SW Houston 3BR Sleeps 10 | 2 Living Areas

Expansive 2,500 sq ft home in Southwest Houston, sleeps 10, with three en-suite bedrooms upstairs, 3.5 bathrooms, two separate living areas, a fully equipped kitchen, coffee maker, and fast WiFi. Private fenced backyard and 2-car garage. Located in a quiet gated community near the Fondren area with easy access to Ring road 8 and I-69 for quick drives to The Galleria, City centre Houston, and the Texas Medical Centre. Ideal for families, groups, and extended stays.

🛏 Bedrooms & Sleeping
• Primary Bedroom: 2 King beds, Smart TV, workspace, en-suite bathroom
• Bedroom 2: King bed, Smart TV, workspace, en-suite bathroom
• Bedroom 3: 2 Queen beds, Smart TV, workspace, en-suite bathroom
Note: all bedrooms are upstairs; there are no bedrooms on the main level, so reaching the sleeping areas requires stairs.

🛁 Bathrooms
• 3 Full en-suite bathrooms (one per bedroom, upstairs)
• 1 Half bathroom downstairs for convenience

🍽 Kitchen & Dining
• Fully equipped kitchen with cookware, dishes, and utensils
• Coffee maker
• Open dining area for group meals
• In-unit washing machine and dryer

🛋 Indoor Living & Entertainment
• Downstairs Living Room: comfortable seating for gathering and relaxing
• Upstairs Second Living Room / Lounge: additional space, great for kids, films, or quiet time
• Smart TVs throughout
• Fast WiFi
• Dedicated work desk in each bedroom
• Hair dryers available
• Central air conditioning and heating

🌿 Outdoor Space
• Private, fully fenced backyard, great for relaxing or pets
• Quiet residential setting

🚗 Parking
• 2-car garage
• Driveway fits up to 2 additional vehicles
• See house rules for parking guidelines

Guests have full access to the home except for locked owner closets. Entry is via a smart lock; backup access procedures are in place if needed.

We will not be available in person, but feel free to message us. We are happy to help!

Located in a quiet, gated townhome community in Southwest Houston near the Fondren area, this area offers a calm, residential feel with controlled access and excellent connectivity across the city.

Quick motorway access to Ring road 8 (Sam Houston Parkway) and I-69 / Highway 59 puts major Houston destinations within easy reach:
• The Galleria / Uptown: ~15 min
• City centre Houston: ~20 min
• Texas Medical Centre: ~15-18 min
• Westchase District: ~10 min
• Arthur Storey Park: ~8 min
• Sharpstown Centre: ~8-10 min

The surrounding Southwest Houston corridor offers a diverse mix of local restaurants, international dining, and everyday essentials within a short drive. A great base for families, groups, and anyone who wants a peaceful, secure setting with quick city access.

Having a vehicle is recommended for this area. The home offers 2-car garage and driveway parking, making it easy to come and go. Quick access to Ring road 8 (Sam Houston Parkway) and Highway 59 (I-69) puts major Houston destinations within easy reach. Rideshare services like Uber and Lyft are readily available, and most daily essentials are just a short drive away. NRG Stadium is about 8.9 miles away, reachable in around 31 minutes by rideshare.

- A quiet, neighbor-friendly home: no parties or events, quiet hours 8 PM to 8 AM. This is a gated community with nearby neighbors; please keep noise down and avoid slamming doors.
- Dogs are welcome with prior approval and a pet fee. No cats, please (allergies). No breed restrictions; please keep pets off the furniture and clean up after them.
- Baby and toddler gear is available to rent directly from BabyQuip (not free at the home). Use the link in your boarding pass, or book on BabyQuip`s website.
- We keep up routine professional pest control. Texas has seasonal insects, so just let us know if anything comes up and we`ll handle it.
- Trash: a shared dumpster is located inside the gated community; please take bagged trash to the dumpster as needed.
HOUSE RULES & GUEST AGREEMENT

Thank you for choosing Sumic Living Guest Service! By booking, you acknowledge BVR facilitates your stay, while the Property Owner retains control.

Our policies protect guests, property, and neighbors. Booking confirms your agreement to comply. Violations may result in fees, termination, or removal without refund.

---

Booking & Payment

1) Submit valid ID (if required)
2) Sign this agreement
3) Pay all applicable fees before arrival.

• Security Deposit / Damage Waiver:

• Stays under 30 days:
• $125 refundable security deposit — OR
• Optional $25 non-refundable damage waiver (covers up to $50 in accidental damage).
• Stays 30+ days: See Extended Stays section for details.
• Costs beyond coverage or excluded from the waiver will be billed per Payment Authorisation & Exclusions.
• Deposits are due before arrival and refunded after checkout, less applicable charges.

• Extended Stays (30+ Days):

• Lease may be required; must be signed within 24 hours or reservation may be cancelled.
• Security deposit amount confirmed with property owner.
• A $200 deep clean required after all 30+ day stays.

• Pets – ALLOWED:

• Pets must be pre-approved. Fee: $75 per pet/stay.
• Unauthorised pets: $100 per night + damages.
• No cats (due to allergies).
• Keep pets off furniture and clean up after them.

• Events – NOT ALLOWED. Unauthorised gatherings may result in eviction.

• Payments over $5,000 — If the platform doesn’t process payments, these must be made via an approved direct method (no credit cards).

---

Check-In / Check -Out
• Check-in: 4 PM | Check-out: 10 AM.
• Early check-in/late check-out require approval & fee.
• Unapproved late check-out: $75 + $25 per hour. Additional charges apply if:
• Delayed or cancelled incoming reservations: guest pays 100% of lost cost.
• Blocked calendar: guest pays the nightly rate, even if vacant
• Cleaners delayed: guest pays trip charge if a return visit is required
• Door/lock codes sent 30 mins before check-in once all steps are completed.

---

Check-Out Instructions
• Return keys, permits, and remotes.
• Remove all trash and food from fridge/freezer.
• Return items/furniture to original location.
• Clean pet waste from yard.
• Leave linens on beds; place towels in laundry & start load.
• Start dishwasher.
• Secure windows/doors, set A/C to 78°F or heat to 68°F.

---

Property Rules
• No smoking, vaping, or marijuana indoors – $2,500 fine + damages.
• No illegal activities or weapons.
• Guest Count – Report # of guests at booking; changes need approval.
• Max occupancy: 10.
• Extra guest fee: $5/person/night over 6 guests.
• Quiet hours: 8 PM – 8 AM. Noise monitored; if you can hear it at the property line, it’s too loud.
• Multifamily buildings/Townhomes: Avoid noise that can be heard in neighbouring units (including loud conversations, music, or TVs).
• Follow HOA rules and local laws; the most restrictive rule applies.

Parking
• Park only in approved areas for this property.
• Driveway: All vehicles fully inside driveway (no street overhang).
• Garage: Allowed
• Car park: No dedicated / guaranteed spaces, but if there is an open space you may park there.
• Moving Trucks/caravans – Allowed
• Other vehicles: Boats / ATVs – Not Allowed
• Do not block driveways, postboxes, hydrants, or signs. No parking on grass.

---

Damages & Fees

• Charges apply for: property/furnishing damage, excessive cleaning, unauthorised guests/pets, missing items, smoking violations, parking violations, lost permits, and failure to follow check-out instructions.
• Any fines or costs from rule violations, HOA rules, or local laws may be billed to you.

---

Refunds

• Follow the cancellation policy shown on your booking.
• No refunds for early departure, appliance malfunctions, service outages, pests, or temporary loss of amenities due to maintenance.

---

Payment Authorisation & Exclusions

By booking, you authorise Sumic Living Guest Service to charge your payment method for any fees, damages, excessive cleaning, or other charges in this agreement not paid within 72 hours of written request. This authorisation remains valid after checkout.

If damages or costs exceed the damage waiver coverage or security deposit, we may charge the card on file for the balance or submit a claim through the booking platform.

Damage Waiver Exclusions – Accidental damage only; does not cover:
• Damages/cleaning from unauthorised pets or guests
• Violation fees (smoking indoors, excess occupancy, noise, parking, etc.)..
• Guests are responsible for full costs of repairs, replacements, cleaning, and related fees for excluded items.

---

Severability

If any part of this agreement is found to be invalid or unenforceable, the remaining provisions will continue in full force and effect.

---

LIABILITY & SAFETY NOTICE (IMPORTANT — PLEASE READ CAREFULLY)

By booking, you and all members of your party voluntarily assume all risks related to your stay, including use of stairs, balconies, decks, parking areas, pools, hot tubs, bodies of water, and outdoor/recreational features. You release Sumic Living Guest Service, the property owner, and their affiliates from liability for injuries, damages, or losses — including those resulting from the ordinary negligence of the host or property owner. Children must be supervised at all times.