All Seasons HomeAll Seasons HomeAdvantagesFrequently Asked QuestionsContact Us
All Seasons Home
4 Seasons Rental Company

Our Mission ...
To serve our owners by serving
our guests through unequaled service
and knowledge of the
Lake of the Ozarks since 1964.

TEL 573-365-8082
CELL 573-745-0612
FAX 573-365-8081

PO Box 215, Lake Ozark, MO 65049

Avila at the lodgeLodge of the Four Seasons		  

Rental Program Frequently Asked Questions

Rental Expectations and Procedures

1. What options are available to an Avila condominium owner?
(1) An owner may purchase the condominium for their own enjoyment. (2) An owner may rent the condominium out through an outside rental agent. (3) When not using for their personal enjoyment, the owner may choose to rent the condominium through The Lodge of Four Seasons Rental Company program. See question 2 and 3 for rental program options.

2. What is the percentage split program with the Lodge?
Due to the large volume of group and convention business booked years in advance by the resort, the Lodge of Four Seasons Rental Company offers two contract options:
 Option 1, 7-year contract: 50 percent to the Lodge, 50 percent to the condominium owner.
 Option 2, 4-year contract: 55 percent to the Lodge, 45 percent to the condominium owner.
For both contracts, the splits are of room revenue exclusive of losses for bad debts, refunds, travel agent commissions, Internet booking fees and credit card fees. There is also a 5 percent holdback from the gross income distribution for furniture and fixture replacement. This holdback amount is held in escrow, on the owners's behalf, for the refurbishment of the unit and the replacement of furniture and fixtures in the unit. Contact Rental Manager with questions.

3. Is a Lease-Back program offered?
Yes. The Lodge of Four Seasons Rental Company is offering a two-year Lease-Back program for a limited time. With this program, the condominium owner receives a fixed rental amount payment each month, depending upon the unit type purchased. Contact Rental Manager for details.

4. What is the percentage of nights that a unit will rent? What is the expected rental rate per night?
Historically the Lodge has an averageoccupancy of 55 to 60 percent, but this may vary from time to time and the Avila units may have different results. According to data compiled during the Lodge's more than 40 years of history, the resort has averaged 49,000 hotel rooms per year through group business and 20,000 per year through leisure guests and the Avila units may have different results.
The Lodge currently has an average nightly rate, based on the year, of $110. The Lodge of Four Seasons Rental Company is unable to make projections or guarantees regarding future bookings. The rate will vary with the season, the night of the week, occupancy rate and the type of guest (leisure or group).

5. IAre there seasonal rates? When does the season begin and end?
From Memorial Day until Labor Day would be peak seasons. April, May, September, October is still a very popular time for leisure and group guests to enjoy the lake area. November-March rates would be at the lowest rate; however this is very attractive to many of our larger group clients that have budget constraints.

6. Is the Rental Contract with the Lodge canceled if we sell?
The new owner would be committed to the contract, as the rental agreement will be tied to the unit.

7. How does the condominium rental rotation system work?
An equitable rotation system will be implemented to reasonably allocate rental opportunities among all participants.

8. Are pets allowed in the condominium-hotel?
Owners will be allowed to bring their pet, but they must realize that if a guest is allergic to pet odors, shedding fur or dander, it may hinder the rental of their condominium. Also owner may incur additional expenses for cleaning and replacement of carpet or other furnishings.

9. Is smoking allowed in the condominium-hotel?
Due to the large number of requests for non-smoking rooms, all units will be designated as non-smoking unless otherwise requested by the owner. If an owner chooses to smoke in his or her condominium, it may decrease the number of guests who desire to rent their condominium unit. If a guest asks for a smoking unit, they will be placed in a smoking room at the Lodge or smoking condominium unit at Avila, if available.

Owner Usage

10. If we use an outside rental agent, will the owners and their rental guests receive the same amenity benefits?
The owners will have the same amenities; their rental guests will not. Guests renting through an outside rental service cannot call for maid service from the Lodge and cannot post charges to their guest room. They would need to pay cash for all services.

11. If we are dissatisfied with the Lodge service, whom do we contact?
If the issue relates to guest service, the Manager On Duty at the resort will assist. If the issue relates to unit ownership, the property manager will assist. The Lodge of Four Seasons employs more than 300 staff members to serve its guests and the Avila owners and guests affiliated with The Lodge of Four Seasons Rental Company.

12. How many nights can an owner use his condominium?
For the 4 and 7-year lease agreements, the owner has unlimited days of use. For owners on the Lease-Back program, they can use the condominium up to 14 days per year.

13. How far in advance can we reserve our condominium?
Maximum 60 days in advance

14. How many nights can an owner’s family and friends use his or her condominium?
Five nights per year

15. Are family and friends charged for use of the condominium?
A nightly rate will be charged for any nights beyond the allotted five nights.

16. May family and friends call for reservations on our condominium?
They may request a particular unit and would pay regular rate, which will then be split with the owner in accordance with the Rental Management Agreement.

17. May individuals or groups request Avila condominiums?
Yes

18. Will an exchange program be offered with the purchase of our condominium?
Yes, Avila Development LLC is currently finalizing negotiations with either RCI or II. The initiation fee and first year's dues will be paid by Avila Development LLC for each condominium owner on the The Lodge of Four Seasons Rental Company program. This affiliation will provide a worldwide exchange program with more than 2000 resorts and cruises in more than 75 countries.

Cleaning and Maintenance

19. If a condominium or furnishings are damaged or replacement of items is needed, who pays for it?
The condominium unit owner is responsible. If the furnishings are damaged from a guest that stayed as part of the rental program, the Lodge of Four Seasons will make reasonable effort to collect the charges from the guest.

20. How often are furnishings replaced?
As needed. Five to seven years is the average life for most small equipment. Some of the furniture may last longer.

21. Is there a fund set up for replacement of worn furnishings? How is it funded?
Five percent of the gross rental of your unit will go into an individual (per unit) refurbishment reserve. If the fund is short, the owner is responsible for the difference needed for replacement.

22. Is there an annual charge for a deep clean? What about minor maintenance?
Owners on the rental program will be charged $850 annually for a deep clean of their unit. This fee also includes minor maintenance within the unit throughout the year, such as battery replacement of remote controls, light bulb replacement, resetting garbage disposals, plunging toilets, etc. (The rental management agreement includes a detailed list to explain this annual charge.)

 

Four Seasons Homes • Spa Shiki • Private Quarters • Four Seasons Realty, Inc.