival, after the steps in section 3.3, and are valid only for your stay. 20.2 Pool heat is included in the pool and spa service fee where the home has one; the heater may not reach a set temperature in cold weather. Please do not change heater settings. 20.3 A local member of our team is on call for the whole stay. Our team or a contractor may need to enter for a repair you report or an emergency; otherwise we will not enter during your stay without giving notice first.

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Part 3 — Maine inns (Greenleaf Inn and Admiral's Quarters Inn, Boothbay Harbor)

21. Arriving and staying

21.1 Check-in is at the front desk from 4:00 PM, where our team will welcome you. Check-out is by 11:00 AM. If you will arrive after the front desk closes, tell us in advance and we will arrange your key. 21.2 Complimentary coffee, tea and fresh-baked goods are set out in the lobby each morning. 21.3 The inns are non-smoking, pet-free buildings (service animals excepted) with shared walls and halls: quiet hours in section 7 apply inside and on the grounds. 21.4 Maine lodging tax is charged on every stay as the law requires. 21.5 Inn rooms do not carry a damage waiver. Section 9.2 applies to damage, smoking and pets. 21.6 Whole-inn and event bookings are arranged directly with us and carry their own written terms, which override these where they differ.

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Parsons Hotels & Villas · parsonshotels.com · stay@parsonshotels.com · (480) 781-0717