Terms and Conditions

PARK CITY RESORT PROPERTIES, INC.

HOUSE RULES POLICIES AND PROCEDURES

30% (thirty percent) deposit of the total rental cost is due at the time of booking.  The remaining balance is due 30 days before the date of arrival. The credit card provided at the time of booking will be charged for the remaining balance 30 days prior to arrival.  If you wish to use a different card or payment method, please call our office one week prior to the due date of your final payment with the information.

Cancellation Policy  -   Cancellations must be made by calling 435-655-7025.  The 30% (thirty percent) deposit will be refunded less a $55 (fifty five dollars) administrative fee if cancellation is received more than 60 days prior to the arrival date.  Cancellations received between 60 days and 30 days of arrival date will forfeit the entire 30% (thirty percent) deposit.  No refund will be given for cancellations within 30 days of arrival date.

HOUSE RULES

1.     Check in and check out times - Check in time is 4 PM and check out time is 10 AM unless other arrangements have been made with Park City Resort Properties, Inc.  Please adhere to these times.

2.     Tenant’s Responsibility - We ask that each unit be treated as if it were your own. Your unit should be clean when you arrive. Please report anything found that is not in acceptable condition.  If we have not heard from you within two hours of your check in, we will assume you found it in acceptable condition. Linens and towels are provided with our units and the beds are made. Before you leave, please wash and put away all dishes, remove all food from refrigerator and cabinets and take out the trash.  There is a trash bin located in the back of the unit.  Please strip beds that were used and leave all linens on the floor.  Please leave all used towels, washcloths, and bathmats on the bathroom floors.  Lock all outside doors and return keys to the lock box.  The property will be inspected when you vacate and if any damage is discovered, you will be notified, and cooperate in filing a claim with CSA Damage Protection Insurance.

3.     Unit furnishings and equipment - All units are equipped with appliances and are furnished with dishes, glasses, eating and cooking utensils, etc. Each unit is privately owned and furnished to reflect the owner's taste. Every effort has been made to insure the accuracy of these unit descriptions. Many units provide a TV and/or DVD/VCR, some with cable or satellite. All equipment in our units should be in working order. Please report any inoperative equipment to our office promptly. Every effort will be made to resolve the problem as quickly as possible. The equipment is not guaranteed and there will be no refund for malfunctions. Park City Resort Properties, Inc. cannot be responsible for changes in equipment or furnishings but we reserve the right to make necessary changes.

4.     Hot tub – Please shower before using the hot tub.  Body oils, oils from lotions, etc. can decrease the efficiency of the filter and cause cloudy water and foam.  If the water begins to get cloudy during your stay, please contact our office.  Do not use glass bottles or glassware in or near the hot tub.  Any broken glass in or around the hot tub will force the closure of the hot tub and require draining and cleaning of the spa. 

5.     Owners Closet – Any locked closets are reserved for the storage of the owner’s private property.  These areas are not included in the rental.

6.     Clubhouse Access – If you have Bear Hollow Village clubhouse access, you must abide by all of the Homeowner’s Association rules.  The tenant shall agree to abide by all Homeowner’s Association rules regarding use of the clubhouse. These rules are posted in the Bear Hollow Village clubhouse.

If there is any damage caused by the tenant to the clubhouse property, tenant will be responsible for paying all applicable repair costs.

The clubhouse has a video surveillance system to monitor all activity.

Upon departure, tenant will leave clubhouse access card in the unit.  Tenant will be charged $200 (two hundred dollars) for each access card not returned to the unit upon departure.

7.     House Phone – House telephone may be used for local calls within Park City.  Most units have long-distance blocks on the phones.  Any long distance calls must be made with your calling card or charged to your own home phone.  You will be responsible for any long-distance charges made to the phone during your stay.

8.     Smoking and Pets – Please DO NOT smoke in the unit.  Any evidence found that smoking occurred in the unit will result in a charge of $250 (two hundred fifty dollars) to the credit card used to make final payment on the rental reservation.  Pets are NOT permitted.  Any evidence of pets in the unit will result in a charge of $250  (two hundred fifty dollars) to the credit card used to make final payment on the rental reservation and EVICTION from the unit.

9.     Emergency Contact – If you need to contact us if there is an emergency or problem, please call 435-655-7025.  An after- hours number will be given on the answering service if you call after business hours.

SHORT TERM RESIDENTIAL LEASE AGREEMENT

RECITALS

NOW, THEREFORE, in consideration of the rents, covenants and agreements herein contained, Landlord hereby leases to Tenant, and Tenant takes from Landlord the “Leased Premises” described herein at the rental and upon the terms and conditions stated herein.

Use of Leased Premises

Tenant shall have peaceful and quiet use of the Leased Premises for the exclusive use and occupancy as a single-family personal residence, and neither the Leased Premises nor any part thereof shall be used at any time during the term of this Lease by Tenant for the purpose of carrying on any business, profession, trade of any kind or for

any purpose other than as a single-family personal residence.

Tenant shall comply with all present and future laws, ordinances, regulations of duly constituted public authorities (federal, state, county, municipal or otherwise), covenants, conditions and restrictions (“CCCRs”), homeowner association rules, house rules, or any other lawful restriction in any manner affecting the Leased Premises during the term of the lease.

Tenant shall not commit or suffer to be committed any waste, or damage on the Leased Premises, beyond reasonable wear and tear.

Tenant shall not commit or suffer to committed any public or private nuisance or any other act or thing, which may disturb the quiet enjoyment of occupants of nearby premises

Tenant shall maintain the Leased Premises in a reasonably neat, clean and safe condition.

All members of Tenant’s family and persons invited on the Leased Premises by Tenant must comply with the provisions of this Section 4, and Tenant shall be responsible when said persons fail to comply.

Security Deposit Protection Plan  

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 $3,000 (Three thousand dollars).  Any damages that exceed $3,000 (Three Thousand Dollars) 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 $3,000 (Three Thousand Dollars). 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 Park City Resort Properties, Inc., any amount payable under the terms and conditions of the Security Deposit Protection.  Please contact Park City Resort Properties, Inc. directly if you do not wish to participate in this plan or assignment. 

Tenant shall return possession of the Leased Premises to Landlord in the same condition as received, cleanliness included, reasonable wear and tear accepted.  Tenant shall be responsible for and shall pay Landlord for the repair or replacement costs of any damage to the Leased Premises not covered under the Security Deposit Protection Plan.  Tenant agrees to surrender the Leased Premises at the termination of this Lease in the same condition as received, ordinary wear and tear excepted.

Number of Occupants   The maximum occupancy for the property may not be exceeded.

Alterations   Tenant shall not make or suffer or allow to be made any structural changes or alterations to the improvements on the Leased Premises, nor shall Tenant construct or suffer or allow to be constructed any building and/or structure of any kind upon Leased Premises.

Liability of Landlord and Tenant Insurance   Landlord shall not be liable for any death or personal injury to persons or for any damage or loss to property caused by Tenant, other persons, the elements, fire, theft, or other catastrophes.  Furthermore, Tenant shall indemnify, save, and hold harmless Landlord from any claims, causes of action, demands, damages, losses, costs, expenses, attorney’s fees, and compensation whatsoever for any death or personal injury to persons or for any damage or loss to property arising out of Tenant’s use of the Leased Premises.

Dangerous Materials   Tenant shall not keep or have on the Leased Premises any article or thing of a dangerous, inflammable, or explosive character that might unreasonably increase the danger of fire on the Leased Premises, or that might be considered hazardous or extra-hazardous by any responsible insurance company.

Default and Remedies   Failure of Tenant to Observe or perform any of Tenant’s covenants, agreements or obligations, hereunder, shall constitute a default and a breach of this Lease.  In the event of default hereunder, Landlord shall have all the rights and remedies available under the laws of the State of Utah in effect, including, but not limited to, Landlord’s option to terminate the Lease, re-cater the Leased Premises, re-let the Leased Premises and remove all persons and property there from. 

The rights and remedies of the Landlord shall not be mutually exclusive, but shall be cumulative in all effects.

Entry Upon Leased Premises   Tenant shall permit Landlord and Landlord’s agents to enter into and upon the Leased Premises at all reasonable times for the purpose of inspecting, repairing, and maintaining the Leased Premises, and all buildings, fixtures and improvements appurtenant thereto.

Assignments Subletting   Tenant may not sublease or assign the Leased Premises.  Any attempted sublease or assignment shall be void and constitute a default of this Lease by Tenant.  In such case, Landlord at Landlord’s option may terminate this Lease and in any case this Lease shall not be treated as an asset of Tenant.

Smoking and Animals   Smoking and the keeping of domestic animals on or about the Leased Premises by Tenant are hereby prohibited without the prior written consent of Landlord.

Surrender of Leased Premises   Tenant, upon expiration of the term of this Lease, or upon the sooner termination thereof, shall promptly and peaceably quit and surrender said Leased Premises in as good condition as the same may be when possession thereof was delivered to Tenant, reasonable wear and tear excepted.

Cleaning Fee   Upon execution of this Lease, Tenant has authorized Landlord to charge a fee of __One hundred twenty five_ and 00/100 Dollars ($__125.00 ___) for the cleaning of the Leased Premises after the termination of the Lease.

Abandonment and Surrender   Tenant shall not vacate or abandon the Leased Premises at any time during the Lease term, and if Tenant shall abandon, vacate or surrender the Leased Premises, or be disposed by process of law, or otherwise, Landlord may enter the Leased Premises by any means without being liable for any prosecution thereof, re-let the Leased Premises, and any personal property belonging to Tenant and left on the Leased Premises shall be deemed to be abandoned at the option of Landlord.  Landlord may store and dispose of any such abandoned property according to law.

General Provisions

Waiver of Forbearance

No delay or omission in the exercise of any right or remedy of Landlord on any default of Tenant shall impair such rights or remedy or be construed as a waiver or any other default concerning the same or any other provision of this Lease

No waiver by Landlord of any breach by Tenant of any obligations, agreements or covenants hereunder shall be a waiver of any subsequent breach of any other obligation, agreement or covenant.

Nor shall any forbearance by Landlord to seek any remedy for any breach by tenant be a waiver by Landlord or Landlord’s rights and remedies with respect to such or any subsequent breach.

Costs and Expenses of Enforcement    In the event of the failure of either party hereto comply with any provisions of this Lease, the defaulting party shall pay and all costs and expenses including reasonable attorneys’ fees, arising out of our resulting from such default, or in obtaining possession of the Leased Premises, or in pursuing any remedy hereunder, or by the laws of the State of Utah, whether such remedy is pursued by filing suit or otherwise.

Severability   In the event that any condition covenant or other provision herein contained is held to be invalid or void by any court of competent jurisdiction, the same shall be deemed severable from the remainder of this Lease Agreement, and shall in no way affect any other covenant or condition herein contained.  If such condition, covenant or other provision shall be deemed invalid due to its scope or breadth, such provision shall be deemed valid to the extent of the scope or breadth permitted by law.

Entire Agreement   This Lease contains the entire agreement between the parties.  No promise, representation, warranty, or covenant not included in this Lease has been or is relied upon by the parties to this Lease.

Amendments   This lease may be modified only by a writing signed by the parties at the time of the modification.

Covenants and Conditions   Each provision of this Lease performable by Tenant shall be deemed to be both a covenant and a condition.

Binding Effect   Subject to any provisions hereof restricting assignment of subletting by Tenant, this Lease shall bind the parties, their personal representatives, successors, and assigns.

Captions   The Captions to the various sections and paragraphs of this Lease are for convenience and ease of reference only, and do not define, limit, augment, or describe the scope, content, or intent of this Lease or any part or parts of this Lease.

Time    Time is of the essence of each term, provision and covenant of this Lease.

Counterparts   This Lease agreement may be executed in two or more counterparts, each of which shall be deemed an original, but all of which shall constitute one or the same instrument.

Gender and Number    The singular number includes the plural whenever the context so indicates.  The neuter gender includes the feminine and masculine, the masculine includes the feminine and neuter, and the feminine includes the masculine and neuter, and each includes corporation, partnership, limited liability company and other legal entity when the context so requires.  The word “person” means person or persons or other entity or entities or any combination of persons and entities.

Governing Law, Jurisdiction and Venue    The laws of the State of Utah will govern the validity, performance, and the enforcement of this Lease.  Jurisdiction and venue for the enforcement of this Lease shall be found in the courts of Utah County, State of Utah.