Effective September 25, 2026
Terms
The short version: book through our checkout, follow the house rules, and be cool to the website.
The basics
These terms cover insanestays.com and the texts we send. By using the site, you agree to them. If you don't, please don't use the site. How we handle your info is in our Privacy policy.
Booking a stay
- Bookings on this site are made through Hospitable, our booking system. The booking card sends you to Hospitable's checkout, and nothing is charged until you finish there.
- Your stay is governed by the listing's house rules and the cancellation policy shown at checkout. The version you see at checkout is the one that applies to your booking.
- After booking, the main guest completes a quick verification in our guest portal: a government ID and a signed rental agreement. The door code is released once it's done.
- Booked on Airbnb, Vrbo or Booking.com? That site's terms and cancellation policy apply to your booking.
Pricing
- All-in pricing. Guests see one price, and cleaning is already in it.
- Taxes, and a dog if you bring one, are added at checkout, before you pay.
- Prices move with dates and demand. The total at checkout is the one that counts.
- The "On the listing sites" number on our booking card is our estimate of what the same stay costs on those sites. It isn't a quote from them.
- If our site ever shows a wrong price or a date as open by mistake, checkout is what counts.
- Program: Insane Stays texts. We text from (817) 839-3222 for guests and (817) 839-4602 for homeowners.
- What we send: texts about your booking and stay, like check-in info, the guidebook, our contact card and your door code on check-in day, plus replies when you text us. If you asked us about hosting, we text you about your property. Marketing texts only go to people who separately said yes to them, and you don't have to agree to marketing texts to book.
- How often: message frequency varies. Message and data rates may apply.
- Opt out: reply STOP to any text to cancel. Reply HELP for help, or email [email protected].
- Carriers are not liable for delayed or undelivered messages.
- How we handle your number is in our Privacy policy.
Using the site
Use the site to plan and book stays, or to ask us about hosting. Please don't:
- Enter someone else's phone number, email or details in our forms or chat.
- Try to break, overload or get around the site, its forms or its security.
- Scrape the site or use bots on it.
- Use the site for anything illegal.
The photos, words and design on this site belong to Insane Stays. Please don't reuse them without asking. Guest quotes come from real reviews.
Other services
Parts of the site are run by other companies, like Hospitable's checkout and the chat on our pages. Their own terms cover their services, and we're not responsible for them.
Limits on our liability
We work hard to keep this site accurate and running, but it's provided as is. Photos, amenities, prices and open dates can change. To the fullest extent the law allows, Insane Stays isn't liable for indirect or knock-on losses from using this site, like lost plans or lost profits. Nothing here takes away rights the law says can't be taken away. Your stay itself is covered by your booking, the house rules and your rental agreement.
Texas law
These terms are governed by the laws of the State of Texas.
Changes
We may update these terms. The date at the top shows the current version. Using the site after a change means you accept it.
Contact
Insane Stays, [email protected].
Big houses. Bigger crews. Slightly ridiculous fun.
Always fun, slightly ridiculous family vacation houses across Texas. Book direct and save up to 20% versus the listing sites.
Text us: (817) 839-3222
Email: [email protected]
Socials: @insanestays on Instagram, Facebook and TikTok
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