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RATES Rates are quoted on a per night, per week or per month basis as noted. Unless specified, check-in time is after 4:00 p.m., and checkout by 10:00 a.m. on the day of departure. Rates quoted are for a specified number of people, additional guests are subject to a per person, per day charge, of an amount up to the nightly rental cost. Charges vary and are subject to change without notice. All properties represented by Alpine Retreats come fully equipped with linens, dishes and utensils and an initial supply of soap and paper goods. Other amenities vary per property. CHECK IN AND CHECK OUT TIMES Check-in is at 4:00 pm | Check-out is at 10:00 am. Unless otherwise arranged with Alpine Retreats, the 10:00am check-out time is crucial for the cleaning contractor to perform housekeeping duties. Therefore, please note that unauthorized late check-outs will be subject to a $500.00 charge in the event the contractors cleaning crew cannot enter the vacation rental premises. ADDITIONAL CHARGES (NOT included in rate) Rates do NOT include daily maid service (Mid-stay cleans) unless noted, gratuities, car rental, food, liquor, laundry, personal items, concierge services, excessive cleaning upon departure (i.e., upholstery or rug shampooing, smoke mitigation, etc.). RESERVATIONS AND PAYMENTS Final payment, consisting of the remaining balance, must be received by Alpine Retreats at least sixty (60) days prior to guest arrival (or immediately if booked less than sixty (60) days in advance of guest arrival). Failure to make final payments on a timely basis will make the reservation subject to automatic cancelation. CONDITION OF RENTAL The property shall be in the same condition upon departure as at check-in. Normal wear and tear excepted. Owner or an Alpine Retreats Agent may enter the property at reasonable times to make repairs or provide maid service. Guests may cook in areas specifically designated for cooking. Guests must immediately notify Owner or Alpine Retreats of fire or other damage to property; failure to do so may result in additional charges for time Alpine Retreats spends to investigate damages. Guests shall be liable for all acts of the family, invitees, employees, or other persons invited onto the property. Guests may not sublet or assign this rental agreement. Guests shall be responsible to return all keys and gate or garage door openers upon departure to specified location. Guests shall abide by the House Rules of the Owner, Property Manager, Condominium Association and/or the Rental Agreement as provided to Guest. Guests agree to the following rules: Guests shall not bring any pets onto the property unless agreed to by Alpine Retreats (Pet Policy varies by property). Guests will not smoke indoors or in the immediate vicinity of the vacation home per Utah Civil Code section 1947.5. A violation of this policy will result in a minimum of a $1000 violation charge. Any gathering exceeding the maximum guests allowed requires pre-approval from Alpine Retreats. Additional charges may apply. Guests recognize that quiet hours are mandatory after 10:00p.m and before 8:00AM. Any infraction of excessive noise could result in loss, a $500 fine and/or immediate expulsion from the property. Guests shall not permit any use of the hot tub by unsupervised children. Guests and other invitees shall use the hot tub at their own risk. Guest understands that there are certain inherent risks to person and property located adjacent to a ski resort, including the possibility of avalanches, falling snow, or resort operated machinery. Guest acknowledges that the owner would not rent the property unless the Guest accepted this condition. NO PET POLICY There are only a few specific units in our inventory that accept pets. When booking a pet-friendly unit, please indicate the type of animal in the comments section of the online booking process. Additional pet fees are determined on a case-by-case basis. If Alpine Retreats authorized a pet at the property, the Pet Addendum must be submitted prior to the stay and the Pet Fee must be paid in full. If an animal is seen in the unit by one of our staff during your stay and it has not been approved, you will be asked to leave immediately, and no refund will be given. If residue of an animal is found during our inspection following checkout you will be assessed a minimum $500 cleaning charge, or total cost of cleaning, whichever is greater. INTENDED USE Use of the vacation home for business purposes such as business meetings, sales presentations and/or photo & video shoots must be pre-approved by Alpine Retreats. SECURITY DEPOSIT PROTECTION Alpine Retreats uses a Damage Insurance plan (Insurance) for all guest stays. The Damage Insurance plan offered by Alpine Retreats covers unintentional damages to the rental unit interior that occur during your stay, provided they are disclosed to management prior to check-out. The policy will pay a maximum benefit of $25,000.00. Any damages that exceed $25,000.00, damages that are intentional, or damages caused because of an unapproved party will be charged to the credit card on file. If, during your stay at one of our Rental Properties, an Insured Person causes any damage to real or personal property of the unit because of inadvertent acts or omissions, the Insurer will reimburse the Insured for the cost of repair or replacement of such property up to a maximum benefit of $25,000.00. Certain terms and conditions apply. Full details of the Damage Insurance plan coverage are contained in the Certificate of Insurance or Insurance Policy. By submitting payment for this plan, you authorize and request InsuraGuest Insurance Agency to pay Alpine Retreats any amount payable under the terms and conditions of the Damage Insurance plan. SECURITY DEPOSIT Alpine Retreats requires a Security Deposit of $1,000 to protect against any damages to and/or loss of items from the Property and to assure payment of items charged to the Guest Account. The Security Deposit will be refunded within 7 days of guests departure provided no damages or guest charges. Alpine Retreats shall provide the guest with a written statement at that time explaining any deductions. Deductions can be made for the following reasons: to cover the deductible on any damage insurance claim, to repair or replace anything that is damaged or missing; to pay all amounts due; to replace all keys; additional cleaning expense or to clean excessive dirt (i.e., stained carpets, furniture, walls, appliances, etc.) and put the unit, and the things in it, in the condition when you moved in. If your deposit is not enough to cover all the damages and costs, you must pay the extra amount, and you authorize us to charge the credit card provided. LIMITATION OF LIABILITY Under no circumstances shall Alpine Retreats be responsible for any loss, expense, damages, claims or injury direct, indirect, consequential or otherwise whatsoever, howsoever caused or incurred whether arising in contract or otherwise in law or equity as a result of rendering of the services or accommodations as described or substituted and including, without restricting the generality of the foregoing as a result of any delay(s), substitution(s), rescheduling(s) or change(s) in the provision of services or land accommodations by Alpine Retreats or by reason of military actions, revolution or acts of God, government agencies, or unforeseen circumstances or events, by any Alpine Retreats Agent, owners, employees, subcontractors, servants or services as substituted; Alpine Retreats, at all times will act in good faith and use its best efforts to substitute with accommodations or services of a type as comparable as possible to those contracted. Alpine Retreats will not be liable under any circumstances, including substitutions, to refund any unused portion of booked accommodations or services. Some activities in which guests engage are especially dangerous and include alpine skiing, Nordic skiing, sledding, snowshoeing, snowmobiling, winter play, hiking, biking, and mountain climbing. This list is not all-inclusive but indicates some of the hazards of vacationing in Utah. Guests may also encounter the following risks: slippery floors and stairs, especially when wet, lanais with spaces between rails (dangerous for little children), precipitous drop-offs on mountainous terrain, unfenced pools/Jacuzzis, faulty electrical or plumbing systems, gas BBQ grills, clean/clear sliding glass doors, and dangerous stairs or pathways, manual lighting outdoor gas fireplaces. Therefore, each guest agrees that he/she is voluntarily participating in all activities, risks, and use of the accommodations, and hereby assumes all risk of injury, illness, damage or loss to person and property that might result, including, without limitation, any loss or theft of personal property. By booking this villa, you acknowledge that in all events and circumstances, Alpine Retreats, its officers, and employees shall not be liable. Alpine Retreats reserves the right to cancel or rescind any rental agreement if it is found that the Guests are conducting unlawful activities, not abiding by the Home Owners Association House Rules, disturbing others by playing loud music, percussion, audio or instruments, or cause any loud or offensive noises, have made any misrepresentations about the nature or size of the group or use of the group or the use of the property or any other misrepresentations or any other way in breach of the rental agreement. Access to mountain activities is seasonal and dictated by weather and resort openings and closures. Alpine Retreats is not liable for any issues regarding ski access from any home. NOTICE OF ABSENCE You must tell us in advance if you will be absent from the property for (3) days or more. If you do not give us this notice, you will have to pay for any damage that may result from your absence. HOLDOVER, ABANDONED POSSESSIONS AND SERVICE OF NOTICES If you stay in the unit, without written permission, after the Rental Agreement has ended, you will be a holdover guest and may be liable for twice rent under the Rental Agreement on a prorated daily basis for each day you are a holdover guest. If you leave any personal property, which we determine to be of value, we must contact you by mailing or email notice. After 20 days, if you do not respond, we may advertise the items for sale or donate them to a charitable organization. If we must give any notice to you, we can serve it to any occupant. By serving one of you, we have given notice to all of you. If we cannot deliver a notice to you, we may post the notice in a conspicuous place in or on the unit. INSURANCE You understand that our insurance does not cover your belongings or damage that you cause. You agree that we are not responsible for any loss or damage during the term of the rental agreement. You agree to carry insurance to cover all your personal property located in the unit or bear full responsibility for its damage including damage from fire, water, theft, or any cause. CHANGES TO A BOOKING CANCELLATION AND REFUNDS Cancellations: Guest hereby acknowledges and agrees that the reservation fees under this Agreement are NON-REFUNDABLE, and the reservation cannot be canceled for any reason, including but not limited to, natural disasters, act of God, pandemics, and/or certain foreseeable or unforeseeable circumstances such as sudden illness, death in the family, etc. Balance Due: The balance of all remaining rental fees is due and payable 60 days prior to the arrival date. The original credit card used at the time of booking will be charged for the balance unless other arrangements have been made prior to that time. Failure to remit the balance due without explicitly canceling a reservation according to the provisions above will cause Renter to forfeit the deposit. TRAVEL INSURANCE (Optional) We offer travel insurance through Red Sky. Vacation rental insurance reimburses for prepaid, non-refundable expenses due to unforeseeable circumstances that may jeopardize your vacation investment and force you to incur unplanned expenses. We strongly recommend you purchase this protection. If declined, you acknowledge you have read and understand our cancellation policy and choose not to purchase the vacation rental insurance offered by Alpine Retreats on behalf of all occupants/guests. To protect against cancellations caused by certain unforeseen events such as illness, death, natural disasters, etc., we suggest guests purchase trip cancellation and interruption protection to assure refund of deposits paid and reimbursement of other vacation payments. Also known as cancel for any reason policies. For more details, please inquire with one of our Alpine Retreats. CATASTROPHIC EVENTS & EMERGENCY EVACUATIONS If a catastrophe (blizzard, avalanche, earthquake, flood, fire, or wildfire etc.) or any situation simply beyond our control impairs the vacation rental, Alpine Retreats is not responsible for finding alternate lodging for the renter or for the renters financial losses related to transportation or alternate lodging. There will be NO REFUNDS OR CREDITS FOR EMERGENCY EVACUATIONS. Therefore, we suggest you consider Travel Protection Insurance to secure your vacation investment and eliminate your financial risk. There will be no refunds of any kind for evacuations. There will be no refunds or rebates given to Renter because of unfortunate circumstances outside of Owner or Alpine Retreats control. For example, Alpine Retreats and Owners shall not be liable for unfavorable weather, acts of God, disruption of utility services, malfunction or breakdown of appliances, or other equipment such as TVs, or DVD players. UNAVAILABILITY If for any reason beyond the control of the management the reserved rental unit becomes unavailable, Management may substitute a comparable rental unit with guests approval. If Management does not offer a comparable rental unit and guest does not approve, the Agreement shall be void and Management shall refund in full all payments made by guest, In the election to void this agreement, Guest waives all claims arising out of this agreement, including, without limitation any failures by Management to perform under this Agreement. PAYMENTS MADE ARE INDISPUTABLE AND NONREFUNDABLE Guests hereby knowingly and voluntarily waive the right to dispute all credit/debit card charges and wire transfer payments pertaining to the rental, associated with service fees and/or damages and agree that all credit/debit card charges shall not be disputed. Any conflict or disagreement of these credit card charges related to this reservation shall be resolved through arbitration in Summit County, Utah. ADDITIONAL POLICIES Alpine Retreats shall make repairs as expeditiously as possible after being notified by Renter. Alpine Retreats and contracted repair professionals shall have the right to enter said premises during reasonable hours to examine and make such repair(s) as may be deemed necessary for the safety or comfort of Renter. There will be no refund or rebates issued to Renter because of the repairs or time required to complete them. Should Renter breach any of the terms of this Agreement Renter shall be liable for all costs, damages and expenses incurred including reasonable attorneys fees. If any actions or proceedings are initiated by either party with respect to this Vacation Rental Agreement, the parties agree that venue thereof shall be in the county within which the above-described property is located within the State of Utah.