Rules and Regulations
THE MANAGEMENT ASSUMES NO RESPONSIBILITY FOR ACCIDENTS, INJURIES OR LOSS FROM ANY CAUSE.
Rangers RV (Oliver & Thompson Companies, LLC) will not tolerate any onerous, noxious or offensive activity of any sort that could interrupt and/or adversely affect the enjoyment of other parties utilizing our facilities. In the event of such onerous, noxious or offensive activity, in the judgement of management, the parties responsible for such activities will receive notification of the termination of the lease and will forfeit and/all deposits. The party will then be evicted and removed according to state law upheld by the State of Texas. Rangers RV will operate under a 3 strike penalty process. If any party violates any 3 rules and regulations, of any combination then that party will be notified of the termination of the lease and will forfeit any/all deposits. The party will then be evicted and removed according to state law upheld by the State of Texas. If any local, state or federal law is violated then the 3 strike penalty process will not apply and the party responsible will be immediately notified of the termination of the lease and will forfeit any/all deposits. The party will then be evicted and removed according to state law upheld by the State of Texas.
INDEMNITY AND WAIVER OF LIABILITY
The tenant shall indemnify and hold Rangers RV, Oliver & Thompson Companies, LLC and their owners, employees, agents, partners, officers, directors, representatives, successors or assignees (collectively, the “Parties”) harmless from and against any and all claims, demands, costs and expenses, including reasonable attorney’s fees, arising from any and all damages or injuries caused by fire, water, wind, civil strife, war/police action or acts of God, owner and/or tenant actions or inactions (or those of their employees, agents, or invitees), or any other related to tenant’s use, cabin rental or occupation of the RV site.
ACCORDING TO TEXAS PENAL CODE SECTION 31:04
(b), Any tenant (s) who leaves without paying for site service or who refuses to pay for site service when due is subject to criminal prosecution. We are providing service hook-ups for your RV and rental cabin w/full amenities. We require full payment in advance and will prosecute any violations under the “THEFT OF SERVICES LAW”. Remember the owners and operators are active duty police in the City of Midland.
DEPOSIT AND CANCELLATION POLICY
A deposit of $375 is required at the beginning of any and all applicable lease agreements. The deposit will be returned at the end of any and all applicable lease agreements provided the tenant has shown to be in good standing (i.e. has not been found in violation of the 3 strike penalty process and/or has not had their lease terminated for criminal issues or other issues etc.)
Cancellation of Lease:
A tenant may cancel their lease at any time, however if the tenant does not provide at least 3 days notification then any/all deposits will not be refunded/returned. In other words there will not be refunds for shortened stays without a 3 day notice to Rangers RV. First month rent is due at check in, in addition to the full deposits.
ENTRANCE SECURITY GATE
Tennant’s are not allowed to give out the gate code to individuals not included on the lease. If a guest is visiting then the tenant shall have them call the tenant when the guest arrives at the gate. The tenant will then need to walk/drive up and punch in the gate code or use the key card provided for them to gain access, violation to this rule is grounds for immediate termination of stay and termination of the lease for any guest. Tenants will have their own gate code/key card. Upon checkout the gate code will be deleted and/or the key card will be turned in to Rangers RV. If the key card is lost/damaged the tenant will forfeit any/all deposits.
Exception: If a tenant has an out of town guest that will be staying for a short period then the tenant shall inform Rangers RV that a guest will be on the premises. The guest will then be required to check-in at the front desk during business hours. Failure to follow this exception will result in the loss of any/all deposits. If the electricity should go out at the resort then key pad may not work and as soon as resort management is notified, we will block the gate open until the electricity comes back on.
MAX OCCUPANCY & GUESTS
Tenants are allowed to have a maximum number of 3 guests to any 1 RV space. Again, any and all guests must check in with the front desk or park management. Failure to do so will result in the loss of any/all deposits. Tenants are responsible for their own proper conduct and that of all visiting guests, including the responsibility for understanding and observing all policies and rules. All visiting guests must sign in at the office before going to RV site or cabin. We have “NO TRESPASSING” signs on the property and at the entrance gate.
All visitors must notify the office at Rangers RV (432) 305-1134 and sign required documents. The maximum occupancy is highly monitored. Any party exceeding the maximum occupancy or having more people than what your lease indicates is reason for termination of the lease and eviction according to state law without reimbursement of any and all deposits. Guests and Visitors must register their vehicles at the office. There may be an additional charge for guests and those persons who use resort facilities.
Rangers RV inspects each RV site and cabin prior to arrival and occupancy as well as upon departure. Although we do not expect damages or theft, it sometimes occurs. We know there will not be any, but if damages (other than ordinary wear and tear) are found, any cleaning, and/or trash removal deemed excessive by the property owner, or cleaning service, price is assessed and charged to the RV site user or cabin guests credit card on file or deducted from the deposit.
During cold spells, please wrap your water lines to help prevent water hose breakages and loss of water to your RV site.
Safety and security is the sole responsibility of the tenants and tenant’s guests. Rangers RV, Oliver & Thompson Companies, LLC, owners, employees, agents, members, partners, officers, directors, representatives, successors or assigns assume NO responsibility or liability for the safety or security, or for injury caused by other persons. Tenants must immediately notify 9-1-1 in any and all emergency
situations. After Police/EMS/Fire have arrived and deemed the scene safe the tenant must then notify Rangers RV at 432-305-1134, for any unsafe or security issues. Tenants shall not store any combustibles on premises. Nudity, profanity, excessive noise, and any/all behavior deemed inappropriate by Rangers RV will result in the termination of the lease and the lawful eviction according to state law of the State of Texas.
INSURANCE & IDENTIFICATION
RV site users and cabin guests acknowledge that Rangers RV insurance does not cover personal property damage caused by fire, theft, water, weather, war/police actions, acts of God, acts of others, and/or any other causes, nor shall Rangers RV and their owners, employees, agents, members, partners, officers, directors, representatives, successors or assignees be held liable for such losses. Tenants are hereby advised to obtain their own insurance policy to cover any personal losses.
Upon check-in it is a requirement for all tenants to provide accurate and up to date insurance information for any and all vehicles. The tenant will also be required to provide a valid license/ID and an additional form of identification. Sex offenders are required by the State of Texas to notify the community as well as local law enforcement of their current address. If this law is not adhered to there will
be legal repercussions up to and including imprisonment. Remember the owners are active duty police officers in the City of Midland.
ACTS OF GOD
Tenants acknowledge and understand that Rangers RV, Oliver & Thompson, companies, LLC and their owners, employees, agents, members, partners, officers, directors, representatives, successors or assignees are not responsible for including but not limited to; acts of God, acts of government agencies, fire, lightning strikes, war/police actions, road maintenance, heights of drivers, creeks, lakes, or ponds, and
inclement weather. NO REFUNDS will be offered.
LEGALLY BINDING / ATTOREY FEES / INDEMNIFICATION AND HOLD HARMLESS
Tenants agree to abide by this agreement and understand that it is legally binding. All parties agree that in the event of a dispute that the agreement will be interpreted in accordance with Texas Law. Tenants shall be responsible for attorney fees and costs of owner and/or owner’s agent incurred an arising out of any breach of this agreement by any and all tenants and/or the tenant’s guests. Tenants agree to indemnify and hold harmless Rangers RV, Oliver & Thompson Companies, LLC and their owners, employees, agents, members, partners, officers, directors, representatives, successors or assigns from and against any and all liability for any claim for personal injury, property damage, intangible damages, advertising injury, discrimination, or any other cause of action in tort, contract or equity arising out of the acts or omissions of tenants and/or the tenant’s guests.
All persons are expected to maintain the Common Area facilities in a clean, neat and orderly manner. Use of the Common Area is a privilege. The privilege is subject to revocation if misused or abused.
Smoking is not permitted in any Rangers RV buildings or cabins. All cigarette butts shall be completely extinguished and discarded respectfully. Excessive cigarette trash/butts that are found in any area other than the proper disposal will be counted as a 2 strike offense.
Abusive or threatening behavior, excessive foul language, malicious gossip, and defacing or vandalizing park property is not allowed. Participation in any of the aforementioned activities will cause the immediate termination of the tenant’s lease and/or may result in prosecution.
Rents and Charges: $650 (Standard) $750 (Premium) Tenants shall pay rent to Rangers RV Electricity, sewage, water, cable and Wi-Fi are included in the monthly rent. This is a privilege. Please, do not take advantage of this or Rangers RV will adjust rates for everyone in the park. RVer’s are traditionally environmentally conscious individuals and we ask that you take special consideration in our “environment of the park.” Charges shall be payable in lawful money of the United States to Rangers RV at the office.
In the event that a tenant fails to make full payment no later than the 3rd day after rent is due then a late fee of $25 per day will be applied and any/all deposits may be subject to forfeiture if the problem persists. Exceptions: We understand that tenants work hard and long hours so if a tenant gives proper, advanced notice then this issue can be dealt with on a case-by-case basis.
MONTHLY RV SITE EXIT NOTICE
Required 3-day written notice before you leave Rangers RV Park.
Deliveries made to Rangers RV shall not be received or accepted by Park Management. Park management does not accept responsibility for refused items. All deliveries must be made directly to the RV site of the recipient if it does not have a site # on the address it will be returned to sender NO EXCEPTIONS. When tenants leave the property we will not forward mail to you, we are not a mail service. Rangers RV highly suggests securing a P.O. BOX or picking up your own packages at the delivery services headquarters in Midland/Odessa.
Special rules posted in specific areas of the Campground are incorporated in, and are made a part of these Rules and Regulations and are to be followed and adhered to as such.
Dial 9-1-1 and notify management (432) 305-1134 for all fire, police and medical Emergencies, While the owners/operators are active duty police the management number shall not be interpreted as an emergency number. There is only one emergency number that shall be interpreted as such and that is 9-1-1.
Soliciting of any kind is strictly prohibited within Rangers RV.
All vehicles must be approved before being placed in the resort. All vehicles are subject to inspection and are accepted on the basis of length, age, appearance and condition. Vehicles over (10) years in age will not be accepted unless an exemption from the Park Management is obtained based on the overall appearance of the vehicle. Only one or two vehicles per site are permitted.
Recreational Vehicles shall:
- Be self-contained and equipped with an approved sewer trap and vent;
- Have suitable utility connections including a screw-type sewer adapter and hose
For external hook-up;
- Meet all federal, state, county and city requirements and RV codes.
- Converted school buses or trucks
- Vehicles in need of mechanical repairs (e.g. oil leaks, excessive exhaust, etc.);
- Pickup camper not secured to the bed of a pickup;
- any other vehicle, which in the opinion of the park management detracts from the
Intent, purpose or general appearance of the park.
All hook-ups shall be properly made to the receptacles provided on each site in accordance with regulations or manufacture’s specifications.
PROHIBITED LINES AND ROPES
Connecting of lines, clotheslines, wires or ropes between vehicles, water risers, electrical pedestals, trees, landscape items or vent pipes are prohibited.
Wheel covers used on Recreational Vehicles must be aesthetically pleasing and are subject to approval by Park Management.
It is prohibited to
- Drive or park any vehicle on the grass (Buried utility facilities could be Damaged, and sprinkler heads).
- Drive your vehicle through any unused site.
- Do not park your vehicle in another RV site that is empty.
Any damages to common areas and facilities, landscaping, utility facilities or connections caused by a tenant shall be the financial responsibility of the tenant.
TRANSPORTATION VEHICLES AND PARKING PASSENGER CARS
Only passenger cars, including passenger vans, motorcycles, and pick-up trucks may be parked on any RV space. No vehicles shall be parked so that any portion of the vehicle encroaches onto the street/driveway. Conversion vans and truck-mounted campers, not used as a residence, are considered passenger vehicles. If these vehicles are the only means of transportation of the RV site user, approval to pardon the RV space must be obtained from Park Management.
The preferred location is at the RV site or Cabin the guest is visiting. If this is not possible or practical, the guest will need to park in overflow parking.
Vehicles prohibited from being parked or stored on any lot RV space, cabin or
overflow parking include:
- Cargo, utility and golf trailers;
- Boats and boat trailers;
- Car dollies;
- Any vehicle that detracts from the intent, purpose or general appearance of the resort;
- 18 wheelers or tanker trucks.
VEHICLES AND TRAFFIC
A speed limit of five (5) miles per hour on all roads inside the park. The speed limit is set purposely low to insure the safety of all persons in the park. Any excessive violation of this is subject to an immediate 3rd strike and the immediate, lawful removal of the violator. Any excessive noise from a vehicle (i.e. revving of the engine, peeling out or honking incessantly) will be viewed as an immediate 2nd strike and the loss of any and all deposit, as well as the lawful removal of the tenant or guest from the park.
Drivers, bicycle operators and pedestrians are urged to use extreme caution at all times to prevent accidents. The following right-of-way rules apply in the park;
- Drivers of motor vehicles shall yield the right of way to pedestrians and bicycle operators.
- Bicycle operators shall yield the right of way to pedestrians.
- All motor vehicles, and bicycles must use the right side of the roads. NO ONE SHOULD ASSUME THEY HAVE THE RIGHT OF WAY. ONE MUST YIELD TO ANOTHER ALWAYS PROCEED WITH CAUTION, OBEY ALL SPEED LIMITS AND TRAFFIC CONTROL SIGNS.
Repairing vehicles on RV spaces, roads, driveways or common areas is prohibited. The only repairs that may be made on site is to your RV by a mobile repair. A repair service or tow truck may be called to move your disabled vehicle to a place of repair; no repairs may be made on site. NO HOSE WASHING OF VEHICLES IS PERMITTED. The water hook-ups provided by Rangers RV are not to be used for cleaning any vehicle, no matter the size. Violation of this rule will result in a 2nd strike and the forfeiture of any/all deposits.
Motorcycles are to be parked in the RV space. ATV’s four-wheelers, go-carts, dirt bikes, golf carts and etc. are only allowed on the premises with permission from Park Management. None of these vehicles are allowed to be operated on the premises. Any party breaking this rule is cause for eviction with the forfeiture of deposit.
Permanent or temporary shade structures for parking are prohibited unless provided by Rangers RV.
Pet Limit: 2(case by case)
Dogs and cats are permitted, but limited to no more than two (2 pets, see above) pets per RV site.
The tenant (including any guests or invitees of the Tenant) is allowed to keep the following as pets:
Any domesticated pet will be allowed on the property so long as the animal is on a leash, fenced in at the designated “play yard”, fenced in at the RV space belonging to its owner, and most importantly is not an aggressive animal.
We reserve the right to remove any aggressive animal and its owner if a problem arises. Animals must not be kept outside/chained or leashed to a stake or any portion of the property to
include the renters RV or vehicles. The animals must be registered to the park through the front office and proper documentation/immunizations must be provided. Animals will be held to 3rd strike policy so that if any incident occurs between the animal and another animal or renter then the animal in question will be removed immediately from the property by the appropriate means to include animal control (this will be enforced by a case by case basis and Rangers RV reserved this right).
The tenant shall abide by all laws of the city of Midland, state of Texas and any local, municipal, or administrative ordinances or regulations with respect to keeping and maintaining live animals, including those governing spaying, neutering, vaccinations, and licensing. The tenant shall immediately clean up any pet waste or other mess on the premises, including common areas. The tenant shall ensure that each Tenant pet is well-behaved and under the tenant’s control at all times while on the premises, and that no tenant pet poses a threat or apparent threat to the safety of other occupants of the premises, their guests or invitees, or other persons on or near the premises. If, in the absolute and sole opinion of Rangers RV, any authorized pet poses such a threat or apparent threat, the Ranges RV may, at their
option, (i) require the Tenant to immediately and permanently remove that pet from the premises or (ii) serve the tenant with notice to terminate this lease.
The landlord is not liable for any damages that any such debt may cause to the premises or any property, or to any injury to a tenant, or other persons or animals, and the tenant agrees to indemnify and hold the landlord harmless from any and all claims or actions resulting from any such damage or injury, including costs of defense and legal fees.
No pet other than the pets identified in this section, including any animals owned by any family member, guest or invitee of a tenant, shall be permitted on the premises without the prior written approval of the landlord, which approval may be withheld at the landlord’s absolute and sole discretion. (Exception is a registered service animal).
Pets that present a danger or a nuisance to other people or pets.
Exotic animals that have not been approved by Rangers RV, to include farm animals, serpents, fowl, amphibians, reptiles and or rodents.
All “droppings” must be picked up and properly disposed of by the pet owner in the owner’s garbage or the park dumpsters. Droppings must be bagged and sealed and disposed of in the park dumpsters. If any feces are found loose or “not bagged” then the violator will receive an immediate 2nd strike and will forfeit any/all deposits.
Pets shall be on leashes (electronic collars are not acceptable leashes) at all times. Pets are not allowed in any common building or common areas. Exception: Pets are allowed in outdoor common areas and the pavilion area. Pets must never be left unattended in the park (including the tenant’s vehicle, RV site or cabins) for any length of time. If a pet is tethered on the RV site, then park management will issue a
1 strike penalty. Animal control may be notified as well depending on the situation.
Rangers RV, and Oliver & Thompson Companies, LLC will be Held Harmless from any and all claims, lawsuits, demands, causes of action liability, loss, damage and/or injury, of any kind whatsoever (including without limitation all claims for monetary loss, property damage, equitable relief, personal injury and/or wrongful death), any acts on the part of the pet. The owner of the pet is responsible for any actions caused by the pet. Pet owners are responsible for any property damage, injury, and disturbances caused by their pets. Monthly RV Site rentals with pets will pay a $50 deposit for their pets.
No pet pens, permanent, portable, temporary, travel-type cages, or doghouses are permitted on the exterior of any RV Site or cabin unless approved by Rangers RV.
Rangers RV mailing address is a registered address and the address should not be used by another company. Per Rangers RV Rules, (The Operation of a business on the RV site or on the Property is Prohibited, especially using Rangers RV address under another company name). Rangers RV will not deliver company mail and the mail will not be returned back to the mail service (NOT AT THIS LOCATION, WRONG
RV SPACE MAINTENANCE
Park management will handle maintenance of the RV space. Recreational Vehicles, including improvements and/or maintenance of water/sewage/electrical hookups are the responsibility of the tenant.
Rangers RV will handle all repairs to the space and the power pedestal.
Please respect your neighbor’s right to privacy by using the streets, driveways and designated paths when walking through the park, rather than crossing though a neighbors RV space. Repeat violators of this policy are subject to the immediate termination of the lease and possible prosecution under the law.
Patio, decks and the un-skirted space under the Recreational Vehicle are not to be used for storage as this detracts from the appearance of the park. Storing flammable liquids in or around the Recreational Vehicle is not allowed. Upon permission of Rangers RV tenants may add a temporary storage unit/bin/shed to their space so long as the storage unit is new/clean and does not detract from the appearance of the park. Additionally, when the tenant leaves then the additional storage unit must leave with the tenant. If the tenant fails to take their additional storage unit with them upon termination of their lease then Rangers RV will exercise their lawful right to abandoned property per the state laws of the State of Texas.
Signs on individual RV spaces are prohibited with the exception of the tenants name and space #. Tenants are not allowed to advertise items for sale and have non-registered guests enter the resort. If the tenant is selling something on Craigslist or on a similar site then the tenant will need to meet them off property, NO EXCEPTIONS! We suggest the safe zone meeting spaces at the Police Department
where your interactions will be monitored for safety purposes.
No loud or shrill exterior speaker, horn, whistle, bell or other sound device shall be located, used or placed within the park. An exception to this would be at the outdoor amenity areas during operating hours and must adhere to any warning given by Rangers RV.
No clotheslines are permitted on any space or the exterior of the RV. No garments, rugs, laundry or similar articles may be hung or suspended from the windows or outside of the Recreational Vehicle.
Clothes washing machines in Recreational Vehicle and Appurtenances are not permitted due to restrictions and septic system limitations. Violation of this is an immediate 3rd strike and eviction from the premises. Septic tanks are vulnerable and faulty, please treat ours with extreme care.
The operation of garbage disposals is not permitted due to the septic system.
WINDOW SCREENING MATERIALS
No interior or exterior screening or shade materials including, but not limited to, aluminum foil, bed sheets, cardboard, tarps, newspaper, blankets or other covering negatively affecting the exterior appearance of any RV shall be permitted.
Off-Site vendors doing business within the resort are required to have a certificate of proof of liability insurance and Worker’s Comp Insurance. Anyone not in compliance shall be prohibited from entering the Resort. It is the responsibility of the tenant to ensure compliance before scheduling an appointment.
No spotlights, floodlights, or high intensity lighting may be installed on any RV Space.
No person may pursue any business, hobby or other activity within the park, which may in any way create a nuisance or cause a disturbance to others that will obstruct or interfere with the right of others to use or enjoy the Common Areas or their respective RV space (s). A person’s activity may not in any way be harmful, dangerous or usage to the health, safety or welfare of any person or property within the park as determined by the Park Management.
No campfires are allowed. Grills are allowed only in designated areas and in approved containers. Approval is subject to governmental burn restrictions. Exposed woodpiles are prohibited. Burn materials may not be stored in an open area on any RV space. Trenching or digging of holes is not allowed at any time.
Tenants must maintain their sites litter-free, including cigarette butts. Please bag/tie/seal all garbage and trash before placing it in the dumpsters located in the middle of the park.
Park Management requests the cooperation of all tenants in the conservation of water and electricity. All sewage service is handled through septic systems. Absolutely no chemicals, hazardous products, or foreign objects (such as, feminine sanitary products) may be poured down the drains or flushed down the toilets.
Care and caution must be utilized during any and all out door cooking.
No temporary or permanent fencing of any kind shall be permitted.
Rangers RV shall have the right to enforce any current rule or regulation as listed
and/or posted. Any action undertaken to enforce, shall be in accordance with the
- Direct verbal communication or a written notice hand delivered to the tenant from
the park management. Said notice shall contain the violation and the course of
action requested in order to correct the violation. This step shall not be a required
step, it may be used as a courtesy to the tenant. This step is STRIKE 1 in the penalty
- In the event the violation is not corrected in a reasonable amount of time after
receipt of the courtesy notice (verbal or written) mentioned above, or if Park
Management elects to forego issuance of a courtesy notice; a Non-Compliance
Notice will be hand delivered to the tenant indicating the time frame required for
Compliance and the date of termination of the lease, as well as any/all forfeiture of
any/all deposits if the violation is not corrected, in accordance with the Texas statutes.
This step is STRIKE 2 in the penalty process.
- In the event the violation is not corrected after STRIKE 1 and STRIKE 2 the Park
Management will terminate the lease, keep any/all deposits and begin the eviction
process according to state law. This step is STRIKE 3.
I have read and understand the rules and regulations. I certify that I am at least 21 years of age and that I will be held responsible for the care of the property being rented under my name. I accept full responsibility for the damage or extra cleaning charge assessed during or those discovered after departure from the above rental. I authorize these charges to be debited from my credit card or subtracted from my cash security deposit.
LEGALLY BINDING/ATTORNEY FEES/INDEMNIFICATION AND HOLD HARMLESS
Tenants agree to abide by this agreement and understand that it is legally binding. All parties agree that in event of a dispute that the agreement will be interpreted in accordance with Texas Law. Tenants shall be responsible for attorney fees and costs of owner and/or owner’s agent incurred and arising out of any breach of this agreement by, tenants, tenant’s visitors/guests and Cabin guests agree to indemnify
and hold harmless the owner, owner’s agents, owner’s employees/managers from and against any and all liability for any claim for personal injury, property damage, intangible damages, advertising injury, discrimination, or any other cause of action in tort, contract or equity arising out the acts or omissions of the tenant, tenant’s visitor, guests and Cabin guests. Again, I have read and understand the rules and regulations.
I certify that I am at least 21 years of age and that I will be held responsible for the care of the property being rented under my name. I accept full responsibility for the damage or extra cleaning charge assessed during or those discovered after departure from the above rental. I authorize these charges to be debited from my credit card or subtracted from my cash security deposit.
We are pleased to have you in our park as our guest. We hope you have a great Experience while at Rangers RV!