Black Rock Ridge #1119

Guests & Occupancy

• Reservations are subject to approval. The reserving guest must sign the rental agreement, occupy the property throughout the stay, and is responsible for all occupants during the reservation.
• Occupancy may not exceed the property's stated maximum sleeping capacity. Sleeping capacity is limited to the beds provided (twin = 1 guest; double, queen, and king = 2 guests each). Extra sleeping accommodations are not permitted and may violate fire code.
• The reserving guest is responsible for ensuring all occupants comply with this agreement and any applicable HOA rules. If more than one guest is listed on the reservation, each guest is jointly and individually responsible for fulfilling all obligations under the rental agreement.
• Exceeding the approved occupancy may result in immediate eviction without refund. Additional guests beyond the maximum occupancy will incur a charge of 100% of the nightly rental rate per unauthorized guest.
• The property is for personal vacation use only by approved guests. Subletting is prohibited. Commercial activities, including photography or videography for non-personal purposes, require prior written approval.

Events & Noise

• Weddings, receptions, parties, large gatherings, and other disruptive events are prohibited unless prior written approval is obtained. Violations may result in immediate eviction and forfeiture of rental payments and any security deposit.
• Loud music, excessive noise, and loud vehicles are prohibited during these hours. Disturbing neighbors or violating the property's strict noise ordinance may result in fines and immediate removal from the property without refund.

Prohibited Activities

• Pets: Pets are not permitted. Unauthorized pets will result in immediate eviction without refund and a $1,000 fine, plus deep-cleaning costs and any damages. Emotional support animals are not permitted. Misrepresenting a pet or emotional support animal as a service animal may also result in penalties under Utah law.
• Smoking & Vaping: Smoking, vaping, e-cigarettes, and similar products are prohibited. Violations incur a $100 fine, plus all cleaning, odor removal, repair costs, and possible eviction without refund.
• Illegal Substances: Illegal drugs, unlawful activity, and possession of alcohol by minors are prohibited. Violations will result in immediate eviction without refund.
• Fireworks: Fireworks are prohibited.
• Other Restrictions: Guests may not create a nuisance, disturb neighbors, violate laws, ordinances, or HOA rules, or engage in any unlawful or disruptive activity on the property.

Equipment & Amenities

• Seasonal Requirements: Ski access, road access, and outdoor amenities are weather dependent. Some high-elevation properties do not provide air conditioning because it is uncommon in those locations.
• HVAC Settings _(if equipped)_: Air conditioning may not be set below 72°F. Heat may not be set above 78°F. The fan must remain on Auto, and doors and windows must remain closed while the HVAC system is operating.
• Pool & Spa _(if equipped)_: Spa heating is included. Pool heating may require an additional fee if not solar heated and must be arranged in advance. No lifeguard is provided. Guests are responsible for safe operation of the pool and spa, including adult supervision of children.
• Internet, TV & Communications: Internet, cable, satellite, streaming, and related services are provided as a convenience only. No refunds are provided for outages, service interruptions, speed, content availability, access issues, device compatibility, or personal preferences.
• Equipment Reporting: Guests must immediately report any malfunction, maintenance issue, or damage. Failure to promptly report issues that result in additional damage may make the guest responsible for repair or replacement costs.
• Management Access: Management and its authorized representatives may enter the property for repairs, maintenance, inspections, emergencies, to verify compliance with this agreement, or with at least 24 hours' notice to show the property to prospective purchasers, tenants, lenders, appraisers, or contractors.
• Parking Rules: Guests must comply with the property's parking rules. Many properties limit parking and may not accommodate oversized vehicles. Contact management in advance regarding additional or oversized vehicles.
• Mail & Deliveries: FedEx, UPS, and Amazon deliveries may be accepted during the approved delivery window, but delivery and package security cannot be guaranteed. USPS delivery may not be available. Management is not responsible for lost, delayed, or damaged deliveries. Returning late deliveries after departure may incur additional handling and shipping charges.
• Locked Areas: Locked owner closets, storage areas, or restricted spaces are not for guest use.
• Equipment & System Failures: No refunds are provided for appliance failures, utility interruptions, internet outages, HVAC issues, pool or spa malfunctions, or other non-critical equipment failures. Management will make reasonable efforts to repair affected systems. If a critical system failure renders the property unavailable overnight or longer, the Property Unavailability policy applies.

Checkout & Care

• Check-In & Checkout: Check-in begins at 4:00 PM (subject to operational delays). Check-out is no later than 10:00 AM. Early check-in or late checkout requires prior written approval and may incur additional fees. Unauthorized late departures are subject to a $100 per hour charge, plus any costs associated with delaying the next guest's arrival.
• Arrival Inspection: Guests must inspect the property upon arrival and immediately report any damage, missing items, or maintenance concerns in writing. Reporting issues does not entitle guests to cancel the reservation or receive a refund.
• Cleaning Expectations: The property is professionally cleaned before arrival. Excessive cleaning beyond normal use will be charged to the guest.
• Property Care: Guests must properly use and safeguard the property, including furnishings, appliances, fixtures, and landscaping _(if applicable)_. The property must be left in substantially the same condition as received, excluding ordinary wear and tear.
• Departure Requirements: Upon departure, guests must vacate the property, remove all occupants and personal belongings, vacate assigned parking or storage areas, and return all keys or access devices _(if provided)_.
• Keys & Access Devices _(if provided)_: Failure to return physical keys or garage openers will result in a $150 replacement fee.

Liability & Disclaimers

• Guests are financially responsible for all damage, excessive cleaning, missing items, HOA fines, and any costs exceeding the damage waiver or security deposit. The credit card on file may be charged for these costs.
• Not responsible for lost, stolen, or abandoned property. Returned items incur a $35 handling fee plus shipping. Items unclaimed after 30 days may be donated or disposed of.
• Guests assume all risks associated with use of the property and its amenities, including pools and spas (if equipped). Adult supervision is required where applicable.
• Not liable for temporary failures of utilities, appliances, plumbing, HVAC, internet, pools, spas, or other building systems. Repairs will be made as reasonably possible.
• No refunds are provided for weather, natural disasters, wildfire or smoke, frozen pipes, road closures, lack of snow, pests, construction, public or private events, utility interruptions, or other circumstances beyond management's control. Travel insurance is strongly recommended.
• If the property becomes unavailable for reasons beyond management's control, management may substitute a comparable property or cancel the reservation and refund all payments made.
• Not responsible for loss or damage to guests' personal belongings, vehicles, or delivered packages.
• Guests agree to release, defend, indemnify, and hold harmless the owner and management from claims, damages, losses, liabilities, or injuries arising from occupancy or use of the property, to the fullest extent permitted by law.
• Any dispute arising from the rental agreement must first be submitted to mediation before arbitration or court proceedings.