• No events or parties permitted.
• 10pm noise ordinance strictly enforced.
• No smoking of cigarettes, marijuana or of any kind permitted.
• No Pets
• Refund Policy Notice: Reservations totaling more than $10,000 are subject to non-refundable payment processing and administrative fees in the event of cancellation. These fees will be deducted from any refund issued, regardless of the timing of the cancellation.

Rental Agreement

This Rental Agreement (this “Agreement”) is made as of the reservation date listed on the Website (the “Date of this Agreement”), by and among Guest, Owner and SSR (as those terms are defined below).

Recitals

A. Owner (“Owner”) owns the home (the “Property”) located at the address listed on the short-term rental reservation website or OTA (the “Reservation Website”). B. Owner engaged Summit Sky Ranch Homeowners Association, Inc., a Colorado nonprofit corporation (“SSR”), to manage the Property and SSR has used the Reservation Website to rent the Property to potential guests. C. Guest (“Guest”) made a reservation on the Reservation Website to occupy the Property for the period of days reserved on the Reservation Website and desires to enter into this Agreement with Owner and SSR, subject to the terms and conditions below.

Agreement

SSR rents the Property to Guest on behalf of Owner and Guest rents the Property from SSR on behalf of Owner, together with the nonexclusive access to and use of the amenities of Summit Sky Ranch, for use only as a residence, and subject to the terms and conditions of this Agreement. The term “Guest’s Occupants” as used in this Agreement refers to Guest’s invitees, licensees or guests.

1. Property Rules. In addition to all rules, terms and conditions described in this Agreement and on the Reservation Website, Guest and Guest’s Occupants will comply with the rules applicable the Property or provided to Guest at or prior to the Guest’s check-in date on the Reservation Website. The parties agree that no tenancy is created by the execution of this Agreement.

2. Rental Period This Agreement shall commence on the Date of this Agreement and shall expire on the check-out date (“Check-out Date”) set forth on the Reservation Website at 10 a.m. (the “Check-out Time”), unless terminated at an earlier date in accordance with the provisions of this Agreement. Guest is required to check-in and check-out according to the procedures specific to the Property as provided on the Reservation Website. Guest can request an early check-in/late check-out in advance. SSR may grant the request in its sole and absolute discretion. Entering and occupying the Property before the Check-In Time may result in additional charges and acceptance of the Property in its as-is condition. If Guest fails to follow the correct check-out procedures, SSR reserves the right to charge Guest additional fees to recover the cost from such failure, including one additional day of the Fee (defined in Section 4 below) plus all fees and taxes. SSR will use commercially reasonable efforts to have the Property ready for occupancy by the Guest at Check-in Time.

3. Guest is responsible for the cost of replacement and for the costs of re-keying and/or replacement of locks in the event that any keys are lost, misplaced or not returned.

4. SSR Access to Property SSR or SSR’s employees and agents shall have the right to enter the Property, during reasonable hours, to investigate disturbances, check occupancy, check for damage, to make such repairs, alterations or, at any time, in cases of emergencies, but SSR shall not unreasonably interfere with the quiet enjoyment of Guest and will provide to Guest advanced notice whenever possible.

5. Reservation Costs Guest shall pay the rental fee (the “Fee”) and any security deposit amount (the “Security Deposit”) set forth and at the time designated on the Reservation Website to occupy the Property in accordance with the policies on the Reservation Website. The Reservation Website will automatically charge the Fee due on the credit card provided by Guest in accordance with the policies set forth on the Reservation Website. If Guest fails to timely make any payment when due, or if Guest’s credit card declines any charge by the Reservation Website for any reason, SSR reserves the right to terminate this Agreement and SSR may retain all amounts previously paid by Guest in accordance with the policies set forth on the Reservation Website. The Reservation Website will collect and refund the Security Deposit pursuant to the policies set forth on the Reservation Website provided no damage is caused during Guest’s stay, subject to the provisions of Section 8 below.

6. Property Damage/Violation of Rules. Guest is liable for any or all damage to property, common areas of property or common areas where amenities are available to Guest, due to the negligence and other actions of Guest or Guest’s Occupants. Guest shall keep and maintain the fixtures, furniture and electronics of the Property in as good as condition as received. Guest acknowledges and agrees as follows: (a) Guests: No other persons shall occupy the Property at any time, except those registered in this Agreement. Occupancy of the Property is limited to the number of occupants permitted for the Property. Violation of occupancy limits can and will result in Guest and Guest’s Occupants being removed from the Property, and forfeiture of Guest’s Grand Total, including, without limitation, the Security Deposit. (b) Summit Sky Ranch Amenities & Aspen House: Guest and each of Guest’s Occupants must read and understand the Aspen House and any other Common Area rules and sign an Amenity Waiver prior to use. Guest will be charged for any damage caused by Guest or Guest’s Occupants and SSR may terminate this Agreement for Guest’s or Guest’s Occupants’ violation of the Aspen House and any other Common Area Rules. Should the Aspen House or any other amenity become unavailable due to routine maintenance or for any reason, Guest is not entitled to any compensation or refund. (c) Noise: Guest and Guest’s Occupants shall not make or permit any excessive, disturbing or annoying noise in or on the grounds of the Property or permit such persons to do anything that will interfere with the rights, comforts, or conveniences of neighbors or other persons in the surrounding area. No noise is permitted after 10:00pm. (d) Consumption of Alcohol: There shall be no consumption of alcoholic beverages in or on the grounds of the Property or community by any minor under twenty-one (21) years of age. (e) Smoking: There shall be no smoking of any kind in the Property. In the event a Guest or occupant did smoke in or on the Property, an additional sanitation fee of 1,500.00 will be charged. (f) Illegal Drugs: There shall be no use of any illegal drugs or marijuana by any Guest or Guest’s Occupants in or on the grounds of the Property. (g) Pets: Pets are permitted in certain properties and only when SSR provides prior written approval to Guest. If pets are permitted, the following applies: • All rules regarding pets must be followed at all times. Excessive noise is not allowed. • Pets refer to dogs only and a maximum of two pets per reservation. • Guest must pay a non-refundable pet fee of $150 per pet on the Date of this Agreement. • If pets are found to have occupied the Property without prior approval by SSR a $500 fine will be charged plus any additional repair/cleaning fees that exceed this amount. • Guest are responsible for picking up after their pet around the property and in all common pet friendly areas of Summit Sky Ranch. • Pets must be confined when SSR’s employees or contractors are scheduled to visit the home on the Property. • Pets are not permitted to sleep on beds intended for Guest use. (h) Parking: Guest is responsible for ensuring that Guest and Guest’s Occupants parks their vehicles in such areas and in such a manner as to comply with designated areas utilized by the Owner and to avoid causing a hazard or impediment to passing traffic or pedestrians. The maximum number of cars may not exceed the number listed above. All vehicles must be parked in the Property’s garage or driveway and street parking is not permissible. (i) Garbage: All garbage must be placed in the trash dumpsters at the location listed on the Property or left in trash cans located in the garage. (j) Telephone Service: Guest is able to use the telephone, if provided, for local and emergency calls only. (k) TV/Internet: SSR cannot guarantee the availability of internet or television services, as interruptions occur from time to time that are beyond SSR control. No refunds will be given due to interruptions of these services. Guest agrees to use the internet in accordance with all laws, and Guest is responsible for any costs or fines associated with illegal use of internet services. The Guest is liable for ordering any pay per view or other programming charge, if this service is available to guest. Please contact SSR before check out to arrange payment for these services. (l) Guest’s Personal Property: The Guest will remove all personal property belonging to the Guest at the end of the Rental Period. Any property that is left on the Property becomes the property of the SSR and may be thrown out. Any expenses incurred for removal of Guest’s property will be deducted from the security deposit. SSR and Owner assume no responsibility for the security of any personal property of Guest or invitees, and Guest specifically releases SSR and Owner from any claims of any such loss. (m) Hot Tub: If the Property offers a private hot tub, Guest is responsible for any damage. Minors may not use the Hot Tub without adult supervision. If any routine maintenance is required for the Hot Tub, Guest agrees to let SSR know and under no circumstances try to drain or service the Hot Tub. Guest acknowledges and agrees that the hot tub, if any, and surrounding deck or patio can be dangerous and injury may occur and accepts and assumes all risks involved.

7. Indemnification: Guest releases SSR and Owner, and their respective employees, agents, successors and assigns, from any and all liability for, and agrees agree to indemnify, defend and save harmless the SSR and Owner and their respective successors in interest, assigns, employees, agents, and representatives from any liabilities, damages, costs or expenses whatsoever arising from or related to any claim or litigation which may arise out of or in connection with (a) Guest’s and Guest’s Occupants’ use and occupancy of the Property; (b) Guest’s failure to fulfill any condition of this Agreement (including specifically, but without limitation, Guest’s obligation to vacate the Property on or prior to the Check-out Date; (c) any damage or injury happening in or about the Property to Guest or Guest’s personal property; (d) Guest’s failure to comply with any requirements imposed by any governmental authority; (e) any prohibited use by Guest; and (f) any judgment, lien or other encumbrance filed against the Property as a result of Guest’s action. In addition, Guest shall reimburse Owner and SSR for all of their costs of collection hereunder including, but not limited to, reasonable attorneys’ fees. The term “SSR” as used in this Rental Agreement shall include SSR’s successors in interest, assigns, employees, agents, and representatives where the context requires or permits. The term “Owner” as used in this Rental Agreement shall mean the owner of the Property, and its agents and representatives. Owner is an intended thirty party beneficiary of this Agreement.

8. Events Events are defined as any use of the Property where the number of guests exceeds the occupancy number allowed and where the property may see alterations with decorations and additional furniture. All events must be pre-approved in writing by SSR. Holding an event on the Property is not allowed without prior approval and is cause for immediate termination of this agreement and removal of Guest. All cost of repair or damages will be charged to the Guest. If approval is granted in advance for an event, additional event fees apply.

9. Default/Termination If the Guest or Guest’s Occupants violate the Property rules, the Aspen House and any other Common Area Rules or any term of this Agreement or if SSR receive substantiated complaints from other property owners and guests, SSR may terminate this Agreement with no refund. Guest hereby authorizes SSR to use all or a portion of the Security Deposit for all amounts due under this Agreement, including any damages, including, but not be limited to, any repair, replacement, damage beyond normal wear and tear, moving of furniture within the Property, or cleaning of the Property rendered necessary or desirable by reason of the negligence, carelessness, accident or abuse by Guest or Guest’s Occupants. The Property shall be inspected after Guest’s departure. In the event that Guest or Guest’s Occupants have damaged the Property or Owner’s personal property, SSR shall apply all or a portion of the Security Deposit towards a reasonable estimated repair cost. SSR agrees to supply written documentation and a full accounting to Guest for any damages within 30 days of the Check-out Time and date. Without limiting the foregoing, if Guest defaults under any term, condition or provision of this Agreement, including, but not limited to, failing to vacate the Property no later than the Check-out Time on the Check-out Date, then SSR and Owner shall have the right to exercise all remedies at law or in equity, including entering upon and taking possession of the Property, removing all persons and property therefrom and charging Guest for all expenses accrued in connection therewith. Such termination shall not release Guest from any liability for any amounts due hereunder.

10. Property Unavailable If SSR is unable to deliver the Property for the dates of the booking because of fire, act of nature, eminent domain, delay in construction, repairs, unavailability, sale of Property, loss of hot water or any reason whatsoever, Guest hereby agrees SSR may offer a substitute comparable home or refund all fees previously paid by Guest. The foregoing is Guest’s exclusive remedy for Property becoming unavailable.

11. Cancelations/No Show Guests must cancel their reservation on the Reservation Website in accordance with the policies on the Reservation Website. Refunds will be provided in accordance with the policies on the Reservation Website. There are no refunds for late or no shows, early departures, Guest family emergencies, weather, road closures or airport delays. SSR recommends that Guest secures his/her vacation with Travel Insurance. Reservations totaling more than $10,000 are subject to non-refundable payment processing and administrative fees in the event of cancellation. These fees will be deducted from any refund issued, regardless of the timing of the cancellation.

12. Heating Guest is responsible to take all measures to prevent damage to the heating system by carefully closing garages when not in use and keeping the home at an acceptable heating temperature during the cold seasons. Guest is responsible for any repair that occurs if failure to take these measures during winter months.

13. Limitation of Liability Guest acknowledges and agrees that his/her use of the Property or any of the facilities or amenities shall be entirely at Guest’s risk for all purposes and circumstances. To the fullest extent permitted by applicable law, use of the SSR’s website and rental and use of the Property is at Guest’s sole risk, and Guest waives any and all claims s/he may have against SSR in connection with the transactions contemplated by this Agreement. In no event shall ssr or owner be liable for any incidental, indirect, punitive, special or consequential damages (including but not limited to lost profits, revenue, good will or loss of use or data) arising out of or related to it’s performance (or failure to perform) its obligations under this agreement, even if it had been advised, knew or should have known of the possibility of such damages or costs. Guest further acknowledges and agrees that SSR’s and Owner’s maximum aggregate liability to Guest in connection with any and all claims, losses, liabilities or demands arising out of or in connection with this Agreement or the Property shall be limited, in the aggregate, to the total fees paid by Guest to SSR/Owner under this Agreement.

14. Miscellaneous. No failure of Owner or SSR to exercise or enforce any of its rights under this Agreement shall act as a waiver of the breach or any subsequent breach. This Agreement represents the entire understanding between the parties regarding rental of the Property and can only be amended in writing signed by the parties. In the event any provision of this Agreement is held by a court or other tribunal of competent jurisdiction to be unenforceable, that provision will be enforced to the maximum extent permissible under applicable law, and the other provisions of this Agreement will remain in full force and effect. This Agreement will be governed by and construed in accordance with Colorado law. For all claims and disputes arising under or in connection with this Agreement, Guest hereby consents to exclusive jurisdiction and venue in the State and federal courts of Denver, Colorado. The parties expressly waive any right to trial by jury of any claim, demand, action, cause of action, or proceeding arising under or with respect to this agreement, or in any way connected with, or related to, or incidental to, the dealings of the parties with respect to this agreement, in each case whether now existing or arising in the future, and irrespective of whether sounding in contract, tort, or otherwise. Disclaimer By completing the reservation process on the Reservation Website, Guests acknowledges and agrees that s/he has reviewed, understands and agrees to be bound by the terms in this Agreement.