FIVE OAK COLLECTION

TERMS & CONDITIONS

Effective Date: March 2026

Welcome to the Five Oak Collection direct booking website (the “Site”). By accessing or using this Site and/or by completing a reservation through our direct booking platform, you (“Guest,” “you,” or “your”) agree to be bound by these Terms & Conditions (the “Terms”). If you do not agree to these Terms, do not use the Site or complete a booking. These Terms, together with the Rental Usage & Liability Agreement and Rental Rules provided prior to check-in, constitute the full agreement between you and Oak Street Capital LLC – Management – Series 1, doing business as Five Oak Collection (“Management,” “we,” “us,” or “our”).

1. Eligibility & Acceptance

By placing a booking through this Site, you represent and warrant that you are at least twenty-one (21) years of age, that you have the legal authority to enter into a binding agreement, and that all information you provide is accurate and complete. You further agree that you are the authorized user of the payment method used for the booking. At least one member of the Rental Party who is twenty-one (21) years of age or older must be physically present at the Rental Unit at all times during the Rental Period.

2. Booking & Confirmation

All reservations made through the Site are subject to availability and confirmation by Management. A booking is not confirmed until you receive a confirmation email from Management. Rates, fees, and availability displayed on the Site are subject to change without notice until a booking is confirmed. Management reserves the right to cancel or refuse any reservation at its sole discretion, including but not limited to reservations that appear fraudulent, violate these Terms, or are made by guests who have previously violated house rules or been evicted from a Management-managed property.

3. Rental Unit

The rental unit (the “Rental Unit”) is the property identified in your booking confirmation. The Rental Unit is privately owned by an independent third party (the “Owner”) for which Management is acting as an authorized property management agent. Photographs and descriptions on the Site are provided for general illustrative purposes and may not reflect exact current conditions, furnishings, or views.

4. Rental Party & Maximum Occupancy

The “Rental Party” consists of the Guest and any additional persons listed at the time of booking. All members of the Rental Party are the sole responsibility of the Guest. The maximum number of guests permitted in the Rental Unit is as stated in the listing for the specific property. Unauthorized persons beyond the maximum occupancy will be charged $150 per day per unauthorized guest. This includes both visitors and overnight guests. If you invite additional visitors, please notify Management of the reason and duration of the visit. Only members of the Rental Party are permitted to stay overnight. Anyone else the Guest allows in the Rental Unit (a “Visitor”) is the sole responsibility of the Guest and is strictly forbidden unless approved by Management.

5. Rental Period, Check-In & Checkout

The rental period begins at the designated check-in time on your check-in date and ends at the designated checkout time on your checkout date, as stated in your booking confirmation (the “Rental Period”). Check-in and checkout times are property-specific and will be communicated in your booking confirmation and pre-arrival instructions.

Early check-ins and late checkouts may be available upon request and are subject to additional fees and availability. Guests who remain beyond their designated checkout time are liable for any associated costs and expenses. Late checkout fees: (a) exceeding 20 minutes past checkout: $200 flat fee; (b) exceeding 1 hour: one-half (½) of the nightly rental rate; (c) exceeding 4 hours: full nightly rental rate plus any costs incurred by Management for delayed turnovers, cancelled cleaning crews, or impacts to subsequent reservations.

6. Pricing, Payment & Fees

Rental Rate: Full payment of all posted fees, including the total rental rate, applicable taxes, cleaning fee, and service fees, is due at the time of booking. All prices are quoted in U.S. dollars. Management utilizes third-party payment processors to handle transactions. By completing a booking, you authorize Management and its payment processors to charge your selected payment method for the total reservation amount, including applicable taxes and fees.

Security Deposit / Damage Waiver: A non-refundable damage waiver fee is required for all reservations in the amount specified at the time of booking. The damage waiver covers up to the specified coverage amount in accidental damage to the Rental Unit and its contents during the Rental Period. Guest remains fully liable for any damages exceeding the waiver coverage amount or any damages resulting from intentional misconduct, gross negligence, or violation of these Terms or the Rental Rules.

If the Guest declines the damage waiver, a refundable security deposit in the form of an authorization hold is required in lieu of the waiver, in the amount specified at the time of booking. The security deposit shall be refunded within 7 days of the checkout date provided no deductions are made. In either case, Guest may be assessed charges for: (a) damage to the Rental Unit or contents thereof; (b) debris or other mess requiring excessive cleaning; (c) any other cost incurred by Management as a result of the Guest’s stay, including but not limited to violation of house rules, unauthorized charges, or unreported damages.

Prior to check-in, we will send you a link to a payment portal to collect the applicable damage waiver fee or security deposit hold.

Ancillary Fees: Additional fees may apply for optional amenities, services, or add-ons selected by Guest at the time of booking or during the stay, including but not limited to: early check-in, late checkout, pet fees, pool or hot tub heating, firewood, EV charging, equipment rentals, and other property-specific amenities. All ancillary fees will be disclosed to the Guest prior to or at the time of charge.

Payment Method Authorization: By completing a booking and providing payment information, Guest expressly authorizes Management to charge the payment method on file (including the card provided via the pre-check-in payment portal) for any and all fees, fines, penalties, damages, repair costs, excessive cleaning charges, or other amounts owed under these Terms or the Rental Agreement. Guest agrees that such charges may be made during or after the Rental Period without additional notice, provided that Management furnishes an itemized statement of charges.

7. Cancellation & Refund Policy

All reservations made through the Five Oak Collection direct booking website are subject to the following strict cancellation and modification policy. By completing a booking, you expressly agree to the terms below. No exceptions will be made unless expressly stated herein.

7.1 Cancellation Schedule

Cancellation penalties are determined by the date on which Management receives written notice of cancellation relative to the scheduled check-in date. All times are referenced in the local time zone of the Rental Unit.

Cancellations made 30 or more days before the scheduled check-in date will receive a credit of 50% of the nightly rate toward any future Five Oak Collection booking. The remaining 50%, plus all service fees and the cleaning fee, will be retained by Management.

Cancellations made 15 to 29 days before the scheduled check-in date are entirely non-refundable. Management will retain 100% of the total reservation amount.

Cancellations made 0 to 14 days before the scheduled check-in date are entirely non-refundable. Management will retain 100% of the total reservation amount.

No-shows and early departures are entirely non-refundable. Management will retain 100% of the total reservation amount. No credit, refund, or rate adjustment will be issued for unused nights.

For the avoidance of doubt: the damage waiver fee, pet fees, pool heating fees, and all other ancillary fees are non-refundable under all circumstances, regardless of when the cancellation occurs.

7.2 Holiday & Peak Season Reservations

Reservations that include any of the following dates are entirely non-refundable regardless of cancellation timing:

a) Memorial Day Weekend (Friday through Monday)
b) Independence Day (July 1–7)
c) Labor Day Weekend (Friday through Monday)
d) Thanksgiving Week (Monday through Sunday)
e) Christmas & New Year’s (December 20 through January 2)
f) Any other dates designated as “Peak Season” or “Blackout Dates” by Management and communicated at the time of booking

Holiday and peak season reservations are 100% non-refundable. No exceptions.

7.3 Modification & Rescheduling Policy

Management does not guarantee the ability to modify or reschedule any reservation. All modification requests are subject to the following conditions:

a) Date Changes: Requests must be submitted in writing at least 30 days prior to the original check-in date. Subject to availability and rate adjustments. Non-refundable modification fee of $150 per change. No refund for rate differences if modified dates are lower; Guest pays the difference if higher.

b) Property Changes: Must be submitted at least 30 days before check-in. Subject to availability and rate differences. $150 modification fee. No downward rate adjustments or refunds.

c) Shortening a Stay: Treated as partial cancellations. Section 7.1 applies to forfeited nights.

d) Extending a Stay: Subject to availability at the prevailing nightly rate at the time of the request.

e) Modification Deadline: No modifications accepted fewer than 15 days prior to check-in. Requests within this window are treated as cancellations under Section 7.1.

f) One Modification Per Reservation: Maximum one (1) modification. Subsequent requests treated as cancellation and new booking at then-current rates.

7.4 Refund Processing

Where a credit is due under Section 7.1, the credit will be issued as a company credit toward a future Five Oak Collection stay within 10 business days of the cancellation date. No refunds will be issued in cash, check, or to the original payment method.

7.5 Cancellation by Management

Management reserves the right to cancel any reservation at its sole discretion under the following circumstances:

a) The Guest violates or has previously violated these Terms, the Rental Agreement, or the Rental Rules.

b) The reservation appears fraudulent, involves a stolen payment method, or the Guest’s identity cannot be verified.

c) Circumstances beyond Management’s control render the property unavailable (e.g., natural disaster, major mechanical failure, government order, force majeure).

In the event Management cancels due to force majeure or property unavailability not caused by the Guest, Management will, at its sole discretion, either (i) offer the Guest an alternative property within the Five Oak Collection portfolio at a comparable rate, or (ii) issue a full refund of the total reservation amount. Management shall have no further liability beyond this refund, including but not limited to reimbursement for travel costs, alternative lodging, lost wages, or any other consequential damages.

In the event Management cancels due to Guest misconduct, fraud, or violation of the Terms, no refund of any kind will be issued.

7.6 Travel Insurance Recommendation

Management strongly recommends that all Guests purchase comprehensive travel insurance at the time of booking. Management is not responsible for losses that would have been covered by travel insurance. Management’s cancellation policy applies regardless of the reason for cancellation, including medical emergencies, weather events, flight cancellations, or personal circumstances.

7.7 Chargebacks & Disputed Charges

If a Guest initiates a chargeback or payment dispute with their financial institution in lieu of following the cancellation procedures outlined in this Section, Management reserves the right to:

a) Contest the chargeback and provide documentation to the payment processor.
b) Suspend or ban the Guest from future reservations.
c) Pursue collection of the disputed amount, including reasonable attorney’s fees and collection costs.
d) Report the Guest to industry fraud prevention databases.

Guests agree that initiating a chargeback for a valid charge constitutes a breach of these Terms and may result in additional fees of up to $250 to cover administrative and processing costs. By completing a reservation, the Guest acknowledges that they have read, understood, and agreed to this Cancellation, Modification & Refund Policy in its entirety.

8. Pre-Check-In Requirements

Prior to check-in, Management requires the following, facilitated through a pre-check-in link sent to the Guest:

(a) Execution of the Rental Usage & Liability Agreement (e-signature required).
(b) Submission of a valid government-issued photo ID for identity verification.
(c) Payment of the applicable damage waiver fee or authorization of the security deposit hold.

Refusing to comply with these pre-check-in requirements does not make your reservation eligible for a refund.

9. Use & Maintenance of the Rental Unit

The Guest agrees to use the Rental Unit only for lawful, personal, short-term lodging purposes and in accordance with these Terms. The Guest further covenants and agrees to maintain the Rental Unit in a clean, orderly, safe, and sanitary condition. The Guest shall not permit any use which is inconsistent with or contrary to these Terms or applicable laws. No business may be conducted from the Rental Unit.

10. Rental Rules

At all times throughout the Rental Period, the Guest shall and shall cause the Rental Party and any Visitors to abide by the Rental Rules set forth in Exhibit A below. The Rental Rules are incorporated into and form part of these Terms. Guests who violate the Rental Rules are liable for any associated damages, fees, costs, or expenses. Violators are also not eligible for any refunds and may be subject to immediate cancellation and eviction.

11. Access to the Rental Unit

Guest shall allow Management access to the Rental Unit for purposes of repair and inspection. Management shall exercise this right in a reasonable manner and, except in cases of emergency, shall provide reasonable advance notice.

12. Indemnification & Assumption of Risk

The Guest expressly assumes the risk of harm to themselves, their property, the Rental Party, and any Visitors arising from their use of the Rental Unit and common areas. Guest shall indemnify and hold harmless Management, the Owner, and any of Management’s affiliates, employees, agents, representatives, subcontractors, successors, or assigns from and against any liabilities, loss, or damage whatsoever arising from the Guest’s use of the Rental Unit and/or common spaces.

Guest is fully aware of hazards connected with being on the premises, including unknown hazards, and voluntarily assumes full responsibility for any risks of loss, property damage, or personal injury, including death, whether caused by negligence or otherwise.

13. Amenity Liability Waiver

Where the Rental Unit includes amenities such as a hot tub, pool, fire pit, grill, game room equipment, outdoor recreation equipment, sauna, pickleball court, bocce ball court, stargazing dome, telescope, bunk beds, or similar features, Guest acknowledges that use of such amenities and furniture is entirely at Guest’s own risk. Guest agrees that Management and Owner bear no liability for any injury, illness, death, or property damage arising from the use or misuse of any amenity or furniture. Guest is responsible for supervising all members of the Rental Party and Visitors, including children, at all times.

Amenity Availability: Certain amenities, including but not limited to the pool, spa, sauna, and outdoor recreation areas, may be unavailable or have limited functionality due to seasonal conditions, scheduled maintenance, weather events, equipment failure, utility disruptions, or other circumstances beyond Management’s control. Amenity availability is not guaranteed and does not constitute a material term of these Terms or the Rental Agreement. The unavailability of any amenity shall not entitle Guest to a refund, discount, credit, or any other form of compensation. Guest acknowledges that the rental rate reflects the use of the Rental Unit as a whole, not any individual amenity.

14. Pool Heating Equipment

Where the Rental Unit includes a pool, all pool heating is managed exclusively by Management. Guest shall not alter, adjust, tamper with, bypass, or attempt to operate any pool heating equipment. All heating requests must be submitted to Management and fees paid in advance. Unauthorized tampering: $2,000 fine per occurrence plus liability for damage.

14A. Pool, Spa & Sauna Age Restrictions

Pool & Spa: No person under sixteen (16) shall use the pool or spa unless a supervising adult (21+) is physically present at all times. Hot Tub: No person under ten (10) may enter the hot tub at any time. Children ten (10) through fifteen (15) may use the hot tub only with a supervising adult (21+) present. Sauna: No person under twelve (12) may enter the sauna. Persons twelve (12) through fifteen (15) may use the sauna only with a supervising adult (21+) present and for sessions not exceeding ten (10) minutes. Guest is solely responsible for compliance. Violation constitutes a breach; Management and Owner have no liability for resulting injury.

15. Technology & Connectivity Disclaimer

Management provides WiFi, smart home devices, and other technology as a courtesy with no guarantee of speed, reliability, or uptime. Guest shall not tamper with any networking equipment, smart locks, thermostats, noise monitoring devices, or other technology.

16. Surveillance, Monitoring & Privacy Disclosure

The property may be equipped with exterior security cameras, noise monitoring devices, and smart home monitoring systems. Management represents that no cameras, audio recording devices, or surveillance equipment are present inside interior living spaces. Noise monitors measure decibel levels only and do not record audio. Tampering with any device: $500 fine per device per occurrence plus liability for damage.

17. Guest Vehicles & Parking

Guest vehicles are parked at Guest’s sole risk. Management assumes no liability for theft, vandalism, or damage. Guest is liable for any vehicle damage to the property. Maximum four (4) vehicles unless prior written approval obtained. No parking on unpaved surfaces, landscaped areas, or obstructing emergency access. RVs, trailers, and commercial vehicles prohibited without approval. Violations may result in towing at Guest’s expense.

18. Utility Usage & Property Care

Guest shall use utilities reasonably. Guest shall not: leave doors/windows open while HVAC operates; set thermostats below 65°F or above 78°F; leave water running unattended; leave windows open during rain, freezing temps, or high winds; or tamper with water heaters, circuit breakers, or HVAC units. Guest is liable for resulting damage including frozen pipes, water damage, mold, or excessive utility costs.

19. Property Condition Report & Checkout Standards

Guest has four (4) hours from check-in to report pre-existing damage. Unreported damage is presumed to have occurred during the stay. Upon checkout, Guest shall leave the Rental Unit reasonably clean: trash bagged, dishes washed, personal belongings removed, doors/windows locked, thermostat at default, lights off, furniture in original position. Failure to comply may result in an excessive cleaning fee.

20. Holdover & Refusal to Vacate

Holdover occupants are liable for two times (2x) the nightly rate per additional night or partial night, plus all damages, costs, and losses including lost rental income, guest relocation costs, legal fees, and enforcement costs. Management may take all legal measures to remove holdover occupants at Guest’s expense.

21. Non-Transferability

This reservation may not be transferred, assigned, sublet, or conveyed without Management’s prior written consent. Attempted transfer without consent is void and constitutes material breach, entitling Management to terminate without refund.

22. Early Departure

Voluntary early departure entitles Guest to no refund, credit, or compensation for unused nights. Early departure does not relieve Guest of any obligations under these Terms.

23. Immediate Termination & Eviction

Management may immediately terminate without refund for: (a) unauthorized parties or events; (b) exceeding maximum occupancy; (c) noise, smoking, or drug violations; (d) property damage or threat thereof; (e) illegal activity; (f) threatening or abusive behavior toward staff, contractors, neighbors, or other guests; (g) any material breach. Guest remains liable for full rental amount, all fees/fines, and all damages.

24. Force Majeure

Neither Management nor the Owner shall be liable for failure or delay due to causes beyond reasonable control, including natural disasters, fire, flood, severe weather, power outages, utility disruptions, septic failures, government actions, pandemics, civil unrest, or road closures. Management’s sole obligation shall be a prorated credit for fully unused nights at Management’s discretion. Guest is not entitled to reimbursement for travel expenses, alternative lodging, lost wages, or consequential damages. Travel insurance is strongly recommended.

25. Insurance

Any insurance maintained on the Rental Unit does not cover Guest’s personal property. Guest is responsible for purchasing their own insurance if desired.

26. Limitation of Liability

Management’s and Owner’s total aggregate liability shall not exceed the total rental amount paid for the applicable Rental Period. No liability for indirect, incidental, special, consequential, or punitive damages. Guest must submit any claim within thirty (30) days of checkout. Claims submitted after this period are waived.

27. Intellectual Property

All Site content is the property of Management or its licensors and is protected by applicable intellectual property laws. No reproduction, distribution, or derivative works without prior written consent.

28. User Conduct

You agree not to use the Site for any unlawful purpose, attempt unauthorized access, or use automated means to access or collect information from the Site.

29. Dispute Resolution & Governing Law

Disputes shall first be submitted to good-faith mediation. If unsuccessful, binding arbitration under the American Arbitration Association rules in the state where the Rental Unit is located. Prevailing party recovers reasonable attorney’s fees. All disputes shall be brought on an individual basis only — no class actions, collective actions, or representative proceedings.

These Terms are governed by the laws of the state where the applicable Rental Unit is located, without regard to conflict-of-law principles.

30. Severability

If any provision is found invalid, it shall be modified to the minimum extent necessary or severed. Remaining provisions continue in full force.

31. Modification of Terms

Management may modify these Terms at any time. Changes are effective when posted. Continued use constitutes acceptance of revised Terms.

32. Entire Agreement

These Terms, together with the Rental Usage & Liability Agreement, the Rental Rules, the Privacy Policy, and any booking confirmation, constitute the entire agreement between you and Management.

33. Contact Information

Oak Street Capital LLC – Management – Series 1
d/b/a Five Oak Collection
Email: hello@fiveoakcollection.com

Throughout the Rental Period, the Guest shall, and shall ensure that the Rental Party and any Visitors shall, abide by the following rules:

1. Damage Waiver / Security Deposit. A non-refundable damage waiver fee is required in the amount specified during booking. If Guest declines, a refundable security deposit (authorization hold) is required instead. We will send a payment portal link prior to check-in.

2. Rental Agreement. E-signature of the Rental Usage & Liability Agreement is required before checking in.

3. ID Verification. A photo submission of your government-issued ID is required before check-in.

4. Pre-Check-In Compliance. A pre-check-in link will be sent to satisfy Rules 1–3. Non-compliance does not make your reservation eligible for a refund.

5. Prohibited Activities:

a) Smoking, parties, and excessive noise. Noise and smoking detection technology is used inside the Rental Unit. Tampering is a direct violation. Fines start at $1,000 per occurrence.

b) No candles, incense, oil warmers, space heaters, or open-flame devices inside the Rental Unit. Management-provided outdoor grill and fire pit may be used as intended. No personal grills, fire pits, fireworks, or sky lanterns. Charcoal in designated metal receptacles only.

c) Firearms and weapons (except on-duty/off-duty law enforcement or licensed security).

d) Commercial photography or videography without written consent.

e) Illegal activity, pornography production, or prostitution.

f) Overnight guests exceeding the reservation count.

g) Any modification to the unit or contents, including moving furniture.

h) Soliciting or loitering around the property.

i) Creating unsanitary conditions.

j) Tampering with monitoring devices, smart locks, cameras, or smoke detectors.

k) Tampering with pool heating equipment. $2,000 fine per occurrence.

l) Operating drones or unmanned aerial vehicles without prior written approval.

6. Overnight Guests. Only Rental Party members may stay overnight. Visitors require Management approval.

7. Check-In & Checkout. Times are as specified in your booking confirmation. Early check-ins and late checkouts subject to fees. Late checkout fees per Section 5 of these Terms.

8. Pet Policy (where pets are permitted):

a) Pet fee in the amount specified during booking.
b) Up to two pets unless arranged in advance.
c) Pre-stay registration required; include pet type, size, and breed.
d) Pets must be leashed in outdoor areas.
e) Guest liable for all pet-related damages.

9. Damage Reporting. Report any damage to Management promptly. Unreported damages charged to security deposit or payment method.

10. Public Health Compliance. Comply with all applicable public health guidelines.

11. Surveillance & Monitoring. See Section 16 of these Terms.

12. Lost Keys & Access Devices. Guest responsible for replacement costs.

12A. Lockout & Access Assistance. After-hours lockout assistance (outside 9 AM – 6 PM): up to $150 per occurrence. Do not force entry.

13. No Mail or Package Deliveries. Packages will be declined or returned. We are not liable for lost items.

14. Quiet Hours. 10:00 PM to 8:00 AM. Violations may result in fines and/or immediate cancellation.

15. Trash & Recycling. Dispose properly. Pest issues, HOA fines, or extra cleaning charged to Guest.

16. Pool Heating. Managed exclusively by Management. $2,000 fine per unauthorized tampering occurrence.

17. Septic / Plumbing. Where applicable: only toilet paper may be flushed. Clogs from misuse: $200 repair fee.

18. Electric Vehicle Charging. Use per posted instructions. Guest liable for all damage. Charging fees may apply.

19. Guest Communication. Remain responsive via booking platform, phone, or text. Respond to urgent communications within 30 minutes.

20. Community Registration (where applicable). Complete any required registration at least 3 days prior to check-in. $75 late fee if submitted after the deadline.

Guests who violate these Rental Rules are liable for any associated damages, fees, costs, or expenses. Violators are also not eligible for any refunds and may be subject to immediate cancellation and eviction.