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 is 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 will automatically charge you for this instead of collecting a damage deposit.

Any keys that you received should be left on the kitchen counter.  They 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 or 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 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 repair including additional charges to security deposit to cover said charges.


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 taken out of your deposit. Please notify us of any damages.


Tenant, property manager and owners agree that the Coronavirus (COVID-19) 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 issues as directed or by default.  COVID-19 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.
If a COVID-19 issue should arise making compliance with the terms of the Terms and Conditions impossible or improbable as a result of such COVID-19 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 COVID-19 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 $15 surcharge. 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 interviewing 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 below. Any violation by having more people in the property than listed below will be subject to a charge of $250 per person per night over the occupancy as listed below. Also a surcharge of $100 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 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


Manager shall return to Tenant the deposit collected within 5 days or earlier. To the address listed on the invoice or to the credit card provided. Provided no damage is left by short term tenant. Provided there is no damage, lost or stolen items in or from the property.


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.


Management is not responsible for personal property lost or stolen from a multi-Property.


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 but not less than $900 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 $30.00 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 and taxes.

– Late arrival Check-in (after 5- p.m.) is available with advance notice and MUST BE PAID IN FULL.

-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 $100 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 will 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 received it from that your security deposit will not be returned.


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 $100 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 an all initial and 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 approximately 6.99% 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 $40 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 7.5% 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 final payment has been made. Once the insurance premium is paid, you have 10 days in which to review your policy if 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 $45 plan and $3000 for the $69 plan. Any damages that exceed $1500 for the $45 plan and $3000 for the $69 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 and $3000 for the $69 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 CSA Travel Protection and Insurance Services to pay directly [Name of Company] any amount payable under the terms and conditions of the Rental Unit Damage Protection. Please contact Rocky Mountain Resort Management directly if you do not wish to participate in this plan or assignment.

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. 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 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.

House Rules:

In the event that the Property is a portion of the building, compound, area or association containing more than one property, the Tenant will abide by any and all rules established for such areas, whether promulgated before or after the execution of this agreement, including but not limited to rules with respect to noise, odors, disposal of refuse, pets, parking and use of common areas. Tenant shall comply with all statutes, ordinances and requirements of all municipal, sate and federal authorities now in force, or which may hereafter be in force, pertaining to the premises, occasioned by or affecting the use thereof by the Tenant. If Tenant is 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.


Our properties are all non-smoking properties. ANY SMELL OF SMOKING AND YOU WILL BE CHARGED $1000 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. If you do smoke on the properties deck, you must keep the door to the property closed, and dispose of the remains in a manner that is not throwing it into common area, or putting it out on or in 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 manage 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 mean 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 licence 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.

All keys mailed to tenant must be returned to the office, left in the Property or by mail at check-out – mailed back to Rocky Mountain Resort Management PO Box 631487 Littleton, Co 80163.

Upon arriving please inspect your Property and notify us immediately if there are any problems.

All rent is subject to sales tax.

The maximum occupancy stated is strictly enforced.

Absolutely No Pets are allowed in our properties. This rule is strictly enforced.

Absolutely No Smoking in our properties. This rule is strictly enforced.

Any property that is not locked off properly may not be used in full by guest.  If you rent a specific portion of a property you must stay in that portion.  If you use the rest of the property you will be charged for using that portion and the cleaning of such.  Any failure by Rocky Mountain Resort Management not to lock off a portion of a property is not cause for guest to use any portion they did not pay for.

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 Options:

Payment of 20% and any non refundable insurance guest agreed to at booking of reservation and is non refundable and 80% will be due 60 days prior to arrival and once paid is non refundable.  Included in your payment are taxes fees and surcharges. We may deposit your reservation payment in to an interest bearing account with any interest earned belonging to RMRM.


A charge of $100 per downgrade will be assessed, if the change results in a smaller or less expensive property, based on availability. No downgrade will be accepted inside of 30 days of the arrival date. If a change is made to a larger or more expensive property no penalty is incurred; however, guest will be subject to applicable rate. The same charge shall be applied to all upgrades or downgrades made more than 10 days after the reservation date or within 30 days of the date of arrival. All upgrades and downgrades are subject to availability and acceptance by Rocky Mountain Resort Management.