Nelco Properties LLC (DBA: Smoky Retreats)
Property: “The River Retreat”
Holcombe, Wisconsin
This Short Term Rental Agreement (“Agreement”) is a legally binding contract between Nelco Properties LLC (“Owner”) and the Primary Renter (“Guest”).
By booking, signing electronically, or occupying the Property, Guest agrees to all terms below on behalf of themselves and all occupants, invitees, and minors.
Primary renter must be at least 25 years old. Owner does not rent to high school groups, college groups, fraternities, sororities, or similar gatherings. Large groups of unrelated guests require prior written approval.
Owner reserves the right to cancel reservations that violate this policy.
1/3 of the total rental amount is due at booking. The remaining balance is due 30 days before arrival and will be automatically charged unless otherwise arranged.
Failure to pay within 2 days of due date may result in cancellation without further notice.
Guest is strongly encouraged to purchase travel insurance.
No refunds, credits, or rescheduling will be provided for:
Weather events
Snow, ice, storms, flooding
Road conditions
River conditions
Power or utility outages
Amenity disruptions
Equipment malfunction
Wildlife encounters
Illness, injury, or medical emergency
Early departure
Acts of God
Government orders or closures
Cancellations made 30 days or less before arrival are responsible for the full rental amount.
Guest authorizes Owner to charge the card on file for:
Damage beyond normal wear
Missing property
Excessive cleaning
Pet waste removal
Equipment misuse
Violation of this Agreement
If damages exceed any security deposit, Guest remains responsible for full amount.
Check-in: 4:00 PM
Check-out: 10:00 AM
Unauthorized late checkout may result in a $50 per hour charge.
Guest agrees to leave the property in substantially the same condition as received. Excessive cleaning will result in additional charges.
Smoking inside the property is strictly prohibited. Violation will result in a minimum $500 remediation charge.
Dogs allowed only with prior approval and paid pet fee.
Maximum 2 dogs. Maximum 75 lbs each.
Guest must remove all pet waste. Failure results in $50/hour cleanup fee.
Unauthorized pets may result in immediate termination without refund.
No parties, gatherings, or events are permitted. Violation may result in eviction without refund.
Only registered guests are permitted on the property unless approved in writing.
Illegal activity, excessive noise, property misuse, underage drinking, or violations of this Agreement may result in immediate termination without refund.
The Property includes a two-person barrel sauna.
USE OF THE SAUNA IS VOLUNTARY AND AT GUEST’S SOLE RISK.
Sauna temperatures may reach 170–200°F.
Risks include but are not limited to:
Burns
Dehydration
Heat stroke
Fainting
Aggravation of medical conditions
Serious bodily injury or death
Rules:
Maximum 2 adults
No minors under 18
No alcohol or drugs before or during use
No glass containers
No oils, chemicals, or additives
Sessions limited to 15–20 minutes
Exit immediately if feeling unwell
Do not tamper with heater or controls
Guests with heart conditions, pregnancy, blood pressure issues, or medical concerns should not use the sauna without physician approval.
Guest assumes all risks associated with sauna use.
The Property is located on the Flambeau River.
River access, swimming, shoreline activity, and dock use involve inherent and significant risks including:
Drowning
Strong or unpredictable currents
Slipping
Sudden drop-offs
Submerged debris
Changing water levels
Wildlife
Hypothermia
NO LIFEGUARD IS ON DUTY.
Guest assumes full responsibility for all water-related activities.
Children must be supervised at all times.
Kayaks, paddles, and personal flotation devices (PFDs) may be provided as a courtesy.
USE IS VOLUNTARY AND AT GUEST’S SOLE RISK.
Properly fitted U.S. Coast Guard–approved life jackets MUST be worn at all times while:
Using kayaks
Entering the river
No exceptions.
Failure to wear a life jacket is a material breach of this Agreement.
No alcohol or drug use
Inspect equipment before use
Minors only with direct adult supervision
Return equipment to storage
Report defects immediately
Risks include drowning, collision, capsizing, submerged hazards, equipment failure, cold water shock, and death.
Guest assumes all such risks.
Guest authorizes charges for lost or damaged equipment or retrieval costs.
This is rural northern Wisconsin. Wildlife and insects are present. Guest assumes all risks related to wildlife encounters.
TO THE FULLEST EXTENT PERMITTED BY WISCONSIN LAW, GUEST AGREES:
TO ASSUME ALL RISKS ASSOCIATED WITH USE OF THE PROPERTY, SAUNA, RIVER, KAYAKS, AND OUTDOOR AREAS;
TO RELEASE AND HOLD HARMLESS Nelco Properties LLC, Lucas Nelsen, Katelynn Nelsen, employees, contractors, and agents from liability for personal injury, death, or property damage arising from Guest’s use of the Property;
THAT OWNER SHALL NOT BE LIABLE FOR ACCIDENTS, INJURIES, ILLNESS, DROWNING, OR LOSS OF PERSONAL PROPERTY.
This release includes claims based on negligence but does not include reckless or intentional misconduct.
Guest agrees to defend, indemnify, and hold harmless Owner from any claims, liabilities, damages, or attorney fees arising out of:
Guest actions
Use or misuse of sauna
Use of river or kayaks
Failure to wear required life jackets
Violation of this Agreement
Owner’s total liability shall not exceed the total amount paid for the reservation.
Winter conditions may require AWD/4WD. No refunds for inability to access property.
Do not disconnect or move electronic equipment.
This Agreement shall be governed by the laws of the State of Wisconsin.
Exclusive venue shall lie in Rusk County, Wisconsin.
If any provision is deemed unenforceable, remaining provisions remain valid.
By signing or booking, Guest:
Confirms they are over 18 years of age
Accepts responsibility for all occupants
Acknowledges and assumes all risks described above
Understands they are waiving certain legal rights
