Terms & Conditions

For short term guests of 29 days or less: Cancel anytime up to 14 days before arrival for a 100% refund. Cancel from 13 to 7 days before arrival for a 50% refund. You are booked in full at 6 days from arrival.

If you booked from any outside system you are subject to the cancellation policy agreed to when booking on that site. Long term guests are booked in full at booking and deposit is charged.

• Your deposit must be paid by credit card or ACH to confirm your reservation.
• A deposit of 10% will be collected at booking.
• 60 days from arrival a 50% deposit is due.
• The final balance MUST be paid in full 30 days before check-in.
• We accept all major credit cards.

• Check out is 10 a.m.
• Check-in is 4 p.m. but is subject to property availability and may be earlier or later.
• Late checkouts will be charged $150.00 per half-hour unless you get permission from our office to stay longer. After 3 hours or at 1 p.m., whichever comes first, you will be charged the full night stay at retail plus taxes and a surcharge of $500; as well as any cost for the moving of or upgrading to accommodate a guest that was due to check in.
• Late arrival check-in (after 5 p.m.) is available; however, Tenant MUST BE PAID IN FULL, have all paperwork in place and have a valid credit card on file with RMRM.
• You may pick up your keys anytime, but you may NOT enter the property until you get approval from the RMRM office. If you enter the property before it is clean and you do not have permission, RMRM WILL charge you $500 per hour until you vacate. Housekeeping may not clean your room for that night, and no refund for the night's stay will be given.

Occupancy of the property you have rented is listed in the booking system you booked through. Any violation by having more people in the property than listed will be subject to a charge of $1,000.00 per person per night over the occupancy as listed. A surcharge of $300–$500 in cleaning fees will also be applied.

All additional guests accepted by RMRM must be acknowledged in writing by management, or RMRM may assess the above charges and require the guest to vacate the property with no refund or pro-ration of charges or surcharges.

Damages are only charged if issues are found after checkout. We will email you with any concerns.

Any keys and parking passes that you receive should be left on the kitchen counter. There will be a charge for missing keys and parking passes ($75 for each missing item).

You may pick up the keys at our office or from the lockbox at our office. The loss of keys will be billed at $75 per key. All keys not found in the lockbox or in the property will be billed at $75 per key, including the ski locker keys.

The tenant agrees to accept the leased property in its present "as is" condition. Tenant acknowledges that the premises and all systems serving the premises are in good working condition as of the commencement date of the short-term rental. Tenant shall also deliver the property back in the same condition.

Short-term rental shall notify RMRM of any deficiencies in the property within 2 hours of arrival to have it excused from any hold on the damage deposit. If, as deemed by the Manager, the property is in need of more than normal cleaning upon vacating, additional fees may be charged to cover the cost of cleaning and repairs.

Housekeeping service varies by complex or stay. Please check with us upon check-in for the service provided. Extra cleaning ordered during your stay will be billed to your account and the short-term renter agrees to pay for said cleans or extra supplies ordered. Excessive cleaning as determined by our cleaning staff will be charged to the Tenant.

Please notify us of any damages to avoid additional costs.

PLEASE NOTE — Smoking marijuana in a public place is against the law. If you need to smoke, you must do so outside the property in designated areas. Whatever you use to dispose of the material must NOT be brought into the property at any time for any reason.

Smoking of any product or use of illegal drugs is prohibited in or on this property. The smoking, use, or growth/cultivation of marijuana is prohibited on any property rented through RMRM. Any violation shall require all tenants to vacate immediately, lose their full deposit, and pay all rental payments due.

We have a no pet policy. A few properties do allow pets — if approved in writing, this clause will not apply to your stay. If you enter a pet-friendly property without approval, the cost per pet per night is tripled and will be charged immediately. Unapproved pets may also result in removal from the property with all rent forfeited.

RMRM is not required to allow emotional support animals based on the law, as our units are individually owned and provide transient-style accommodations. Any exception requires a doctor's letter (which RMRM will call to verify), HOA pre-approval, and an additional damage deposit paid via ACH before arrival.

Anyone found to be falsifying any type of need for an animal will be prosecuted to the fullest extent of the law, charged $500 a night as a penalty, and $500–$5,000 extra for cleaning.

Long-term rentals (30 days or more) are responsible for the maintenance and care of on-site hot tubs that are privately owned by the property owner, or contracting with RMRM for maintenance. Responsibilities also include:

• HVAC system and filter changes
• Shoveling of walks and decks
• Trash removal
• General care and maintenance of all items in the property

Long-term guests are booked in full at booking and the deposit is charged at that time.

Tenant shall permit Owner and Manager (or Manager's Agent or sub-contractor) to enter the leased property at reasonable times and upon reasonable notice for the purpose of inspecting the premises, making repairs, and putting up signs. Tenant understands that the Manager and the Manager's Agents are agents of the Owner and owe fiduciary duties to the Owner only.

Management is not responsible for the loss of money, jewelry, or valuables of any kind. All items left behind are the sole responsibility of the guest. If you believe you left an item, please call us so that we can search for it.

If your item is found, we will return it to you for the price of postage plus a $35 surcharge and/or $50 per hour to recover the item. All items not claimed within two weeks will be donated to a local charity.

If you rent a "Lock-Off-Property," the tenant is responsible only to use the portion of the property they rented. If the tenant uses a portion they didn't rent, they will be charged a fee of $1,000.00 plus the retail rent (including extra cleaning and taxes) for that time period.

If your property is not locked off properly or you have keys to a larger unit than you rented, please call our office and request that it be locked off properly.

Owner shall have the right to review any and all rental bookings within 7 days of receipt of the signed invoice and, after reviewing said reservation, may — within reason or cause — reject and cancel the booking.

We cannot guarantee HVAC or appliance breakdowns. If a problem should arise with equipment in a unit, a refund on rent will not be made. Repairs will be made as soon as possible.

Infestation mitigation of any type from any source, including bed bugs, is the sole responsibility of the guest staying during that time frame.

Tenant shall comply with all statutes, ordinances, and requirements of all municipal, state, and federal authorities now in force or which may hereafter be in force, pertaining to the use of the premises. If the Tenant is found to be in violation of any of the above and is forced to vacate before they so choose, payments shall not be refunded.

In some cases, Vacation Condos/Homes may be listed for sale. In the event you reserve a Condo/Home that has been sold, you will be notified by our office. Guests may be moved to an alternative Condo/Home, and we will in good faith make every effort to relocate guests into similar accommodations.

If the substitute property is more expensive, it is the responsibility of the owner to pay for the additional costs. We will submit suitable properties to the tenant for approval.

Amenities at a property are out of the control of RMRM; therefore, any downtime to said amenities will not be compensated for by RMRM or the property owner. Any compensation for the guest will be sought after by the guest from the managing entity of the association/complex.

RMRM is not in control of common area elements. If we are informed by the homeowners association or owner that an amenity is going to be down during a guest's stay, we will do our best to notify the guest and accommodate with another similar amenity if available.

An amenity being down for service is not grounds for compensation, whether we control the amenity or not. There are times when amenities must be down for service or because they are broken, and that is out of our control.

RMRM cannot accept delivery of tenants' personal items. You can ship them to UPS or FedEx and ask them to hold them for you for pick up when you arrive.

• We cannot guarantee the comfort of sleeper sofas. We recommend they be used by children. We will not give a refund due to their discomfort.
• Bed sizes are not always correct due to replacement or if they are reported incorrectly; we do not provide refunds or compensation for discrepancies.
• Upon arriving, please inspect your property and notify us immediately if there are any problems.

The Good Neighbor Guidelines are a code of ethics for Summit County visitors staying in a short-term vacation rental unit. These guidelines help ensure that our community remains safe, enjoyable, and beautiful for everyone who lives, works, and plays in Summit County.

• 24-Hour Contact: If you have concerns about your stay or neighbors, call the 24-hour contact number listed in your rental lease or posted in the property. In emergencies, call 911.
• Wildfire Safety: Only use approved outdoor devices and ensure a responsible adult is present until a fire is out cold. Check fire restrictions at SummitCountyCO.gov/wildfire before lighting any outdoor fire.
• Respect for Wildlife: Do not harass, feed, or attempt to domesticate wildlife. It is illegal in Colorado to intentionally place feed, salt blocks, or attractants for large animals.
• Respect for Neighbors: Be friendly and courteous, and treat your neighbors as you would like to be treated.
• Noise & Outdoor Lighting: Be considerate of neighbors — especially after 11 p.m. The Summit County Sheriff's Office may be contacted if Summit County's noise ordinance is not followed.
• Waste Disposal: Place all trash and recycling in designated containers stored indoors to prevent wildlife issues or interference with snow removal.
• Parking & Traffic Safety: Park only in designated spaces. Do not park on roadways, lawns, or in a manner that blocks driveways, sidewalks, alleys, or mailboxes.
• Maximum Capacity: This short-term rental has a maximum overnight guest limit that cannot be exceeded for any reason.
• Driving Conditions: Summit County roads are only plowed once per day. September through May, your vehicle should have 4WD or AWD, snow tires or M+S tires (minimum 1/8" tread), and functioning defrost. Under a CDOT Traction Law, driving with inadequate equipment could result in fines over $130.