RENTAL AGREEMENT

This agreement serves as a contract between the guest renting a vacation property, hereinafter “Guest” and Mountain Time Vacation Rentals LLC, hereinafter “Management”, acting on behalf of the Owner of the property you are renting, hereinafter “Property”.

Please make sure to Read and Understand this agreement; reviewing the terms and conditions relating to your reservation. By remitting your rental payment you acknowledge, agree and accept all rental terms and conditions contained herein of Mountain Time Vacation Rentals LLC.

You can pay by Visa, Mastercard, Discover Card or American Express. Once your reservation and payment have been confirmed we will email you a confirmation and welcome email detailing driving directions, how to obtain access to the unit, along with some useful information about the unit and surrounding area.

1. CHECK-IN / CHECK-OUT: The home will be prepared for you by check-in at 4:00 PM on your arrival day; check-out is by 10:00 AM on departure day. Our cleaning company is very busy and these time frames exist to give them enough time to clean our homes for you. Please do not arrive early and be sure to check out promptly at 10:00 AM.

1.1 CHECK-IN Your access instructions and keycodes will be sent to you via email and text 4 hours prior to check-in on your arrival date. Check-in is anytime after 4:00 PM. A $200 fee will be charged to your credit card for early check-in without prior written approval from us. Requests for early check-in will not be granted during peak season. In rare cases the unit may not be ready for check-in at 4:00 PM, but will always be ready by 5:00 PM in which case we will contact you directly.

1.2 CHECK-OUT Check-out is before 10:00 AM on the day of your departure. Your entire party must vacate the property by 10:00 AM. Failure to check out on time may result in a $200 late fee. Requests for late check-out must be made at least 24 hours before departure time. Late departure cannot be granted if a new guest is arriving the same day.

2. PAYMENT POLICY: The full rental amount is due at the time of booking. For all reservations over 28 days, payment for the first month's rent is due at the time of booking; the remaining balance is due upon arrival. For stays over two months, a payment schedule can be arranged with Mountain Time Vacation Rentals LLC.

3. CANCELLATION POLICY: A reservation will be made upon receipt of a completed arrival form with all information collected and payment completed for the stay. If you booked directly through our website, we allow cancellations up to 30 days from check-in for a full refund minus a 10% administration fee. Cancellations received less than 30 days before your check-in date will forfeit the total rental amount.

If you booked through Airbnb, VRBO, etc. then please make sure you are familiar with the cancellation policy you agreed to through that site. We HIGHLY recommend purchasing travel insurance to protect your trip. Travel insurance is available at booking or through any of our reservation agents.

4. CHANGE OF DATE OR PROPERTY: Any request for a change of dates or transfer to a different unit must be submitted by email at least thirty (30) days prior to arrival and any changes are subject to a 10% change fee. Requests for changes cannot be guaranteed. No changes can be made within 30 days of the arrival.

WE HIGHLY RECOMMEND THAT YOU PURCHASE TRAVEL INSURANCE TO COVER UNFORESEEN DIFFICULTIES AND UNEXPECTED CANCELLATIONS

5. TRAVEL DELAYS: Weather conditions in Colorado can be extreme and change with little or no advance warning any time of the year. The Guest understands and accepts this travel related risk and understands that a refund cannot be given should a cancellation or delay occur within 30 days of arrival. You can visit the Colorado Department of Transportation website for upcoming weather and road conditions. If you are concerned about an unexpected event (illness, accident, change of plans, weather, etc) impacting your reservation, we HIGHLY recommend that you purchase travel insurance to protect your trip.

6. RULES AND REGULATIONS: Our rentals are located in community neighborhoods and surrounded by wonderful neighbors. If there is evidence of a party, large gathering, excessive noise, or illegal activity, the Guest will be asked to vacate the premises with no refund, and a fee of $500 will be charged to the Guests card on file. This fee is in addition to any additional cleaning, the replacement cost of broken items, and repairs needed resulting from the violation of this policy.

6.1 MINIMUM AGE The Guest is an adult over the age of 21 that will be an occupant of the unit during the entire reserved period. Other occupants may be family members, friends or responsible adults; any Guests under the age of 21 must be accompanied by an adult over the age of 21.

6.2 MAXIMUM OCCUPANCY The reserved rental unit is for the sole use as a personal vacation residence for approved guests only. Please inform us of any changes in the number of Guests BEFORE your arrival. Access to the unit will be denied to anyone who is not a registered Guest. No guests in excess of the maximum occupancy specified on the reservation shall occupy the property and the Primary Guest is responsible for any guests that use the property during the term of this Agreement. Breach of this provision will result in immediate termination of the Rental Agreement, along with eviction of ALL GUESTS from the residential rental unit and forfeiture of the entire Reservation Fee and/or security deposit.

6.3 PARKING REGULATIONS All guests must comply with neighborhood rules and regulations. You will be subject to all parking rules, regulations and fines that are in place at the location you are renting. Please do not bring a trailer unless Management allows you to do so, many of our homes cannot accommodate them.

6.4 NOISE REGULATIONS Guests should not create excessive noise at a level that disturbs neighbors. Many homes are subject to code-enforced neighborhood quiet hours from 10:00 PM – 8:00 AM which are strictly enforced. It is the duty of each guest to read and review the rules and regulations of the community (if applicable) upon arrival to ensure that all regulations of the community are followed.

6.5 PET POLICY All pets must be pre-approved in writing and Guest must pay the applicable nightly pet fee to bring a pet into one of our pet friendly homes. If Guest has paid the pet fee and has received pre-approval from the management company, please note that animals are NOT allowed on any furniture or linens and are not to be left in the home unattended. If complaints come from neighbors about excessive barking or noise due to pets, the Guest may be asked to vacate immediately with no refund. Additional fees will apply to remove excessive pet hair.

If it is found that a pet is on a property where no pets are allowed, the credit card on file will be charged a minimum fine of $500 along with immediate eviction with no refunds. Any additional cleaning and sanitizing costs associated with removing all pet dander will be charged to the credit card on file. This may include but is not limited to carpet and upholstery shampooing, cleaning of drapes and blinds, changing out furnace filters, and extra cleaning to remove pet hair from walls, baseboards and linens.

6.6 SMOKING POLICY No smoking of any kind is allowed on the premises. If smoking does occur on the premises, a minimum $500 fine will be charged to the card on file and the Guest will be held responsible for any and all damages. This includes but is not limited to stains, burns, ozone cleaning, removal of debris and/or future cancellations due to complaints of smoke or restoration associated with smoking. The Guest acknowledges and consents that the credit card on file will be charged for any and all damages caused by smoking. If found smoking, the Guests may be asked to vacate immediately without refund.

6.7 CHECK-OUT INSTRUCTIONS You are expected to leave the unit in the same general condition that you received it by making sure dishes are cleaned and put away, appliances/grill left clean, perishable food items removed from the refrigerator and all items and furniture returned to their original location. The unit should be generally picked up and ready to be cleaned and sanitized for the next Guest. If additional cleaning is required you will be charged $50 an hour with a 1-hour minimum; additional cleaning is considered anything beyond laundering linens and towels, changing beds, dusting, vacuuming, and cleaning bathrooms. If additional cleaning requires the use of an outside vendor (i.e. carpet cleaning due to spills on carpet) Guest will be charged the cost of that service plus a 20% administrative fee.

7. AMENITIES AND SERVICES

7.1 AIR CONDITIONING/HEATING If the home has air conditioning, Guest agrees to keep the temperature set to 72°F upon leaving. Doors and windows should be closed when either air conditioning or heat is in operation and fan settings should be set to Auto. There are no refunds for lack of or malfunctioning HVAC units.

7.2 PACK N PLAYS Pack n Plays are available for an additional $30 per stay. Please request one at booking and we will deliver it prior to your arrival.

7.3 TV/CABLE/INTERNET/SATELLITE All internet, TV, and cable or satellite subscription services are provided as a convenience only and are not integral to this Agreement. Management will not be in breach and Guest will not receive a refund for outages, content, lack of content, speed, access problems, lack of knowledge of use, or personal preferences with regard to service.

7.4 LINENS/SUPPLIES The unit is fully furnished and includes a starter supply of paper/soap goods for bath and kitchen. All linens including sheets and towels are also provided for your stay. During your stay, you can always request additional fresh linens for a small fee.

7.5 HOT TUBS, PATIOS, BIKES AND OTHER COMMON AREAS The Guest hereby acknowledges that the unit they have reserved may include access to community amenities including but not limited to a hot tub, pool, bikes, gym and sauna. The Guest is fully aware that these areas and items can be dangerous, that the deck/patio can be slippery when wet, and that injury is likely to occur to anyone who is not careful. Guests should observe and adhere to all rules and policies as posted at the property. The undersigned Guest accepts and assumes all risks involved in or related to the use of these aforementioned areas.

8. MAINTENANCE REPAIRS: It is your duty to inform us of any needed repairs and we will address your concerns as soon as possible. No refunds will be issued for malfunctioning equipment (including wifi outages, bike tire flats, burnt out light bulbs, etc).

9. ADDITIONAL CHARGES FOR DAMAGES OR MISSING ITEMS: The Rent collected by Mountain Time Vacation Rentals LLC does not cover accidental or intentional physical damage caused by the Guest to the unit or any items in the unit, missing items, excess cleaning, replacement or re-keying of locks, lock boxes, or garage door openers, damage done by pets or parties, over occupancy for non registered guests, sanitizing charges due to smoking of any kind, having un-approved pets while in the unit, or any damage resultant of violations of this Rental Agreement.

9.1 CLEANING FEES The premises will be delivered to the Guest in a professionally cleaned and sanitized condition. Upon termination of occupancy, Management will arrange for a professional cleaning service to clean the premises. The cleaning fee, which is paid by the Guest, is mandatory, non negotiable, and non refundable. Should the property require more than a standard cleaning, Guest will be charged for the additional cost.

9.2 DAMAGE FEES Guest is liable for any damages to the property and agrees to accept charges to the card on file to cover any losses or damages that occur during your stay, plus all applicable taxes and any costs as quoted and attested to by a certified contractor. Upon arrival, the Guest should examine the premises including all furniture, furnishings, appliances, fixtures, and landscaping for damages. If found, Guest shall immediately report in writing anything that is not in operating condition or is in disrepair. The presence of non operational equipment or items in disrepair does not give the Guest the right to cancel this Agreement or receive a refund of any payments made.

9.3 LOST OR LEFT ITEMS Guest is solely responsible for any lost, stolen, or abandoned possessions or items. At no point does Management assume liability for any lost, stolen or abandoned items; or for the condition of said possessions or items. Upon discovery of possessions or items not originally in the rental unit, Management will make a reasonable effort to contact the Guest for return. The Guest is responsible to pay for shipping costs in addition to a $25 handling fee. Any items not claimed for longer than 30 days may be donated, sold or disposed of.

10. CREDIT CARD AUTHORIZATION: I understand and consent to the use of the credit card provided without the original signature on the charge slip, that an email of this agreement will serve as an original, and that this Credit Card Authorization cannot be revoked and will not terminate until 90 days after the rental is vacated. Additional charges may include: unauthorized TV charges; excessive cleaning fees; damages beyond normal wear and tear and unreturned keys. If the listed card is declined, expired, or otherwise, I agree to allow Mountain Time Vacation Rentals LLC to charge a card that was used to make any rental payment for my reservation.

11. ADDITIONAL PROVISIONS: The undersigned Guest, for himself/herself, his/her heirs, assignors, executors, and administrators, fully releases and discharges Mountain Time Vacation Rentals LLC from any and all claims, demands and causes of action by reason of any injury or whatever nature which has or have occurred, or may occur to the undersigned, or any of his/her Guests as a result of, or in connection with the occupancy of the premises and agrees to hold Mountain Time Vacation Rentals LLC free and harmless of any claim or suit arising therefrom. In any action concerning the rights, duties or liabilities of the parties to this agreement, their principals, Mountain Time Vacation Rentals LLC successors or assignees the prevailing party shall be entitled to recover reasonable attorney fees and costs.

12. SECURITY: When you rent the unit, you assume responsibility for it and its contents, as well as any of your personal property in the unit during your stay. Always lock the doors and windows when you leave and turn off AC. Lost or missing keys, key cards, garage door openers and parking pass (if applicable) will result in replacement fees ranging from $50-$100 per item.

13. SAFETY: Mountain Time Vacation Rentals LLC does not assume any liability or responsibility for any injuries occurring during your stay with us. Children must be supervised at all times. Candles are not allowed due to fire danger.

14. UNAVAILABILITY: If for any reason beyond the control of Management the reserved rental unit becomes unavailable, Management may substitute a comparable rental unit.

15. SYSTEM(S) FAILURES: In the event the residential rental unit sustains a failure of a system, including but not limited to water, sewer, septic, electrical, gas, plumbing, mechanical, appliances, heat pump, ventilating, pool, hot tub or other system or structural systems, neither the Owner nor the Management shall be liable to Guest for any damages as result of or associated with such system failures. Management will make an effort to promptly repair or replace the failed system or equipment, and in such event, the Guest agrees to permit the manager or its service provider to have reasonable access to the property to inspect and make repairs. Any failure does not serve as a termination of this Agreement and no refunds will be given for such system failures.

16. HOLD HARMLESS: Mountain Time Vacation Rentals LLC does not assume any liability for loss, damage or injury to Guests, their invitees or their personal property. Mountain Time Vacation Rentals LLC does not accept liability for any inconvenience arising from any temporary defects or stoppage in supply of water, gas, electricity or plumbing, nor will Mountain Time Vacation Rentals LLC accept liability for any loss or damage caused by Guests negligent or intentional conduct, weather conditions, natural disasters, acts of God, or other reasons beyond its control.

17. DISCLAIMER: This agreement constitutes the entire agreement between the parties relating to the subject matter hereof, and supersedes all prior written oral negotiations, representations, or agreements. No modification of this agreement shall be binding on either party unless it is in writing signed by both parties. Each section, subsection or paragraph of this agreement shall be deemed severable and if for any reason any portion of this agreement is unenforceable, invalid or contrary to any existing or future law, such unenforceability or invalidity shall not affect the applicability or validity of any other portion of this agreement. For all purposes, hereunder electronic signatures and website portal confirmations shall be deemed to be originals and shall be given the same effect as would an original signature.

I hereby agree to all of the terms and conditions set forth above and acknowledge receipt of the Rental Agreement.