Terms and Conditions

Policy and Procedures

DEPOSIT and BALANCE: All reservations are guaranteed by charging 50% of the total cost for your stay at the TIME of your reservation, this is the "DEPOSIT", 100% if less than 7 days. A reservation is not considered firm until the deposit is received. IF YOUR DEPOSIT IS NOT RECEIVED WHEN DUE, YOUR RESERVATIONS ARE SUBJECT TO CANCELLATION. The remaining balance for your reservation is due 2 days prior to the date of arrival and will be processed that day. When you check in the balance will be paid in full.

WINTER WEATHER CONDITIONS: Winter Snow Conditions will require 4wd or Chains! You are responsible for being prepared for winter weather driving conditions. Tire chains are available in Ruidoso from Walmart, Western Auto, and Hometown Auto. Most renatal car agencies have selections for 4 wheel drive vehicles as well.

CHRISTMAS POLICY: For reservations during the Christmas Holiday there will be a minimum stay requirement of 4 nights. Reservations cannot check in or check out on December 25th or Jan 1. New reservations cannot create single night gaps and may require additional nights to book based on existing reservations. All reservations MUST be paid in full at the time of the reservation to guarantee the stay after Dec 01. There will be absolutely NO cancellations or changes 30 days prior to scheduled arrival.

STANDARD CANCELLATION POLICY: (Normal reservations other than holidays, etc.): If you give us 14 days or more notice, we will refund your FULL DEPOSIT less the cancellation fee*. With less than 14 days notice, but greater than 7 days notice, we will refund 50% of your deposit less the cancellation fee*. Less than 7 days notice, but greater than 72 hours notice, we will refund 25% of your deposit less the cancellation fee*. If you give us less than 72 hours notice, SORRY, you will be charged for 100% of the total reservation cost. Any reservation 30 days or longer will require a 30 day notice to cancel.

SPECIAL EVENTS CANCELLATION POLICY: Specialty Weekends, Family Reunions and Holidays such as Aspencade, Memorial Day, Spring Break, etc; require a FULL 30 DAY NOTICE to cancel for a full refund less the cancellation fee*. If you give us less than 30 Days notice, SORRY, you will be charged for 100% of the total reservation cost.

*CANCELLATION / CHANGE FEE: If you have to cancel, both a $40.00 cancellation fee and 6% of the amount charged will be withheld from your deposit as the cancellation fee. If you are requesting to change the dates of the reservation there will be a $40.00 change fee added to the reservation if the change is possible. No changes are possible for standard reservations that have an arrival date within 14 days and special event reservations that have an arrival date within 30 days.

CSA Travel Protection: Vacation Rental Insurance is available with your reservation. Vacation Rental Insurance provides coverage for prepaid, nonrefundable expenses due to certain unforeseeable circumstances that may jeopardize your vacation investment and force you to incur unplanned expenses. We strongly recommend you purchase this valuable protection. Separate terms and conditions apply, read your Description of Coverage/Policy carefully and contact CSA at (866) 999-4018 with coverage questions.
You can review the Description of Coverage/Policy here: https://www.csatravelprotection.com/certpolicy.do?product=G-330CSA

Vacation Rental Damage Protection: As a part of your stay, you may purchase a Vacation Rental Damage Protection plan designed to cover unintentional damages to the rental unit interior that occur during your stay provided they are disclosed to management prior to check-out. If purchased, the policy will pay a maximum benefit of $3,000.00. Any damages that exceed $3,000.00 or are not covered under the plan will be charged to the credit card on file. If, during your stay at one of our rental properties, an insured person causes any damage to real or personal property of the unit as a result of inadvertent acts or omissions, the Insurer will reimburse the Insured for the cost of repair or replacement of such property up to a maximum benefit of $3,000.00. Certain terms and conditions apply. Full details of the Vacation Rental Damage coverage are contained in the Description of Coverage or Insurance Policy here: www.vacationrentalinsurance.com/g20vrd.
The Vacation Rental Damage can be purchased up to, and including at, check-in. By submitting payment for this plan, you authorize and request CSA Travel Protection and Insurance Services to pay directly Cozy Cabins Real Estate, LLC. any amount payable under the terms and conditions of the Vacation Rental Damage. Please contact Cozy Cabins Real Estate, LLC. directly if you do not wish to participate in this assignment. In the event you do not wish to purchase this plan, a $500.00 security deposit is required at properties with a Hot Tub, a $300 security deposit is required at all other properties.

Note: All Reservations including some holidays and special events may require A MINIMUM NUMBER OF NIGHTS STAY.

To Check IN: To check in come to our Office located at 546 Sudderth Dr. Ruidoso NM. The Office is on the North side of Sudderth Dr. Directly across from Ruidoso Fire Station at the Paradise Canyon intersection. UPDATED COVID 19 HOURS: We are open from 10am-4pm Mon-Friday and available by telephone on Weekends. If you arrive after the office has closed your arrival envelope will be to the left of the front door inside a green mailbox. Your envelope will have a map, key, directions, and emergency contact information in case you need to get in touch with us.

# of Guests: The properties are designated to accommodate only a certain number of people. Additional persons are only allowed if prior approval is given from office. Any unauthorized guests above the designated amount will be charged a $100.00 per guest, per night and/or may have to arrange for additional accommodations for the stay based on manager decision.

All reservations require at least one person to be 21 years of age or older.

NOTICE: Cozy Cabins Real Estate, LLC reserves the right to move you from your reserved property location to an alternate property location at our preference.

CHECK-IN TIME: Standard Check-in time begins at 3:00 PM, Mountain Standard Time. Check in Time is not Guaranteed to be a specific hour. If you must check-in early a early check in charge will be applied if possible and must be arranged with the office at least 48 hours prior to arrival. Sometimes there is no possibility for early check-in. Holiday Check-in time may be as late 6:00 PM, Mountain Standard Time. During holidays early check in is not available.

CHECK-OUT TIME: Check-out time is 11:00 AM, Mountain Standard Time. Late departure by prior arrangement only.

PET FRIENDLY: Pet fee is $25 per pet per night. Pets are welcome ONLY at properties where indicated and with prior approval.Pets must be restrained and under close supervision at all times. Please be considerate, and do not allow your pet to lay on sofas, bedding, and other items that can be covered in hair. Guest will be charged for cleaning of any excessive hair or debris left by pets. Pets cannot be left unattended unless restrained in a portable kennel. Pets found left unattended and not in a portable kennel will be assigned a $200 fee per pet and renter will also be liable for carpet cleaning costs.
BE AWARE -  Unapproved pets found at property will be assigned a $100 fee per pet, PLUS the $25.00 per pet per night fee. 

An inventory of the cabin will be made after you leave. Any shortages will be charged to your credit card or withheld from your deposit. Charges for property damage and excessive trash and cleaning may also be charged if applicable.

Guests should understand we are sharing the area with the local wildlife. Our scheduled pest control slows it down but it can not stop the natural lives of these creatures. This includes mice, spiders and spider webs, moths, ants, etc. You can help by storing your food securely, keeping all areas food and crumb free, and keeping un-screened windows and doors closed.

Notify us immediately if there are concerns or issues with the property. If there is no answer, leave a message and/or text so we have an opportunity to help during your stay. No refunds or considerations are given unless we are notified during your stay (if it’s important enough to ask for a refund or discount, it’s important enough to contact us about it right away!).

To stay with Cozy Cabins you agree to follow all provisions of the Village of Ruidoso Municipal Code. You will be cited and or fined for creating any disturbances or violations of the Village of Ruidoso Municipal Code.