RESORT SITE AGREEMENT
CANOPY RV RESORT INFORMATION AND RV SITE SERVICE AGREEMENT
OFFICE: (830)310-8511
After Hours Emergency:
830-310-6349
Office/Propane Hours:
Every day 9AM-6PM
Memorial Day-Labor Day Fri-Sat 9AM-7PM
Pool/Grandroom Hours:
Daily 8AM-10PM
Wi-Fi Information
Network: Canopy Wi-Fi
Password: greenbelt
Welcome to our Canopy family! Please take the time to carefully read our resort information, Site Service Agreement, and other informational materials provided. These guidelines are designed to ensure that every guest at Canopy enjoys a pleasant and comfortable stay. They are also intended to uphold high standards of cleanliness, safety, and maintenance, in keeping with our commitment to being good neighbors. While we strive to cover all situations, not every circumstance can be anticipated. As such, we reserve the right to amend the following rules, regulations, information, etc. at our discretion. Your cooperation is sincerely appreciated and helps create a safe and enjoyable environment for all.
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RESORT RULES
Check-In Time: After 1:00PM. Upon arrival, all guests are required to register at the office. An early check-in may be available for an additional fee.
Check-Out Time: By 11:00AM for all sites. A late check-out may be available for an additional fee. All outstanding balances are to be paid at time of check-out.
Gate Cards: Please return all gate cards to the office or the card drop box located outside the office before departure. Guest accounts will be assessed with a $20 fee for lost or non-returned cards.
After Hours Arrival: For the security of our guests, Canopy RV Resort is fully gated after hours with electronic access. Any after-hours arrivals will be given a gate code via text message and email if not on site before 5:00PM.
Quiet Time and Curfew: The Resort's quiet time is from 10:00PM - 7:00AM daily (no loud talking, loud radios, loud televisions, etc.). Children under 16 years of age may not leave their campsite after 10:00PM unless they go to/from the bathhouse and are accompanied by an adult.
Occupancy: The maximum number of registered guests, including visitors allowed per site, is 5 without prior approval from management. As a guest of Canopy RV Resort, you are not able to sublet your site, all reservations are managed directly by the Resort to ensure a safe and secure environment and experience for all guests. Violation of this rule will result in removal from the Resort without refund.
Daily Visitors: Visitors are required to register with the Resort office upon arrival and visitors utilizing the Resort amenities will be charged a daily fee. Visitors must secure a parking pass from the front desk.
Speed Limit: The posted speed limit is 10MPH on all Resort streets. We do appreciate it if you keep your speed under the posted limit.
Pool: No glass permitted in the backyard area, this includes the pool, pickleball area, patio, and firepit area. No lifeguard on duty, swim at your own risk. Children 14 years of age or under must be accompanied by an adult at all times.
Vehicle Repairs: Repairs of vehicles, motorcycles, and RVs are not permitted in the Resort including oil changes, tire changes, and remodels, etc.
Packages/Mail: Packages will be accepted at the Resort office. Please include the registered guest’s first and last name and site number on any packages. Canopy does not hold or forward any mail after the departure of guests. The Resort assumes no liability for package delivery. All deliveries during office hours must be delivered to the Resort office. To ensure the safety of our guests, DO NOT give the Resort gate code to any unregistered guest. This includes packages, groceries, food and Uber/Lyft.
RV Washing: If you would like to wash your RV or vehicle during your stay, please contact the Resort office to purchase the required permit.
Accidents/Incidents: All accidents, problems, incidents or accidental damage to pedestals or water faucets or other facilities must be reported to the Resort office immediately. All inspections and repairs must be completed by a Canopy employee or an outside vendor hired by Resort Management.
Children: Children 14 years of age or under must be accompanied by an adult at all times when on Canopy grounds.
Fireworks, Firearms, Drones: Fireworks and Firearms of any kind are prohibited on the Resort grounds, including BB guns, Airsoft, and pellet guns. Drones are not permitted over any Resort property to maintain every guest’s right to privacy.
Mowing: Lawn care is handled by Resort team members only, weather permitting. Please assist us in ensuring any personal property remains off the grass area surrounding your space in order to ensure maintenance is properly conducted.
Amenities: Rules are posted in the gym, laundry room, pool area, pickleball court, dog park, and playground, and we request that you familiarize yourself with these rules to help ensure the quality of the Resort. Children under the age of 14 must always be chaperoned by an adult.
Laundry and Restroom Facilities: No washing of dishes, pet bedding, or mechanical parts in restrooms or laundry areas. Please report maintenance issues promptly. Laundry left unattended in our facilities for more than three days will be donated. Please retrieve your items promptly to avoid losing them. Laundry may be moved to lost and found in the clubhouse if left unattended in machines.
Security: Security cameras and alarms are in use in the common areas of the Resort. These devices are not a guarantee of personal safety or protection of personal property and are not a guarantee against criminal activity. Management is not responsible for lost, stolen or damaged articles or items.
Disruptive Behavior: Registered guest(s) are responsible for the conduct, action, and damages of anyone under the age of 18 years old and all other adult guest(s). Registered guest(s) assume all risks of loss or damage and are required to carry RV insurance and advised to carry all other applicable insurance. Canopy RV Resort does not tolerate harassing, disruptive activity, threatening language, abusive or unlawful behavior. Children 14 years of age or under must be accompanied by an adult at all times. I understand that by “Initialing” __________ that I have read the terms and conditions of this property.
Emergencies and Accidents: In the event of an emergency, guests should immediately call 911. Canopy RV Resort, including its owners, affiliates, members, employees, agents and any emergency personnel providing assistance, shall not be held liable for any claims, legal actions, or costs resulting from such incidents. Guests agree to hold all parties harmless. Parking under our self-pruning pecan trees is at your own risk. Canopy will not be responsible for any damages from tree limbs.
Pop-Up Canopies: Guests may use canopies no larger than 10x10 for up to three (3) days with permission of Resort management. Canopies should be placed over the site patio or on the granite portion of the RV site behind the RV. No tents are permitted. Canopies should only be set up while they are actively being used.
Rugs & Ground Covers: One (1) outdoor rug or mat is allowed per site and should not exceed the size of 8x10 feet and may be situated on the concrete patio or on the portion of the granite RV site. Outdoor rugs are prohibited on any grass. No stepping stones are allowed on grass.
Pets: Pet items such as pet food bowls and toys should be kept within the guest’s site. Pet kennels, dog houses, and leash lines are not allowed on or around your site. Pet fencing is allowed with Management approval of the material and location. Fencing should be no more than 3 feet tall and must be situated on the patio and or the granite RV pad. No portion of the fenced area is allowed to be on the grass. Please contact Management for details on approved locations prior to installation. I understand that by “Initialing” __________ that I have read the terms and conditions of this property.
Other Non-Permitted Items: Outdoor refrigerators, residential furniture, freezers, generators, sheds, and window AC units are not permitted.
MONETARY POLICIES
Security Deposit: All reservations 26 nights or less require payment in full at booking. For reservations exceeding 26 consecutive nights, a security deposit of $250 is required at the time of booking, and any remaining portion will be refunded once final electricity is billed or any site damages are charged.
Cancellation/Refund Policy:
● Daily/Weekly Reservations:
○ Cancellations made within 24 hours of booking will receive a full refund.
○ Cancellations made more than 48 hours before the arrival date will be refunded minus a 15% cancellation fee.
○ Cancellations made within 48 hours of the arrival date are non-refundable.
● There are no refunds after check-in. Refunds will not be given due to weather conditions, voluntary departure, acts of nature or eviction.
● Monthly Reservations: If you depart prior to 26 days, your stay will be adjusted to a weekly/daily rate as applicable.
○ Theft of Services, Criminal Prosecution: We will pursue all prosecutions and remedies to the fullest extent of the law in collecting all of the fees and expenses at the cost of the offender. According to Texas Penal Code section 31.04 (b), any guest who leaves without paying for site services or refuses to pay for site services, utilities, damages, cleaning fees and full balance when due is subject to criminal prosecution.
○ Monthly Departures: At departure, please check out at the Resort office and return your keycard(s) and settle your account balance. If you leave the Resort without checking out at the Resort office, we will charge your credit card on file for any amounts outstanding.
Payment Policies: Guest authorizes Canopy RV Resort to charge debit card or credit card for all services rendered and understands card information will be saved for future transactions on guest’s account. All cards will incur a 3.5% credit card processing fee. To avoid credit card processing fees, monthly guests can sign up for ACH/Direct Debit. All electric invoices will include a $5 service charge.
CANOPY RV SITE SERVICE AGREEMENT
The Monetary Policies and Resort Rules set forth above, coupled with the information below and your online reservation, set forth the terms and conditions of the RV Site Service Agreement between the Resort and you as our guest. As a guest at the Resort, you acknowledge your understanding of your monetary obligations and your obligation to abide by the rules set forth above. We greatly appreciate your cooperation.
Speed Limit: The posted speed limit is 10MPH on all Resort streets. We do appreciate it if you keep your speed under the posted limit.
Motorized Transportation: ATVs, Dirt Bikes, Go Carts, and Minibikes are not permitted in the Resort. Monthly guests may bring 1 (one) electric golf cart for an additional fee of $25 per month subject to approval of management. Liability insurance is required. All drivers must be 16 years of age or older and possess a valid driver's license. (Gas golf carts are allowed, but not during quiet hours 10:00 PM - 7:00 AM). E-Bikes must be stored in the rear of the RV on the site with or without covers. All vehicular noise is to be kept to a minimum.
Trash: All trash must be disposed of in designated receptacles. No trash or food items should be left outside overnight as they might attract wildlife. Items such as furniture, appliances, large rugs, carpet, building materials etc., are NOT permitted in our dumpsters. Cardboard boxes must be broken down. No trash cans at the site. Dumpsters have 24-hour surveillance.
Septic: No grease, eggshells, petroleum jellies, no wipes of any kind, no feminine products, no paper towels, no articles of clothing should ever be flushed down the septic lines. Guests must have proper septic drain lines and connectors. All septic lines must be kept off the grass. All sewer connections must have an airtight seal as required by State & Federal law. All sewer hoses must be elevated and free of leaks. You must use septic-friendly tank treatment and RV toilet paper. Position your hose along the site pad and divert onto the grass at the connection only. This allows us to maintain the grass in an efficient manner.
Electric: We recommend the use of a surge protector. Plug your RV power cord in firmly. Turn on the appropriate power breaker after the plug has been inserted. Excess cord must be coiled neatly on the site pad. If there are any issues, please contact the front desk staff. All inspections and repairs must be completed by a Canopy employee or hired by Resort Management.
Pets: Pets are welcome at Canopy, and we allow our guests up to two (2) pets per registration. To avoid any issues, when outside your RV, we ask that you always keep pets on a leash no longer than six (6) feet. Pets are not to be left unattended, even in an approved fenced area. Pets are not allowed in the pool area, pickleball courts, laundry room, grand room or gym. Pets are allowed in the reception area of the clubhouse. Aggressive pets will be asked to leave the Resort, and the Resort management reserves the right to reject admittance of any pet due to safety concerns. To maintain the cleanliness of the Resort and due to Texas state laws, you are required to pick up after your pets immediately. Guests should carry proof of the pet's current vaccinations. The Resort is not responsible for and will hold pet owners accountable for any injury or damage caused by pet(s). In addition, the owner of the pet that causes injury or damage to others is expected to resolve the issue directly with the injured party.
Smoking: Smoking and vaping of any kind is not allowed in any common areas of the Resort.
RV Restrictions: All RVs must be currently insured and maintained in good condition. No tents, pop-ups, A-Frames, truck campers, converted school buses, and/or converted trailers are permitted in the Resort. All RVs are subject to external inspection before entering the Resort and any RV’s over 10 years old must be approved by Resort Management prior to making the reservation.
Watercraft, Cargo, and Utility Trailers: Cargo trailers, utility trailers, construction trailers, enclosed trailers, car dollies, boats or watercraft are not permitted on RV sites or related parking spaces. Storage is available nearby for an additional fee. Please inquire with the Resort office.
Vehicles and Motorcycles: Parking is NOT permitted on Resort streets, grass areas, patio, any vacant RV sites or any portion of the granite RV pad. Parking for additional vehicles/motorcycles may be available via permit in an assigned space at an additional charge. Parking rules will always be enforced and may result in towing at the expense of the guest or vehicle owner. Sites #1 through #96 are one (1) vehicle/motorcycle parking only, all other sites are two (2) vehicle/motorcycle parking. All vehicles must have current insurance in place at all times, including golf carts. Vehicles in a state of disrepair will not be permitted to remain on Resort property. All vehicles must be registered with Resort staff and are limbs.
SITE APPEARANCE RULES
It is a requirement to keep your site clean, tidy and debris-free. Clutter and eyesores such as boxes, tools, wood, empty flower pots, etc. are not permitted. We do not authorize any improvements to be made on any of our sites. No structures are approved. I understand that by “Initialing” _____________ that I have read and acknowledge the Resort Site Appearance Rules and guidelines.
Outdoor Storage General Guidelines: As a rule, unless personal property is screened from the view of streets and neighboring sites with Resort approved screening outside storage is simply not permitted. All items not in use should be stored inside your RV or vehicle. Guests may have a management-approved deck box no larger than 25.4” H x 61” W x 28.5” D to use for storage which must be placed only on the granite portion of the RV space behind your RV.
Clotheslines: Clotheslines are not permitted, nor are clothes to be draped over furniture to dry.
Bicycles and Toys: Each site is allowed one (1) bicycle for each registered guest. Bicycles and toys should be stored out of sight from the Resort streets and neighboring guests, either 1) behind manufacturer screening approved by Management under the front of 5th Wheel units or 2) behind screening provided by Management in approved locations. Said screening must be installed by Management and will include a small monthly fee for use. During the day when temporarily storing bikes between active use, please neatly store bikes on the granite portion of your RV site in the back of your RV.
Outdoor Furniture: Traditional outdoor furniture is allowed to be neatly located on your patio or rear portion of your RV pad on crushed granite. In addition to the picnic table provided, each site is permitted one (1) outdoor table per site, and no more than (5) outdoor chairs. Sectionals and other larger outdoor furniture are not permitted. These should be kept within designated site areas, not on grass. If you would like the picnic table removed from your site, please contact the front desk for assistance. Tables may not be used for permanent storage. Free-standing shade structures such as screen rooms, tarps, decks, steps, fences or tents are not permitted. No exercise equipment is permitted at your site.
Potted Plants: Guests may have up to six (6) potted plants. Pots should be no larger than 18 inches in diameter and should be located on the patio or the granite portion of the RV Pad. Hanging plants are not permitted unless the RV has a built-in structure for them.
RV Windows: Windows must be covered with standard window treatments such as blinds or curtains. No aluminum foil, flags, blankets, or similar items are permitted.
Outdoor Cooking: Standard residential-size grills, tabletop grills or outdoor stoves are permitted and must be located on the concrete patio or on the granite portion of the RV site behind your RV. Tabletop Grills are permitted on the provided picnic table as long as there is a fire-retardant barrier between the grill and the table. Guests may also place a tabletop grill on their own table. Guests may have two outdoor cooking units per site.
Firepit Restrictions: Fires must be in a designated, fire-rated receptacle that is elevated off the ground. One (1) firepit is permitted per RV site. Personal firepits must be contained and adhere to Guadalupe County burn ban laws.
Outdoor Decorations: Small, simple yard decor such as wind chimes, lanterns, or a single flag no larger than 24in. x 38in. are permitted but are limited to four (4) items per site. All decorations should be non-offensive, non-political, and respect the general atmosphere of the Resort. No decorations are permitted on grass and should be located on the patio or the granite portion of the RV site. Limited traditional clear white outdoor string lights are permitted but must be turned off by 10:00 PM to respect the nighttime ambiance and other guests. Flashing or bright lights are prohibited.
Awnings & Umbrellas: Awnings are permitted but must be retracted when guests are away from their site or during high winds. Umbrellas designed to be installed on our picnic tables are permitted. set forth the terms and conditions of the RV Site Service Agreement between the Resort and you as our guest. As a guest at the Resort, you acknowledge your understanding of your monetary obligations and your obligation to abide by the rules set forth above. We greatly appreciate your cooperation.
Indemnity and waiver of Liability: Guests hereby indemnify and hold Resort ownership, and management harmless from and against any and all claims, demands, costs and expenses, including reasonable attorney fees, arising from any and all damages or injuries caused by falling limbs from Pecan trees which self-prune (park at your own risk), any trees on site, fire, water, wind, civil strife, or acts of God, owner and/or guest actions or inactions (or those of their employees, agents or invitees) or any other party related to guest’s use or occupation of the RV site and Resort common areas, regardless of whether such loss was caused by the negligence of any of the Resort’s owners or managers.
By entering the Resort, you acknowledge and authorize to film, tape, photograph or otherwise record and use photographs including your name, likeness, voice, testimonial statements and any reproduction of them of any form to promote and advertise Resort without limitation or compensation.
Resort’s right to terminate the RV Site Service Agreement: Please be advised that the Resort Rules and the Site Appearance Rules set forth above are established to ensure the quiet enjoyment of the Resort by all our guests. In general, the Resort will not tolerate intentional or repetitive Resort Rule Violations, obnoxious or offensive activity of any sort that could interrupt or adversely affect the quiet enjoyment of other parties utilizing our Resort. In the event of such breach or activities mentioned above, the parties responsible for such activities will be required to immediately vacate the Resort under Texas Penal Code section 30.05 - trespass law, without a refund. I understand that by “Initialing” __________ that I have read the terms and conditions of this property.