1. Access & Check-In:

• Access codes are provided via the Welcome Letter 72 hours prior to check-in.
• Check-In: 4:00 PM
• Check-Out: 10:00 AM
• Late Check-Out Fee: $25 per half hour without prior approval.
• Access issues caused by incorrect code entry may result in a temporary lockout.

2. Occupancy & Event Use: Lodging Occupancy

• Maximum overnight occupancy: 25 persons. Event & Grounds Usage
• Base occupancy included: 25 persons
• Events with up to 35 persons maximum require approval and fees. Additional Grounds Usage Fees (nightly rate and staffing still apply):
• +25 additional people: $500

Tenant is responsible for ensuring guest counts do not exceed the approved limit. Exceeding approved occupancy may result in immediate termination without refund.

3. Required Event Staffing for events/ Midstay Cleanings:

• Two (2) on-site staff members required for all events
• Rate: $50 per hour, per staff member
• Overtime: $75 per hour, per staff member

Staffing hours are determined by the event schedule, including setup and breakdown.

4. Pool & Spa Use: Hot Tub: Open year-round (102–104°F maximum) Important Rules:

• Tampering with equipment: $250 fine + repair costs
• Do not exceed 104°F
• Spa is serviced every Tuesday and Friday. Pool Company needs to access the property and will always knock first before entry.
• Spa heating is included in all reservations. Pool Heating is $85 per day in the winter(Nov-March) and $35 per day in the Summer(March-October)

5. Security Deposit $500 pre-authorization hold required Held 1 day prior to check-out and released within 7 days if no charges apply

6. Accidents, Liability & Indemnification: Tenant and all guests assume all risks associated with use of the property, amenities, and grounds. Host and SULUX are not responsible for injury, illness, loss, or damage. Tenant agrees to indemnify and hold harmless Host and SULUX from all claims, damages, costs, and attorney’s fees.

7. Property Care & Damage:

• Do not move furniture
• Tenant is responsible for damages beyond normal wear
• Optional Accidental Damage Insurance is available in the guest portal: $49 (covers up to $1,500)

8. Parking & Vehicles:

• Use designated parking stalls and approved community spaces only
• Blocking fire lanes, roads, or neighboring access is prohibited Oil/fluid leaks:
  • Small: $75
  • Large/multiple: $325

9. Pets

• No Pets
• Unreported pets: $500 fine

10. Smoking & Vaping

• Prohibited inside and within 25 feet of home
• Violation fine: $500 + cleaning fees

11. Alcohol Policy (Utah)

• Alcohol is permitted as long as it complies with Utah state law.
• The Renter assumes all responsibility and liability related to the service and consumption of alcohol.
• Licensed and insured bartenders may be required, depending on event size and format.
• Alcohol may not be sold unless all required Utah permits, licenses, and approvals are obtained.
• Alcohol service must conclude at least 30 minutes prior to the scheduled event end time unless otherwise approved in writing.

12. Noise & Conduct

• Quiet hours begin at 10:00 PM.
• Disturbances may result in eviction without refund
• No disorderly conduct, illegal activity, or unauthorized parties

13. Payment & Cancellation

• 50% due at booking, balance due 30 days prior to check-in.
• Cancellation:14 days: Full refund (less fees), 7–14 days: 50% refund, <7 days: No refund
• The weather does not warrant refunds unless expressly stated

14. Eviction Violation of this Agreement may result in immediate eviction without refund and potential law enforcement involvement.

15. Additional Policies Trash & Waste Disposal:

• Trash must be placed in tied bags inside designated containers located by the driveway.
• Any additional trash loads required beyond the included allowance will be charged at $70 per load, billed to the Tenant/Renter.
• Garbage pickup is on Friday. Trash containers are to be set out no earlier than 5 pm on Thursday evening and returned to their storage place by Friday.

BBQ: Please make sure the gas grill is turned off after use by turning off the gas. Please scrape and clean the grill after use. We charge a $65 fee to clean the BBQ after your stay if it is left in a bad condition.

Locksmith: The responsible party will be responsible for any locksmith service fees.

Clogs/Plumbing: The property is stocked with a plunger. If the guest needs assistance with a bathroom or kitchen clog, SULUX customer service will send out immediate assistance to unclog for $40 during business hours and $70 after hours.

Emergencies: In the case of a fire or other major emergency, please call 911 immediately.

AC Warning: The thermostat should not be set below 72 degrees, or the unit may freeze up. (In a dry climate, 72 degrees is equal to 69 degrees in humidity) Freezing will result in loss of cooling. Guests are responsible for repairs.

Problems and Complaints: If the property in question is occupied by guests, please contact Southern Utah Luxury for 24/7 customer service.

16. Acknowledgment By submitting payment, Tenant acknowledges they have read, understood, and agreed to all terms of this Agreement and accepts responsibility for all members of their party.

A signed lease agreement and a pre-authorization hold is required.