Terms and Conditions

Policy and Procedures 
# 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 guests above the designated amount will be charged a $100.00 per guest fee and may have to arrange for additional accommodations for the stay based on manager decision.

Please keep in mind 
there is brief check in form that is required along with your drivers license at the time of check-in

All reservations require at least one person to be 21 years of age or older occupying the property for the entire stay. Valid Photo ID will be required at Check In.


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 15 days. You may send a personal check or money order for your 50% Deposit, but it must be received within 10 days from the date of the confirmation letter. A reservation is not considered firm until the deposit is received. IF YOUR DEPOSIT IS NOT RECEIVED WHEN DUE, YOUR RESERVATIONS ARE SUBJECT TO CANCELATION. The remaining balance for your reservation is due 15 days prior to the date of arrival and will be charged that day. When you check in the balance will be paid in full.

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 by December 1st or at the time of the reservation if the reservation is booked after Dec 01. There will be absolutely NO cancellations or changes 30 days prior to scheduled arrival.

STANDARD CANCELATION POLICY: (Normal reservations other than holidays, etc.): If you give us 14 days or more notice, we will refund your FULL DEPOSIT less the cancelation fee*. With less than 14 days’ notice, but greater than 7 days’ notice, we will refund 50% of your deposit less the cancelation fee*. Less than 7 days’ notice, but greater than 48 hours’ notice, we will refund 25% of your deposit less the cancelation fee*. If you give us less than 48 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 CANCELATION 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 cancelation 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 must cancel both a $40.00 amount plus 6% of the amount charged will be withheld from your deposit as the cancelation fee. If you wish to change your reservation, for a Standard reservation and the arrival is more than 14 days from today, there will be a $40 change fee added to the reservation. Specialty Weekends, Family Reunions and Holidays such as Aspencade, Memorial Day, Spring Break, etc.; require a FULL 30-DAY NOTICE for any changes. Only1 change is allowed for any reservation.

Travel Protection: Cozy Cabins Real Estate dba NM Homes & Land Offers optional travel insurance to our guests.
Travel Insurance provides coverage for personal risks and expenses incidental to planned travel, including one or more of the following:

  • Interruption, delay, or cancellation of a Planned Covered Trip
  • Loss of or damage to baggage, luggage, or personal effects during a Planned Covered Trip or Event.
  • Damage to accommodations or rental vehicles
  • Injury, illness, accident, disability, or death occurring during a Planned Covered Trip

The retail premium charge for the Standard Travel Protection is 7% x trip cost. The upgraded protection adding the Cancel For Any Reason Benefit (CFAR) adds an additional 3.8% x trip cost (10.8% x trip cost in total). This coverage is available when your rental deposit is paid, but coverage is only in effect when we have received your premium payment. Eligibility requirements apply. Additional exclusions and limitations may apply if not purchased at the time of booking.

If you purchase our recommended travel protection, we or the travel protection provider will send via email - to the email address provided to us by you - coverage information including the following:

  • A description of the material terms or the actual material terms of the insurance coverage.
  • A description of the process for filing a claim.
  • A description of the review and cancellation process for the travel insurance policy.
  • The identity and contact information of the insurer.

If you do not receive the coverage information, please email [email protected] or call us at 575-802-0207.

Visit www.cozycabinsrealestate.rentalguardian.com for a more detailed description of the coverage.

Vacation Rental Damage Protection: As a part of your stay a Vacation Rental Damage Protection plan is included 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. 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 coverage are contained in the Description of Coverage or Insurance Policy here: https://insurestays.com/programs/.

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

PET FRIENDLY: Each property will be marked as Pet Friendly or Not Pet Friendly. Pets are not allowed at all properties. Please confirm your requested property will accept pets.

PET POLICY: Pet fee is $25.00 per pet per night with a maximum of two (2) dogs.  Dogs are only allowed in homes that are listed as “Pet Friendly”.  If a house is not included when searching under “Pet Friendly” this house does not allow dogs. 

Dogs are welcome ONLY at properties that are indicated Pet Friendly and with prior approval. 

  • Your dog must always be restrained and under close supervision.  Your dog cannot be left unattended, unless restrained in a portable kennel. Dogs found unattended and not in a portable kennel will be assigned a $200.00 fee per pet and you will also be liable for carpet cleaning costs.
  • Please be considerate and do not allow your dog to lay on sofas, bedding and other items that can be covered in hair. You will be charged for cleaning of any excessive hair or debris left by your dog. 
  • You are responsible for cleaning up any/all pet waste.  Failure to clean up after your dog(s) will result in a minimum charge of $50.00. 

BE AWARE: Unapproved pets found at a property not listed as “Pet Friendly” will be assigned a $100.00 fee per pet PLUS the $25.00 per pet per night.

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. We are open from 9am-5pm Mon-Thur and 9am-6pm Fri-Sat. If you arrive after the office has closed your arrival envelope will be to the left of the front door inside one of the two mailboxes separated by last name. Your envelope will have a map, key, directions, and emergency contact information in case you need to get in touch with us.

CHECK-IN TIME: Standard Check-in time begins at 3:00 PM, Mountain Standard Time. If you must check-in early a pro-rated extra charge will be applied if possible. 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.

NOTICE: Cozy Cabins Real Estate dba NM Homes & Land reserves the right to move you from your reserved property location to an alternate property location at our preference.

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.

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.