Terms and Conditions
Glacier River Partners, LLC (dba Highland Ranch)
Effective Date: November 20, 2025
Introduction
By booking or staying at Highland Ranch (the "Property"), you ("Guest") agree to the following Terms and Conditions. These terms are designed to set clear expectations and ensure a positive, safe, and respectful experience for all guests, vendors, and neighbors.
1. Booking & Payment
- Current Bookings: All current bookings for overnight stays must be made via Airbnb or VRBO. Their respective payment, deposit, and cancellation policies prevail until direct booking is offered on our website.
- Direct Booking (when available):
- Deposit: 50% of total due at booking for stays; 25% non-refundable deposit for events.
- Balance Due: For stays: remainder 30 days prior to arrival. For events: balance due 60 days prior to event.
- Payment Methods: Stripe (credit/debit card), ACH, Google Pay.
- Age Requirement: Guests must be 21+ to book and check in without a parent or guardian.
2. Cancellation & Refunds
- Airbnb/VRBO Stays: Refer to platform policy.
- Direct Bookings (stays): 50% refund for cancellations 30+ days before check-in; non-refundable within 30 days.
- Events (weddings/retreats): Deposit non-refundable. 50% refund of balance when cancelling 60–89 days prior to event; no refund inside 60 days unless re-booked.
- Force Majeure: If wildfires, floods, or government orders prevent performance, guests will receive a full refund or the option to reschedule, at our discretion.
3. Fees, Damage Deposit & Charges
- Cleaning Fee: Disclosed at time of booking.
- Pet Fee: $50 per pet, per stay (max two dogs per unit).
- Refundable Damage Deposit: $250 per stay or event (direct bookings; refunded within 14 days if no damage, excessive wear, lost keys, policy violations, or unapproved extra guests/pets).
- Extra Fees: May apply for excessive cleaning, rule violations, unauthorized guests, or lost property.
4. Guest Conduct, Quiet Hours & Policies
- Maximum Occupancy: Two guests per glamping unit, three per Tiny Home.
- Quiet Hours: 10:00pm–7:00am (entire property). Weddings/events: Amplified music must end by 10:00pm, event guests must vacate event spaces by 11:00pm.
- Pet Policy: Pets must be declared during booking, leashed in common areas, not left unattended outside, and cleaned up after.
- Alcohol: Permitted for guests age 21+. Bring-your-own; please enjoy responsibly.
- Smoking, Vaping, Cannabis: Prohibited in all indoor areas and tents. Permitted only in designated outdoor spaces (when/where specified).
- Vendors: All outside vendors must be pre-approved and provide proof of $1M liability insurance naming Highland Ranch as additional insured.
5. Check-In/Check-Out
- Self Check-In: Electronic instructions provided before arrival; on-grid cabins have keys on site; off-grid tents are keyless.
- Times: Check-in from 3:00pm; check-out by 11:00am.
- Early/Late: Free of charge, subject to advance approval and availability.
6. Facility Access & Safety
- Guest Access: All common grounds and meadow, riverfront, and trail areas are open to guests except the private farmhouse, carport, and marked staff zones.
- Riverfront & Wilderness: Guests use riverbanks, meadows, and trails at their own risk. Hazards may include fast water, wildlife, unpredictable weather, and uneven ground. Children must be supervised at all times; life jackets required near the river for minors.
7. Assumption of Risk & Liability
- Guests acknowledge risks inherent to a rural, natural property: wildlife, insects, allergens, inclement weather, and outdoor hazards.
- Highland Ranch is not liable for personal injury, lost/stolen items, closure due to force majeure, or activities guests undertake.
- Guests assume responsibility for themselves and their invitees.
8. Events, Filming & Vendors
- Outside Vendors: Must provide proof of insurance/licensure; waivable only at Highland Ranch's sole discretion.
- Photography: Personal photos permitted. All commercial shoots, brand/editorial shoots, or professional videography require prior written approval.
9. Force Majeure
- If performance is prevented by wildfires, natural disaster, government order, utility failure, or other "act of God," Highland Ranch may cancel with full refund or offer to reschedule.
10. Dispute Resolution & Governing Law
- These terms are governed by Montana law, with venue in Flathead County, MT. All disputes shall be resolved in Montana courts after good faith negotiation; mediation is recommended but not required before court action.
11. Intellectual Property & Privacy
- Guests may use photos taken on property for personal use. Commercial/commercializable use requires advance approval.
- Use of the Highland Ranch name/logo for promotions/ads requires written permission.
- By booking, guests agree to Highland Ranch's Privacy Policy.
12. Changes to Terms
Terms and Conditions may be updated at any time. The current version is always available on our website.
Contact Information
Glacier River Partners, LLC (dba Highland Ranch)
2753 Helena Flats Rd
Kalispell, MT 59901
Phone: 406-730-7998
Email: team@highlandranch.com
Website: www.highlandranch.com
Thank you for choosing Highland Ranch. We look forward to hosting your stay or event.
