Terms & Conditions - Rocky Mountain Resort Management™

Please take a few minutes to read the following Terms and Conditions carefully. By continuing with this reservation you agree to the information below.

Travel Insurance:

Travel insurance maybe available for your reservation. A brochure explaining the benefits, exclusions, and limitations will be sent to you upon confirmation.


The damages are only charged if there are issues found after check out.  We will email you with any concerns.

Damage Insurance is designed to cover the guest against incidental damage in the property and is charged and paid by the guest to cover the guest for up to 180 days of stay in the property.  On stays of 2 days or more the system may automatically charge you.

Any keys that you received should be left on the kitchen counter.  There could be a charge for missing keys.


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 a good and 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 Rocky Mountain Resort Management of any deficiencies in the property within 2 hours of arrival to have it excused from any hold on damage deposit. If as deemed by Manager, that the property is in need of more than normal cleaning upon the vacating of the Tenant, and additional fees may be charged to Tenant to cover the cost of said cleaning and repairs.


Long term rentals are responsible for the maintenance and care of on site hot tubs that are privately owned by the owner of the property they are staying in, or contracting with Rocky Mountain Resort Management for maintenance of hot tub as well as HVAC system and filter changes, shoveling of walks and decks, trash removal, and general care and maintenance of and assuring upkeep to all items in the property during their long term stay.  A long term stay is anything 30 days or more.


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; for making repairs; and to put 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.


Housekeeping service varies by complex or stay. Please check with us upon check-in for service provided. Extra cleaning ordered during your stay will be billed to your account and 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.


Tenant, property manager and owners agree that the Coronavirus (COVID-19 or any Pandemic) pandemic is impacting housing. There is a possibility that property management related service providers such as housekeeping, maintenance personnel and management may be providing limited or no services as a result of COVID-19 or any Pandemic issues as directed or by default.  COVID-19 or any Pandemic issues may include, but are not limited to: emergencies declared by the government, travel restrictions, mandatory closures or reduction of staff at property managers office, related service providers, quarantine, exposure to or contraction of COVID-19 or any Pandemic.
If a COVID-19 or any Pandemic issue should arise making compliance with the terms of the Terms and Conditions impossible or improbable as a result of such COVID-19 or any Pandemic issue, the Tenant acknowledges that property manager offers all guest travel insurance that allows tenant to cancel for any reason and that insurance is available at the time of reservation and for a short time after the reservation.  It is Tenants choice to protect themselves against cancellation and if they choose not to, no refund or credit shall be provided. All other terms and conditions of the Terms and Conditions remain in full force and effect.  If a Tenant infects a property or is required to quarantine in place, Tenant is responsible for a minimum of two days rent and up to as many days as may be required to clear a property as ready to be rented again.  Cost per day is to be determined by the nightly rent plus taxes the Tenant was paying for their stay as well as relocation cost, if any; of future guests that have to be moved as a result of said quarantine. All parties agree that no party to this agreement shall assume any liability regarding exposure to CCOVID-19 or any Pandemic by virtue of allowing or providing access to the property being rented on a short or long term basis.


Management is not responsible for the loss of money, jewelry, or valuables of any kind. All items left behind by any and all guests are the sole responsibility of the guest. If you feel that you may have left an item behind, 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 cost per hour to recover the item at $50 per hour. All items not called about or claimed within two weeks will be donated to a local charity.


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; with reason or cause reject and cancel the booking.




MONTH LONG- SEASONAL CANCELLATION POLICY If cancelled 61 days or more of the arrival date 50% of total reservation is due in full and non refundable.  If cancelled LESS 60 days or less than the date of arrival, the total amount of the reservation is due and none refundable.  In both case what can be rebooked will be refunded, minus insurance, re-booking fees, and expenses. Monthly payments are due on the 28th of each month.


All payments due and not paid as agreed will be charged $150 for the first 3 days and $75  or  5% of the total rental fee, which ever is greater; per day there after until paid.


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. Also a surcharge of $300 in cleaning fee will be applied.  All additional guests accepted by Rocky Mountain Resort Management must be acknowledged in writing by management or Rocky Mountain Resort Management may assess the above charges and/or require the guest to vacate the property with no refund or pro-ration of charges. Tenant agrees to abide by Rocky Resort Management’s request to vacate or pay the additional charges as determined by Rocky Mountain Resort Management


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 statues, 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 Tenant in found to be in violation of any of the above and is then forced to vacate before they so choose, rent shall not be refunded


Guest in NOT allowed to sublet any property for any reason without written consent from Rocky Mountain Resort Management. If guest is found subletting without written permission, guest owes Rocky Mountain Resort Management 5 (five) times the retail value of the property rent, but not less than $1,000.00 per night plus tax for the full term of the reservation.

Check-In & Check Out Times

– Check out is 10 a.m.

– Check-in is 4 p.m. but is subject to property availability and may be later.

– Late checkouts and early check ins will be charged a $50.00 per half hour fee, unless you get permission from our office, after 3 hours or at 3pm which ever comes first you will be charged the full night stay at retail plus 100% and taxes.

– Late arrival Check-in (after 5- p.m.) is available however Tenant MUST BE PAID IN FULL and have a valid credit card on file with Rocky Mountain Resort Management.

-You may pick up your keys anytime, but you may NOT enter the property until getting 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 and Housekeeping may not clean your room for that night and no refund for the nights stay will be given.


You may be pick up keys at our office, or in the lock box at our office. The loss of keys will be billed at $25 per key. All keys not found in the lock box or in the Property will be billed at $25 per key including ski locker ski that are to stay in the Property occupied

Emergency keys received from the lock boxes at the property and building areas MUST BE RETURNED they are emergency keys ONLY. Please understand that if this key is not returned to the lock box you will be cahrged $250.00.


Multi-properties: If you rent a “multi-property” and it is not locked off properly or you have the wrong keys as provided by management, tenant is responsible to only use the portion of the property that they rented. If the tenant decides to use a portion that they didn’t rent they will be charged a fee of $1000.00 plus the standard rent (including cleaning and tax) for that time period. If your Property is not locked off properly or you have the keys to a larger unit than you rented please call our office and request for it to be locked off properly.


Your deposit must be paid by credit card to confirm your reservation.
Final balance MUST be paid in full 60 days before check-in.
We accept all major credit cards.

Vacation Condos/Homes Listed For Sale:

In some cases, Vacation Condos/Homes maybe 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, will 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 if there are any; however the guest must pay the difference until per contract with our owner we collect from the owner.  Once we have collected from the owner we will reimburse you the Guest for all costs.


Guests must cancel 61 days or more before the date of arrival to receive any refund, any and all initial as well as monthly installments/payments are non refundable, except insurance (Damage Insurance is cancelable up to 72  hours before arrival and travel insurance within 10 days of purchase).   After 61 days before your arrival the reservation is booked in full and not refundable.  You may purchase coverage at booking that is a percentage of the total rental, which allows  for cancellation up to and during your stay – subject to insurance approval.  If you have booked through an outside company you are subject to the policies of the group, site, or agencies policies with whom your reservations was confirmed, those terms no not take precedence over any By Rocky Mountain Resort Management but may be in addition.  Any Guest disputing charges that losses the cases with the credit card company hereby agrees to pay Rocky Mountain Resort Management the fees associated with said dispute and $100 per hour to Rocky Mountain Resort Management for time to defend said dispute.  Guests should first contacting Rocky Mountain Resort Management in writing to cancel a reservation and allowing 48 hours for a response.


Vacation rental insurance has been included as a pre-priced component of your vacation rental package. Vacation rental insurance provides added financial protection against lost trip deposits and fees which occur as the result of unforeseen covered event (s). Vacation rental insurance benefits include protection for trip cancellation, trip interruption, travel delay, emergency medical transportation, and other losses. Policy benefits, along with applicable definitions and terms and conditions of coverage, are fully described in your insurance policy. It is your responsibility to consult the policy, and discuss this coverage with your rental agent or the insurance company if you have any questions about the policy and what it covers, prior to travel. The cost of this insurance is a percentage of the rental rate. If you elect NOT to purchase vacation rental insurance, you may delete the charge by initialing where indicated on your lease. Coverage begins when the insurance premium is paid in full, and cannot be purchased after 10 day of the booking date or within 60 days of arrival. Once the insurance premium is paid, you have 10 days in which to review your policy provided you have not already departed on your trip or filed a claim, after which point the policy is non-refundable.


Inclusive offerings:

This Security Deposit Protection plan 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 $1500 for the $49 plan. Any damages that exceed or are not covered by $1500 for the $45 plan 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 as a result 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 $1500 for the $45 plan. Certain terms and conditions apply. Full details of the Security Deposit Protection coverage are contained in the Certificate of Insurance or Insurance Policy. The Security Deposit Protection can be purchased up to, and including at check-in. By submitting payment for this plan, you authorize and request Travel Protection and Insurance Services to pay directly to Rocky Mountain Resort Management any amount payable under the terms and conditions of the Rental Unit Damage Protection.

Property Amenities:

Amenities at a property are out of the control of Rocky Mountain Resort Management therefore any downtime in said amenities will not be compensated for by Rocky Mountain Resort Management or the property owner. Any and all compensation for guest will be sought after by guest from the managing entity of said association/complex.

Common Elements:

Rocky Mountain Resort Management is not in control of common area elements, if we are informed by the home owners association or owner that an amenity is going to be down during a guests stay we will do our best to notify the guest and do our best to accommodate with another similar amenity if available.  An amenity being down for service in any way is not grounds for compensation if we control the amenity or not.  There are times that amenities have to be down or service for because they are broken and that is out of our control.


Our properties are all non-smoking properties – in properties and on decks or common areas. ANY SMELL OF SMOKING AND YOU WILL BE CHARGED $3000 IMMEDIATELY WITHOUT NOTICE.  This will be held until we determine the extent of the issue.  More may be charged if needed to get this property back to it’s original condition.  PLEASE NOTE – SMOKING MARIJUANA in a public place is against the law and this is a public place.   If you need to smoke you must do so outside the property.  What ever you use to dispose of the material must NOT be brought into the property at anytime for any reason.  Any refusal to follow this rules in regards to smoking and Rocky Mountain Resort Management has the right to charge you for the cost of clean up, repair and one night rental as a penalty.

Smoking of any product or use of illegal drugs  is prohibited in or on this property.  The possession, smoking, use or growth/cultivation of marijuana is prohibited in or on any property rented through Rocky Mountain Resort Management, no marijuana business is permitted on the property .  Any violation of this clause shall require all tenants to vacate the property immediately, loose there full deposit and pay all rental payments, tenant may also be subject to additional charges for excess utility bills and cost to restore the property to it’s original condition.


We have a no pet policy, no pets are allowed in our properties. Anyone found having a pet will need to remove them immediately even if that means leaving the property with the pet. No refunds for being removed from the property for this reason will be allotted for. And tenant agrees to pay a penalty of one nights rent and the cost of any damage found by Rocky Mountain Resort Management.  We are NOT required to allow emotional support animals and service dogs based on the law as our units are individually owned and we provide transient style accommodations, however we open to exceptions.  Any exceptions to this for an emotional support animal must have a doctors letter, that RMRM will call to verify and will confirm the doctors license before any consideration of the animals stay, the type of animal and reason for the emotional support must be verified and the management of the building and the owner may still over ride our decision as well.  Emotional support animals do require an additional damage deposit paid in cash at check in or by check 3 weeks before arrival.  We further recommend owners of emotional support animals carry the doctors note at festivals and events or your may not be allowed in with the animal by event staff  For service animals, we recommend a letter and certification be sent in for us to keep on file and to send to management of the building and that you keep it with you while staying in the property and at festivals and events to alleviate any tension or doubt.  Unfortunately many people impersonate the need for these animals.  Anyone found to be falsifying any type of a need for an animal will be prosecuted to the fullest extent of the law, charged $500 a night as a penalty and $500 to $5000 extra for cleaning any property.

An Emotional Support Animal is just that. It’s a dog that belongs to somebody who has emotional needs. Sometimes people will refer to them as “therapy dogs” or “comfort dogs” but this is not recognized by the Americans with Disabilities Act. The person must have a mental health professional determine that the presence of a dog is necessary for them to continue their daily living habits. They are also required to have their physician write a letter to this effect.

No-Pets Housing:  The Fair Housing Act (FHAct) allows that a person may keep a service dog in housing with a “no pets” policy. Note, however, that it only requires that housing providers make reasonable accommodations for persons with service dogs.

The Fair Housing Act does not apply to hotels and motels or other facilities lodging transient guests.


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.

All rentals under 30 days are subject to sales tax.

Delivery Items:

If you have items delivered the offices of Rocky Mountain Resort Management for delivery to the property you are staying or for pick up at our office, Rocky Mountain Resort Management does not take responsibility for any items, lost stolen or damaged in any way or for any reason.


Payment of deposits paid at booking and any non-refundable insurance guest agreed to is non-refundable and the balance will be due 60 days prior to arrival and once paid is non-refundable.  Including your payment of taxes, fees and surcharges. We may deposit your reservation payment into an interest bearing account with any interest earned belonging to RMRM.

Good Neighbor Guidelines

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 Responsible Agent Contact Information: If at any time you have concerns about your stay, or in regard to your neighbors, please call the 24-hour contact number listed in the rental lease agreement or posted in the property. In the event of an emergency, call 911.

Wildfire Safety and Prevention: Wildfire is a serious risk here, and fire restrictions may be in place, depending on conditions and time of year. Even if fire restrictions are not in place, be vigilant: Only use approved outdoor devices, and ensure that a responsible adult is always present until a fire is out cold.

Visitors must check to see whether fire restrictions are in effect before lighting a fire outdoors, smoking outdoors, or using outdoor grills, barbecues or stoves. Visit www.SummitCountyCO.gov/wildfire to find current fire restrictions and other wildfire prevention information.

In the event of a wildfire, sign up to receive emergency information at www.SCAlert.org.

Respect for Wildlife: Summit County is blessed with a diversity of wildlife, including bears, elk, moose, mountain lions, marmots, bighorn sheep, mountain goats and beavers. It can be exciting to view Colorado’s wildlife, but it is important to do so at a safe distance. Most dangerous and potentially harmful encounters with wildlife occur because people fail to leave animals alone. Wildlife should not be harassed, captured, domesticated or fed.

Intentional or inadvertent feeding is the major cause of most wildlife problems. It is illegal in Colorado to intentionally place or distribute feed, salt blocks or other attractants for large animals. Please see the attached wildlife fact sheet for more information about your responsibilities related to wildlife.

Respect for Neighbors: Please be friendly and courteous, and treat your neighbors as you would like to be treated. Respect your neighbors and their property.

Noise and Outdoor Lighting: Be considerate of the neighborhood and your neighbors’ right to the quiet and peaceful enjoyment of their home and property, especially after 11 p.m. The Summit County Sherriff’s Office may be contacted if Summit County’s noise ordinance is not followed. Do not direct outdoor lighting toward neighbors’ homes, and do not leave outdoor lights on when you check out.

Maintenance of Property: Be sure to keep the property clean, presentable and free of trash and debris.

Waste Disposal: Place all trash and recycling in the designated containers stored indoors, in order to prevent issues for wildlife or snow removal operators. Your Responsible Agent must provide a County-approved trash disposal and collection plan. Cigarette butts should be properly extinguished, cooled and disposed of in a trash receptacle.

Parking & Traffic Safety: All vehicles must park in the designated parking spaces provided. Do not park on roadways, lawns or in a manner that blocks driveways, sidewalks, alleys or mailboxes. Observe posted speed limits and watch for children and pedestrians. A copy of the County-approved parking plan for the this rental property must be provided to all renters in the rental agreement and posted in a prominent location within the property.

Maximum Capacity: This short-term rental unit has a

maximum capacity of __(depends on the unit)___ overnight guests, and this limit cannot be exceeded for any reason.

Driving Conditions: The combination of extreme weather conditions and steep grades can create treacherous driving conditions in Colorado’s mountains. Summit County roads are only plowed once per day and can become impassable. It is highly recommended that your vehicle be equipped with the following, September through May: 4WD or AWD. snow tires or mud/snow tires (M+S) with minimum 1/8 inch tread, functioning defrosts (front and back), sturdy ice scraper and snow brush, windshield fluid rated for 0 degrees F or colder, shovel, gloves, boots and other winter clothing.

In winter conditions, give plow trucks extra space, do not pass plow trucks, drive slowly, increase your following distance from other vehicles, avoid stopping on an uphill slope, use the left lane only for passing, and never use cruise control.

If weather conditions require, CDOT will implement a Traction Law on state highways (e.g., I-70, U.S. Hwy. 6, and Colo. Hwy. 9). Under a Traction Law, motorists will need to have either snow tires, M+S tires, or a four-wheel/all-wheel drive vehicle. All tires must have a minimum 1/8 inch tread. Motorists driving with inadequate equipment could be fined more than $130. If a motorist blocks the roadway because they have inadequate equipment during a Traction Law, they could be fined more than $650.

Pets: If pets are allowed in your rental unit, you must promptly clean-up after pets, prevent excessive and prolonged barking, and keep pets from roaming the neighborhood or harassing wildlife. Control aggressive pets and be sure to abide by the local leash laws. Dogs must be on leashes when on the Summit County Recreational Pathway System. Store pet food indoors in a secure container to reduce the likelihood of attracting wildlife and pests.

Tenant/Guest Responsibility: Approved guests and visitors are expected to follow the Good Neighbor Guidelines. Be sure to read your rental agreement for additional terms and restrictions, which may include consequences for failures to abide by the Good Neighbor Guidelines.