Terms and conditions

Terms and Conditions for Rock Lane Resort & Marina

Rock Lane Resort & Marina & Thousand Hills Vacations reserve the right to make changes.

Please review the terms and conditions. Updated 3/10/2026

1. Scope and Acceptance

These terms apply to reservations, marina rentals, lodging stays, use of related websites, direct bookings made by phone, email, or online, and stays or rentals arranged through approved third-party channels.
By accessing the websites, submitting booking information, paying any amount toward a reservation, or checking in, the guest agrees to these terms in full.
The booking guest must be at least 18 years old to contract, and at least one person in the party must be 21 years old or older at check-in for vacation rental accommodations.
The property operator may refuse service, deny check-in, cancel a booking, or remove a guest for fraud, policy violations, safety concerns, or disruptive conduct.

2. Parties and Definitions

“Rock Lane” means Rock Lane Resort & Marina, including its lodging, marina, amenities, and related operations. Rock Lane provides bookings and management services, in addition to utilization of a property management company for booking and vacation rental management services.
“Thousand Hills Vacations” or “Manager” means the vacation rental management company handling lodging inventory, guest communications, payment collection, and property oversight for covered rentals.
“Guest” means the person who books the reservation and whose payment method is used. All other occupants, visitors, and invitees are the Guest’s responsibility.
“Property” includes resort rooms, cabins, condos, lodges, slips, common areas, parking areas, equipment, furnishings, fixtures, and amenities made available in connection with the stay.

3. Reservations, Confirmation, and Payment

A reservation is not final until it is accepted by the applicable property operator and a confirmation is issued.
The name on the reservation should match the cardholder for the payment method on file. The operator may request identity or payment verification before confirming or honoring a reservation.
For Rock Lane resort accommodations, a deposit equal to one night’s stay, including applicable taxes and fees, may be collected at booking. Marina slip deposits may be nonrefundable depending on rental term.
For Thousand Hills Vacations direct bookings and Vrbo reservations, final payment is typically charged automatically 7 days before arrival for suites, 1-bedroom, and 2-bedroom units, and 14 days before arrival for 2-bedroom-plus-loft, 3-bedroom, and larger units.
Group bookings, events, specialty accommodations, longer marina terms, or channel-specific reservations may follow different deposit and payment rules disclosed at booking.
Accepted payment methods may include major credit cards. Personal checks and cash are not accepted for required deposits unless expressly approved in writing.

4. Cancellation, No-Show, and Refund Rules

Cancellations are governed by the booking source, the property type, and the time remaining before arrival.
For Rock Lane resort accommodations, cancellations made 14 days or more before check-in may receive a refund of the deposit less a processing/reservation fee. Cancellations made inside 14 days may forfeit the deposit.
For marina slip rentals, seasonal or long-term cancellations may require at least 30 days’ notice to qualify for any refund less administrative charges, while daily and weekly slip rentals may become nonrefundable inside 7 days before arrival.
For Thousand Hills Vacations direct web, phone, and Vrbo reservations, cancellations made before the stated window of 7 days for smaller units or 14 days for larger units may be refunded less any nonrefundable reservation fee. Cancellations inside the applicable window may result in forfeiture of the full reservation amount.
No-shows, early departures, unused nights, reductions in stay after arrival, and changes in party size after arrival are generally not refundable.
Reservations booked through Airbnb, Expedia, Booking.com, TripAdvisor, FlipKey, or other third-party channels remain subject to that channel’s payment and cancellation rules in addition to applicable on-site rules.

5. Weather, Force Majeure, and Utility Interruptions

Neither operator guarantees refunds for weather, road conditions, snow, power interruptions, wildfire conditions, acts of nature, government orders, construction impacts, carrier outages, or other events outside reasonable control.
In limited situations involving mandatory shutdowns, emergency closures, or property unavailability caused by major events, the operator may choose to issue a credit, refund, transfer, or substitute accommodation in its discretion or as required by law.
Temporary interruptions involving internet, cable, utilities, pools, electronics, appliances, or amenities do not automatically entitle the guest to a refund, discount, or transfer.

6. Check-In, Check-Out, and Arrival Procedures

Rock Lane resort lodging check-in is generally 4:00 PM and check-out is generally 10:00 AM. Marina check-in is generally 12:00 PM and marina check-out is generally 10:00 AM.
Thousand Hills Vacations check-in is generally 4:00 PM and check-out is generally 10:00 AM. Guests are directed to check in at the Thousand Hills Clubhouse, 245 S. Wildwood Dr., Branson, Missouri 65616, unless different instructions are provided.
Early check-in and late check-out are never guaranteed and depend on housekeeping, maintenance, occupancy, and operational needs.
Unauthorized early arrival or holdover occupancy may lead to added charges, including charges up to an additional rental day where permitted.

7. Occupancy, Parties, Noise, and Conduct

Only the number of occupants shown on the reservation may stay at the Property unless prior written approval is given.
Parties, events, gatherings, or visitors beyond the approved occupancy may result in extra charges, immediate removal, or both.
Quiet hours generally run from 11:00 PM to 7:00 AM unless stricter local or HOA rules apply.
Excessive noise, illegal activity, unsafe behavior, music disturbances, harassment, policy violations, or interference with staff or other guests may result in eviction without refund.

8. Property Care, Damage, and Cleaning Charges

The Guest must keep the Property reasonably clean, secure, and in good condition and is financially responsible for damage, theft, excessive cleaning, smoking remediation, service calls caused by misuse, fines, assessments, repairs, replacements, and similar losses caused by the Guest or invitees.
The operator may charge the payment method on file for uncovered losses and damages, together with applicable taxes, fees, and documented costs.
Guests must report condition issues promptly after arrival and report any damage that occurs during the stay before departure. Failure to report damage may void any available damage-waiver benefits.

9. Limited Damage Waiver

A limited damage waiver fee may be included with certain Thousand Hills Vacations reservations. When included, it is a nonrefundable fee intended to cover certain accidental and incidental interior damage up to the coverage cap tied to the unit size.
The waiver does not cover intentional damage, gross negligence, theft, smoking, pets or unauthorized animals, extensive cleaning, occupancy or parking violations, fines, owner-closet entry, vehicle damage, unreported damage, or any loss that exceeds the coverage cap.
Typical published coverage levels are $1,000 for suites and 1-bedroom units, $1,500 for 2-bedroom and 3-bedroom units, $2,000 for 4-bedroom and 5-bedroom units, and $3,000 for 6-bedroom-and-larger units.
The operator has sole authority to evaluate reported damage, determine eligibility, and calculate repair or replacement responsibility.

10. Rental Assignment and Property Substitution

If a reserved room, unit, slip, or rental becomes unavailable because of repairs, owner action, removal from inventory, emergency conditions, or another operational issue, the operator may substitute a reasonably comparable accommodation if available.
If no comparable substitute can be arranged, the guest’s remedy will generally be limited to return of amounts paid for the unavailable portion of the reservation, and the operator will not be liable for consequential or incidental damages unless required by law.
Differences in decor, updates, furniture, preferences, or subjective expectations do not create a right to cancellation, refund, or rate reduction.

11. Smoking, Fire, and Prohibited Items

All indoor accommodations are smoke-free unless a specific written exception is provided.
Rock Lane may charge a smoking violation cleaning fee of $250, and Thousand Hills Vacations may charge a smoking and deodorizing fee of $300, depending on the property and booking program involved.
Open flames, fireworks, unauthorized grills, and other fire hazards are prohibited except where specifically designated. Candles are generally prohibited indoors, except for approved emergency or designated outdoor use.
Illegal drugs, unlawful substances, and unlawful conduct are prohibited. Violations may result in immediate eviction, law-enforcement involvement, and no refund.

12. Pet Policy

Pet-friendly accommodations may be available only where specifically identified and approved in advance and may require additional fees and rules.
At Thousand Hills Vacations managed units, pets are generally not allowed unless pre-approved under applicable ADA requirements or under a separately approved pet policy.
At Rock Lane, approved pets must remain leashed when outside and may not be left unattended. Unapproved animals may trigger cleaning charges and removal requirements.

13. Maintenance, Entry Rights, and Guest Reporting

Guests should report access issues, maintenance concerns, cleanliness complaints, or safety hazards immediately using the contact information provided at booking or check-in.
The operator reserves the right to enter the Property at reasonable times, or immediately in emergencies, to inspect, investigate disturbances, verify occupancy, perform repairs, protect the Property, or enforce rules.
Refunds or other consideration for reported problems are not available when the operator was not given a reasonable opportunity to address the issue during the stay.

14. Furnishings, Starter Supplies, and Housekeeping Limits

Linens, towels, and a starter set of routine consumables may be provided for vacation rentals, such as toilet tissue, paper towels, coffee packets, soap, shampoo, conditioner, detergent, and trash liners.
Starter supplies are not unlimited restocking programs. Additional consumables beyond the initial supply are normally the Guest’s responsibility.
Linens, blankets, pillows, and similar items are intended for indoor guest use unless the property specifically states otherwise.

15. Marina, Boating, and Water Use

All boats using the marina must comply with registration, insurance, safety, and dock rules.
Guests using slips, docks, swim areas, pools, or waterfront areas assume the risks that naturally come with boating, swimming, and outdoor recreation.
Rock Lane is not responsible for theft of or damage to boats, trailers, vehicles, or personal property unless caused by its gross negligence or other liability that cannot legally be waived.

16. Safety, Security, and Personal Property

Guests should lock doors and windows whenever the Property is unattended and supervise children at all times.
The operators are not responsible for lost, stolen, misplaced, or abandoned personal items. If recovered items are shipped back, handling, packaging, and shipping charges may apply.
Guests assume responsibility for using the Property, amenities, hot tubs, grills, docks, stairs, decks, pools, and equipment carefully and in accordance with posted rules.

17. Plumbing, Utilities, and Common-Sense Use

Guests must use plumbing, appliances, HVAC systems, electronics, and furnishings responsibly.
Items such as grease, wipes, diapers, paper towels, and feminine products must not be flushed or placed into drains or toilets unless the fixture is clearly designed for that use.
Misuse leading to clogs, service calls, damage, or sanitation issues may be billed to the Guest.

18. Liability, Assumption of Risk, and Indemnity

Use of the Property and related amenities is at the Guest’s and invitees’ own risk, including the risks associated with outdoor recreation, water activities, stairs, decks, docks, hot tubs, grills, and unfamiliar lodging environments.
To the fullest extent permitted by law, the operators disclaim liability for losses, injuries, damages, allergens, mold or airborne irritants, equipment malfunctions, utility failures, or conditions arising from acts of God, ordinary wear, or third-party conduct, except to the extent caused by negligence or other liability that cannot legally be excluded.
The Guest agrees to indemnify and hold harmless the applicable operator, property owners, managers, affiliates, employees, and agents from claims, losses, defense costs, and liabilities arising from the Guest’s stay, occupancy, conduct, or breach of these terms, except where caused by a party entitled to indemnity.

19. Communications, Consent to Contact, and SMS Terms

By submitting contact information, requesting information, making a reservation, or otherwise opting in, the Guest consents to receive operational communications by phone, email, and text regarding reservations, reminders, service matters, and support.
Where the Guest separately opts in to marketing texts, the business may send recurring informational or promotional SMS or MMS messages, including offers, reminders, and updates. Message frequency may vary, and Thousand Hills Vacations states that guests may receive up to 5 messages per week.
Guests may opt out of promotional text messages at any time by replying STOP. Help is available by replying HELP or by contacting customer service.
Message and data rates may apply. Carrier delivery is not guaranteed, and mobile numbers will be handled under the applicable privacy policy and the opt-in language used at the point of collection.

20. Privacy, Cookies, and Website Use

The websites may use cookies, analytics, forms, and other tracking technologies to improve operations, measure traffic, and support reservation and marketing functions.
Use of the websites and submission of personal information are also subject to the applicable privacy policy for the brand with which the Guest interacts.
The operators may link to or integrate with third-party providers, booking channels, excursions, software platforms, carriers, and payment processors, and are not responsible for independent acts or policies of those third parties.

21. Dispute Resolution and Governing Process

The parties should first attempt to resolve disputes informally and in good faith by contacting the applicable operator.
For Thousand Hills Vacations reservations, the published terms state that disputes should be mediated before arbitration or court action, with mediation fees divided equally among involved parties unless otherwise required.
Any claim must be brought only by the booking Guest, and class or representative proceedings are disallowed to the fullest extent permitted by law if such restriction is included in the final published version reviewed by counsel.

22. Changes to Terms

The operators may revise these terms at any time by posting an updated version on the applicable website or by providing revised terms at booking.
The version in effect at the time of booking generally governs that reservation unless a later change is required by law or expressly accepted by the Guest.

23. Contact Information

Rock Lane Resort & Marina: 611 Rock Lane, Branson, MO 65616 | 417-338-2211 | [email protected]
Thousand Hills Vacations / Thousand Hills Clubhouse: 245 S. Wildwood Dr., Branson, MO 65616 | 877-262-0430 | operational support may also reference 417-624-7000 for arrival and maintenance matters where stated in booking materials.

24. Acknowledgment

By booking, paying, checking in, occupying the Property, renting a slip, or using the related websites or services, the Guest acknowledges that they have read, understood, and agreed to these Terms and Conditions.