Terms & Conditions

This lease is between the LESSEE (Guest) and LESSOR (Luther Sutter) Luther Sutter, Sole Proprietor, is the management entity that operates this unit.

Street address for this property is: 885 Four O’clock Road Breckenridge, Colorado 80424.

Reservation is not confirmed until prepaid rent is received by Lessor. Please mail a check to Luther Sutter 13208 Natural Steps Drive Roland AR 72135. If you are booking within 60 days of arrival, the entire amount is due at the time of reservation.

This is a minimal 3 day rental property ONLY unless otherwise noted. Exception Dec 20, - Jan 10, are 7 day minimum rentals only. Owner reserves the right to cancel any lease not conforming to the 7 day minimimum rule. During high season the unit may not be ready by 4 PM.

Security Deposit: In lieu of a security deposit we will hold your credit card on file. If there are damages to this unit during your stay, we will bill your credit card and send you an invoice. You agree to this by booking this unit. The balance of rent and any other fees are due 60 days before you arrive.

Check-in Time: This unit will be ready for occupancy at 4:00 PM MST. Occasionally the cleaning staff may need additional time in order to ready the home for your stay. We ask for your patience in the event additional time is needed. Please do not interrupt the cleaning staff if they are at the house. Let us know immediately if the unit has not been properly cleaned.

Check-out Time: Check-out time is at or before 10:00 AM MST. A $50 per hour surcharge will be assessed for guests remaining after 10:00 am MST on the day of check-out unless a late check-out has been approved in writing in advance. Late check-out is not available for Saturday-Saturday stays in peak and spring break seasons.

CREDIT CARD AUTHORIZATION: Lessee understands and consents to the use of the credit card provided without original signature on the charge slip: Lessee understand that by "clicking" the check boxes on the terms and conditions page of the lease application that lessee has read the terms and conditions of this property, is bound by this agreement and has signed "electronically", and that this Credit Card Authorization cannot be revoked and will not terminate until 90 days after leased premises are vacated. Charges may include but are not limited to: unauthorized long distance telephone and TV charges; damages beyond normal wear and tear; unreturned keys, and city code violations.

Damage: Please report any damage or failure of maintenance noticed upon arrival immediately. If damage is not reported, your credit card may be charged for the cost of the repair.

Severe Weather:

We do not refund rents or deposits lost due to cancelled or shortened stays because of weather. Departures due to inclement weather do not warrant refund of rent or deposit. Blizzards may disrupt or close air travel and interstate traffic. Plan accordingly.

Trip Interruption and Trip Cancellation Insurance Coverage is available for weather-related problems and a host of other events but must be purchased before a storm is forecasted or predicted, or health issue occurs.

CANCELLATION POLICY:

Cancellations that are made more than sixty (60) days prior to the check in date will be subject to a cancellation fee of $500.00. Cancellations that are made within sixty (60) days of the check in date are subject to the full advance payment without refund. Any Changes that are made more than sixty (60) days prior to the check-in date will not be penalized. Any Changes made within sixty (60) days of the check-in date that result in shortened stay, change of dates, and change of location or unit, may result in loss of entire advance payment. No refund will be made due to cancellations and early departures due to inclement weather.

Pets: No pets are permitted. If any evidence of a pet(s) is found in the house, you will be asked to vacate immediately with no refund of rent.

Parking: You may park up to 2 cars in the parking area. You may not block the common driveway that serves our unit and the adjoining unit. No RVs may be parked in the driveway or hooked up to the house. Do not park in any area not clearly designated as paved parking area. Caution: parking on Four O'clock Road is prohibited by the Town of Breckenridge.

Age Requirements: We do not rent to vacationing students or singles under 25 years of age unless accompanied by an adult guardian or parent who agrees to be responsible. No chaperoned groups for spring break or graduation trips.

Maximum Occupancy: The maximum number of persons permitted is limited to Ten (10)... VIOLATION OF THIS PROVISION SUBJECTS LESSEE TO SIGNIFICANT ADDITIONAL CHARGES WHICH ARE NECESSARY TO PROTECT THE LESSOR. No exceptions shall be permitted without prior approval and additional fees may apply. Violation of maximum occupancy will result in immediate eviction with no refund of rent or damage deposit. In the event the LESSEE allows the premises to be occupied by more than ten persons, the Lessee shall be responsible to pay the LESSOR the sum of one hundred dollars ($100) per person in excess of 10 persons per day for each day the LESSEE allows the premises to be occupied by more than 10 persons.

Cleaning No daily maid service is provided. A one-time set up of linens, bath towels, garbage liners, paper towels, bath soap and toilet paper is included. Vacuum cleaner, brooms, etc are in the home should you need them. Do not remove towels or linens from house.

Trash: Leave trash in the containers provided in the garage. Do NOT leave the trash containers outside.

Grills and Grilling – A gas grill is on the balcony. Be safe: Do NOT leave the grill unattended. When you finish using the grill, be sure to turn propane off.

This is a Multi-Level home with balconies and stairs. Hot tub, balconies and stairs present an inherent danger. You are accepting full responsibility for the safety of renting parties and all guests; you agree to supervise children to ensure their safety. CHILDREN UNDER THE AGE OF 16 MUST BE SUPERVISED ALL THE TIME IN THE HOT TUB AREA. Raymond Harrill and Luther Sutter assumes no responsibility for any accident or injury in connection with such use. Persons using the hot tub agree with the Owners for and in consideration of the use of the hot tub, to make no claim against the owners for or on account of any loss of life, personal injury, or damage to or loss of personal property.

The owner can not guarantee the ski in ski out with the ski run and lifts operated by Breckenridge.

Other Terms and Conditions:

1) LESSEE assures LESSOR that the tenants will observe all terms and conditions.

2) Falsified Reservations – Any reservation obtained under false pretense will be subject to loss of rental money for agreed liquidated damages, (which shall not preclude collection of any other damages to which the lessor is legally entitled) and the lessee will not be permitted to check-in or the lessee will be evicted with loss of all funds.

3) LESSEE assures LESSOR that any tenant who violates any of the terms of this Lease shall be immediately denied occupancy and shall remedy any damages or other expenses, which are caused by the tenant and/or the tenant's guest(s). The Law of the State of Arkansas applies to this agreement, and the parties agree that the exclusive forum for any breach of this agreement is in the Circuit Court of Saline County, Arkansas., and no other. This agreement shall not be construed against the Lessor. Lessor reserves the right to provide an invoice and charge the credit card on file for any such damages, and/or refuse rental or to discontinue occupancy if in lessor's judgment occupancy of the unit is detrimental to the property.

4) LESSEE and/or their guests shall not disturb, annoy, endanger, or inconvenience neighbors, nor use the premises for any immoral or unlawful purposes, nor violate any law or ordinance, nor commit waste or nuisance on or about the premises.

5) LESSEE agrees that any tenant illegally using drugs or allows others to illegally use drugs on the premises, or who violates any law governing use or misuse of drugs, state or federal, will be immediately evicted.

6) LESSEE agrees that he/she will keep the leased premises clean and free of trash, garbage, and other waste; and all pipes, wires, glass, plumbing and other equipment and fixtures in the same condition as at the beginning of, or put in during the term of the lease, reasonable wear and tear, and damage by unavoidable fire and casualty excepted.

7) LESSOR does not guarantee televisions, appliances, etc. No refund or rate adjustment will be made for mechanical failures. In case of breakdown, LESSOR will strive to repair it as soon as possible after being notified by lessee of the problem. Report any problems to Pamela at 501.952.9459.

8) LESSEE agrees not to paint, change locks, or make alterations to the property.

9) LESSEE is responsible for any and all damages that occur to the property or its contents by lessee or any other member of your group, individually or collectively, while you are the registered occupant of the property. LESSEE agrees to indemnify and hold LESSOR harmless from all liability, loss or damage arising from any cause on the premises by the LESSEE, or guests arising from any carelessness, neglect, or improper conduct of any persons entering, occupying or visiting the premises. Lessee assumes all risks and liabilities for any damage done to person or property, agents, employees, or visitors occasioned by the present or future condition of the premises, both latent and manifest. LESSOR will not be responsible for accidents or injuries to guests or loss of money or valuables of any kind.

10) Upon 24 hours notice, LESSEE shall make the premises available to LESSOR (or his agent) for the purpose of inspection, repair, or management. In an emergency, LESSOR (or his agent) may enter the premises at any time without securing prior permission from LESSEE.

11) LESSEE may not let, sublet or assign this lease without prior consent of the LESSOR.

12) If LESSEE abandons or vacates the premises, LESSOR may at his option terminate this lease, enter the premises, and remove all property.

13 In the event that any action shall be commenced by either party arising out of, or concerning this lease or any right or obligation derived there from, the prevailing party shall be entitled to an award of attorney's fees as fixed by the Court in addition to all relief at law or equity.

14) Either party may terminate this lease in the event of a violation of any provision of this lease by the other party in the manner and as provided by law.

15) LESSEE assumes full responsibility for fulfilling the terms of the lease, and assures the LESSOR full recourse for the payment of any amount outstanding from the total amount due in accord with the terms as stated above including any outstanding or unpaid charges that are the responsibility of the LESSEE.

16) Any use of this property other than standard lodging use must be authorized by LESSOR. (i.e. no parties or receptions absent prior approval).

17) Written Exceptions – Any exceptions to the policies contained within this agreement must be approved in writing in advance by LESSOR.

Check-Out Procedures

Please follow the check-out procedures so we can prepare the house for the next guest who will arrive within hours after you leave. If you leave the unit in great shape, the next family will have access to it on time. Most of our guests follow these rules. For the exceptions, take notice that a $50 fee per hour or per incident (whichever applies) will be charged to your credit card on file.

Check-out time is by 10:00 am MST. Our cleaners arrive at 10:00 am to start cleaning.

1. Please place all used towels, wash clothes and dish towels (soiled linens) in the tub or shower area of each bathroom. Please do not leave wet towels on the floors.

2. Strip Futon sheets if used. Place sheets in nearest bathroom shower or tub.

3. Leave beds unmade that have been used.

4. Place all soiled dishes in the dishwasher and start the dishwasher prior to departure. Use dishwasher detergent only.

5. Please wipe down Kitchen Countertops.

6. Please wipe out the Microwave.

7. Remember to turn off coffeemaker, empty unused coffee and discard grinds if used.

8. Empty the refrigerator and freezer and place in trash receptacles in garage.

9. Return indoor and outdoor furniture to original position.

10. Remember to close garage door

11. Please turn off all lights, and electronic devices.

12. Leave the thermostats at 68 degrees. Do not turn units off.

13. Close and lock all windows and doors.

14. Please leave both keys on kitchen counter.

15. Please leave the home neat and orderly to avoid additional charges. If the cleaning crew finds that the home has been left excessively dirty, you will be billed for the additional cleaning time at a rate of $50 per hour.

In order to prevent additional charges to your credit card on file, the following must occur:

a) No damage is done to the home or its contents, including linens.

b) No items are removed from the home or are missing upon the inventory check.

c) All garbage and trash is placed in trash cans. Do not leave trash cans outside of garage so as not to attract bears.

d) Dirty dishes are placed in the dishwasher, use DISHWASHER DETERGENT ONLY and start the dishwasher. Dishwasher detergent is provided.

e) There is no sign of unauthorized pets. We have a firm no pet policy!

f) House is left in neat condition

g) Occupancy is not exceeded

h) There is no evidence of smoking in the house, and cigarette butts are not left on the decks, in the yard, etc.

Damages: You are responsible for any and all damages that occur to the property or its contents by you or any other member of your group while you are the registered occupant of the property, as well as all consequential damages incurred. In lieu of a security deposit, we will keep your credit card on file as a security deposit. If we discover that there has been damage to the property or its contents while you are the occupant, we will capture an amount from your credit card to cover the estimated cost of repairs. The amount we capture will be an estimate and will probably be more than the actual cost of repairs. We will provide a statement of the damages and the cost of the repairs after they have been completed. If you damage the Unit or its contents such that the Unit is not available for rent, you will be responsible for the sum of $500.00 per day or the amount of rent lost, which ever is greater. If there is a refund due, it will be returned to the credit card after all repairs have been made. If the cleaning company detects any evidence of smoking in this home, you will be billed an additional $200 to deodorize the home.

Luther Sutter