Rockin R Ranch

Reservation Policies/Rental Agreement

Be sure to read over these terms and conditions of this Bear Lake Premier Cabins & Property Management, Inc. (“BLPC”) Reservation Policies / Rental Agreement (“Agreement”) and make sure that everyone in your party is aware of them. The contracted renter signing below (“Guest”) assumes responsibility for compliance with the terms and conditions stated herein, and with other policies and procedures provided to Guest by BLPC, and for all acts and omissions of the entire party using the rented premises (“Premises”) during the rental period.

Rental Acknowledgment

Guest acknowledges and understands that he/she is a licensee of the owner of the Premises (“Owner”) and not a tenant; and that he/she is not acquiring any interest in the Premises. Guest further understands and agrees that Owner is an intended third-party beneficiary of this Agreement. It is understood that the Premises is privately owned, including the furnishings. BLPC reserves the right to refuse service to anyone. Verification: A copy of your driver’s license is required prior to your entering the property.

Check in/Check out

Guest understands and agrees that check in time is after 4:00 pm at the rental office. Every attempt is made to have the Premises prepared for check in at that time, but access to the Premises is given only after the Premises has been inspected and cleaned. Due to last minute bookings and the frequency in which our customers choose to extend their stay, BLPC cannot commit to allowing an early check-in. Please feel free to check with us on the day of your arrival and we will be happy to accommodate you if the Premises are ready. No one may request access to the property except the Guest; unless prior arrangements have been made. Check out time is no later than 10:00 a.m. There may be certain times when we may allow an exception, but prior arrangements must be made. An additional night stay will be charged for late checkouts.
Guest understands that no refunds will be given if Guest depart the Premises early or otherwise shortens his or her stay.

Pets

There is a strict no pet policy in the Premises! Please do not disregard this policy, as it will result in an additional fee. Out of respect for the Owner and those with allergies, we cannot make an exception no matter how small or well behaved the pet. If evidence of a pet is discovered, Guest will be responsible for the costs of fumigating and deep cleaning the Premises for fleas, cleaning and repair of any damaged property. This charge is never less than $500 and can be more depending on damages. (Pets are not allowed outside the Premises either).

Minimum Age Requirement

Guest must be of “legal and responsible age” to rent the Premises. Guest must be 21 years or in some cases 25 in order to rent or make a reservation. (Of course, teenagers & children are welcome to stay with a supervising adult Guest). Guest must remain with the rental party throughout the entire rental period.

Use of the Premises and Indemnification

Guest assumes all risks associated with the use of the Premises by Guest or any other person in Guest’s party using the Premises during Guest’s rental period. Guest understands that he or she is solely responsible for any damages, injuries, claims, losses, or other harms of any sort, known or unknown, foreseen or unforeseen, to any person or property, relating to or arising from the use of the Premises by Guest or any other person in Guest’s party using the Premises during Guest’s rental period. Guest shall inspect and be familiar with proper use and application of all appliances and other items of personal property in the Premises prior to using them. Guest hereby agrees to INDEMNIFY and hold harmless Owner, its members, officers, employees, and agents, and BLPC, its owners, officers, employees, and agents, from any and all damages, injuries, claims, judgments, or other harms of any sort, including but not limited to damages asserted by the applicable homeowners association or other third parties, relating to or arising from use of the Premises by Guest any other person in Guest’s party using the Premises during Guest’s rental period. Guest assumes the risk of damages, injuries, claims, losses, or other harms of any sort, including losses to the applicable homeowners association or other third parties, relating to or arising from use of any of the common areas associated with Premises (including but not limited to pools, hot tubs, stairs, parking areas, patios, pavilions, etc.) by Guest or any other person in Guest’s party using the Premises during Guest’s rental period. Guest hereby agrees to INDEMNIFY and hold harmless Owner, its members, officers, employees, and agents, and BLPC, its owners, officers, employees, and agents, from any and all damages, injuries, claims, or other harm of any sort, including but not limited to claims asserted by the applicable homeowners association or other third parties, relating to or arising from the use of any of the common areas associated with Premises by Guest or any other person in Guest’s party using the Premises during Guest’s rental period.

Guest agrees to use the Premises in a manner that does not disturb or offend neighbors or other residents. The Premises has been designed for individual and family use only. In the event use of the Property by Guest or his or her party results in a nuisance or disturbance, Guest and his or her Party will be asked to leave immediately without refund. This policy is enforced without exceptions.

House Parties are not allowed under any circumstances. If the Premises are booked for a house party without BLPC’S knowledge, Guest’s rental period will be terminated immediately without a refund and an immediate MINUMUM $500 fine will be charged.

Guest’s party is not allowed to hookup Campers, RV’s, Travel Trailers and Motor Homes to the Premises. Should BLPC find a hookup, Guest’s rental period will be terminated immediately without a refund. There are several RV Parks in town to accommodate those wishing to stay in their RV, Motor Home, Travel Trailer or Camper. If you need more information about RV Park’s please let us know.

Guest shall not move or rearrange the furniture or contents of the Premises.

Alcoholic Beverages/Illegal Drugs

Consumption of alcoholic beverages in rental units is limited to persons of legal age. Guest understands that excessive drinking of alcohol or intoxication is prohibited. Illegal drug use is strictly prohibited. (Violations of this policy will result in Guest being required to vacate the premises without refund).

Damage/Theft

Guest agrees to leave the Premises in the same condition as he or she found them, in a generally clean, undamaged condition. Guest agrees to be fully responsible for all damages to the Premises, common areas associated with the Premises, or any other properties in the same gated community as the Premises, regardless of whether such damage was intentional or accidental, caused by Guest or any other person in Guest’s party using the Premises during Guest’s rental period. Guest hereby authorizes the credit card on file to be charged for the cost of repairing or remediating any damages described in this paragraph.

Guest also authorizes BLPC to charge any expenses related to intentional or reckless damage, cleaning of the unit beyond normal wear and tear, or related to theft. If at any time the housekeeping crew is required to clean up an unexplainable mess, Guest will be charged a double cleaning fee. Missing or damaged items from the Premises will be replaced at current retail value plus a minimum $100.00 service fee charged to the Guest.

Fires

No fire pits shall be constructed on properties that don’t have them, and no outdoor fires of any kind shall be permitted outside of existing fire pits or at properties that do not have fire pits. If Guest adds a fire-pit to the Premises or any of the common areas associated with the Premises, Guest will be in violation of this Rental Agreement and will be required to vacate the Premises without refund and pay charges of at least $50.00 to dismantle the fire pit. The indemnification provisions of this Agreement are applicable to damages or injuries arising from the use of fires on the Premises or any common areas associated with the Premises.

Garbage Removal

All garbage must be bagged in trash bags provided and taken to the nearest dumpsters prior to departure. Failure to remove all garbage from the Premises will result in assessment of additional charges of at least $20.00 or more depending on amount of garbage left behind.

Right of Entry

BLPC reserves the right to enter the Premises at any time to investigate disturbances, check occupancy, check damages, and make repairs as BLPC deems necessary. BLPC will attempt to notify Guest when service/repair entry is to take place.

Minimum Stays

BLPC has a three-night minimum charge on all reservations. (Minimum night charge may be reduced to two nights in the off-season).

Payment

A payment of 50% of total balance is required at the time of reservation. The remaining 50% is due 30 days prior to check-in. No check – ins will be allowed if a balance is owed.

Cancellation Policy

100% refund of amount payable if you cancel 60 days prior to arrival
50% refund of amount payable (minus the service fee) if you cancel 31 days prior to your arrival
No refund if you cancel 30 days or less prior to your arrival.
(No discounts for late arrival or early departure.)
*All reservation deposits made with a credit card are subject to a 3% credit card processing fee if refunded due to a cancellation, regardless of when the reservation is canceled. Any changes to a reservation after it has been made will incur a $25 change fee and can only be made up to 45 days of check-in date.

Damage Deposit

Guest agrees to leave a credit card on file at time of check-in as a security deposit for any damage to the property or its contents. Guest agrees the credit card on file may be used to pay for any damages to the Premises, its furnishings and equipment, during the Guest’s rental period or any items missing from the Premises after Guest’s stay. If the card on file cannot be processed for any reason Guest must provide payment for damages by another means. Should a dispute arise regarding payment of any damages or any indemnification as provided for in this Agreement, the prevailing party shall pay any and all costs associated with such dispute including, but not limited to, reasonable attorney fees and other court costs. BLPC does not want to charge your credit card for additional charges. However, we must protect our homeowners. Please work with us to guarantee that the Premises are left in the same condition as when you arrive. Upon arrival, please report any damages, shortage of supplies, or housekeeping issues immediately. We can be contacted at (435) 565-6006.

Property Protection Program

Our properties and their contents are valuable and reasonable care should be taken with them during their rental. Our company, including the participating rental property homeowners we represent (“we”, “our”, “us”), is an additionally-insured participant in a Property Protection Program that reimburses certain costs for unintentional accidental damage to our properties during their rental occupancy. With our participation in this Program, except in certain circumstances, we may not collect and hold refundable pet, damage, or security deposits. We charge renters a non-refundable administrative fee to defer our costs for Program participation. If, during a renter’s occupancy, the renter or a member of renter’s party or renter’s guest causes any damage to real or personal property of our rental property as a result of unintentional accidental acts or omissions, the renter must notify our property management office at that time, and before check-out. For rentals that exceed the coverage limits of the Program, we may collect a supplementary refundable (net of any damage reimbursement) security deposit from renter upon check-in. Renter is liable to us for any damages caused by the renter or a member of renter’s party or renter’s guest that are not reimbursed to us or exceed the maximum per-incident limit of our coverage, and the credit card on file and/or any collected security deposit will be charged. If the renter wishes to pay a refundable (net of any damage reimbursement) damage security deposit, renter must notify us before check-in. Special or large event and/or pet deposits may be charged in certain situations.

Owner’s Closet and Garage

The Premises has a locked private Owner’s closet and private garage that is not part of Guest’s rental and Guest agrees not to disturb or tamper with the closet or garage.

Occupancy

Premises occupancy is to be limited to the maximum number allowed for that property. Occupancy numbers are established based on fire and safety codes. We do not charge based on number of occupants. The occupancy rate is there solely for safety reasons. If it is discovered that more than the maximum number of occupants allowed are “staying” on the Premises, additional individuals in Guest’s party will be asked to leave immediately. If Guest, or the additional members of Guest’s party, fail to comply, all members of Guest’s party will be asked to vacate the Premises without a refund. (To clarify: “staying” and “visiting” the Premises are two separate things. A visitor does not count against the maximum occupancy and would be considered someone who is not staying overnight on the premises. Extra visitors are fine, although we ask you not to over crowd the Premises with visitors either).

Supplies

BLPC will provide Guest with a variety of complimentary and non-refillable items such as soap, dishwasher detergent, toilet paper, trash bags, and paper towels. The Premises is also supplied with linens and towels, as well as kitchenware and utensils. All linens, towels, kitchenware, and utensils are inventoried upon check out. The Guest will be charged for any missing/damaged items. There are washers and dryers on the Premises. Feel free to use them to wash any linen’s during your stay.

Key Return

(Applicable to properties with keys only). Leave keys on kitchen counter at check out and shut the door behind you. The cleaners will be right behind you to collect the keys. Guest will be charged a minimum of $25.00 for the costs of re-keying or replacing of the lock if all keys are not returned at time of check out.

KeyFOB

(Applicable to properties with keyfobs only). Leave the keyfob on the hook within the property upon check out. There will be a $100 fee to replace any lost keyfobs.

Smoking/Fireworks

We have a strict no smoking policy in the Premises! Smoking is allowed outside on the porches and decks but not inside the Premises. (Please do not disregard this policy, as it will result in fine of at least $500.00.)

No firearms, firecrackers, fireworks or explosives of any kind are allowed to be discharged in or outside the Premises or any common areas associated with the Premises including the beach. Repairs to the Premises or common areas caused by the use of any of these items will be billed to the Guest.

Items Left in Unit

Please make sure you get all your personal items when leaving the Premises. If you leave something at the Premises, please call the office immediately and we will try to locate it for you. We cannot be responsible for any personal items left in the Premises. A $25.00 service charge is required if you request us to pick up and ship any items left in the Premises. Shipping and service charges must be paid in advance before items will be sent.

Pool Hot Tub and Common Area Usage

As set forth above, Guest assumes all risks associated with using of the pool, hot tub, gym, tennis court, beach areas, and other common areas associated with the Premises. Guest understands that there is no lifeguard on duty at such common areas. Guest agrees that Guest and all other members of Guest’s party using the Premises during Guest’s rental period will comply with all Rules and Regulations regarding use of the common areas promulgated by the applicable homeowners association. The indemnification provisions stated above apply to all damages or injuries of any sort, including claims asserted by third parties, relating to or arising from use of any common areas by Guest or any other person in Guest’s party using the Premises during Guest’s rental period.

Hot tubs will be inspected after each rental. Cover should remain on the hot tub at all times when not in use. Certified hot tub cleaners check and sanitize the hot tubs prior to each guest arrival. Owner and BLPC are not responsible for injury while using hot tubs. Please consult your physician before entering any hot tub. Pregnant women are advised not to use hot tubs. DO NOT ALLOW CHILDREN TO PLAY IN THE HOT TUBS OR BE LEFT ALONE FOR ANY REASON. Do not wear jewelry in hot tubs. We are not responsible for any damage or loss of jewelry of any kind. Do not bring food or drink into the Hot tubs. Please shower before entering hot tub. Damage to any hot tub cover will result in a $350.00 charge. Broken latches will result in a charge of $35 per broken latch. Guest is not to drain hot tub. If there is a problem with the hot tub, notify BLPC immediately so that it can be taken care of.

READ AND FOLLOW ALL HOT TUB SAFETY INSTRUCTIONS

1. WARNING- To reduce the risk of injury, do not permit children to use this spa unless they are closely supervised at all times.
2. DANGER- Risk of Accidental Drowning. Extreme caution must be exercised to prevent unauthorized access by children. To avoid accidents, ensure that children do not use this spa unless they are supervised at all times.
3. DANGER- Risk of Electric Shock. Do not permit any electric appliance, such as a light, telephone, radio or television within 10 feet of spa.
4. Always enter and exit the spa slowly and cautiously. Wet or icy surfaces can by slippery.
5. Do not use the spa alone.
6. People with infections, skin sores or open wounds DO NOT use the spa.
7. It is recommended that people shower before and after using the spa in order to keep the spa operating cleaner, and to rinse off spa water chemicals.
8. DO NOT attempt to service the spa in any way. Contact BLPC immediately in the event of a problem.
9. DO NOT HAVE FOOD OR DRINK IN SPA. Do not have glass containers in or around the spa.
10. Never walk, climb, play or jump on the insulated cover of the spa. Never use the spa unless the cover has been completely removed. Do not rely on the cover as a safety cover for children. Children must be supervised when they are in or around the spa.
11. Water should never exceed 103°. Lower water temperature should be used for young children and when spa use exceeds 10 minutes. Always check temperature by hand before climbing all the way in.
12. During pregnancy, hot water may cause damage to the fetus. Pregnant or possibly pregnant women should limit spa use and use lower water temperatures.
13. The use of alcohol, drugs or medication before or during spa use may lead to unconsciousness with the possibility of drowning.
14. Persons using medication should consult a physician before using the spa since some medication may induce drowsiness while other medication may affect heart rate, blood pressure, and circulation.
15. Persons suffering from obesity or with a medical history of heart disease, low or high blood pressure, circulatory system problems, or diabetes should consult a physician before using spa.
16. Should nausea, dizziness or headache occur, leave the spa immediately. Cool the body by taking a cool shower or apply cold towels. Seek medical attention if symptoms persist.
17. HYPERTHERMIA occurs when the internal temperature of the body reaches a level several degrees above the normal 98.6. Symptoms include an increase in internal temperature of the body, dizziness, lethargy, drowsiness and fainting. The effects of hyperthermia include (1) failure to perceive heat, (2) failure to recognize the need to exit spa, (3) physical inability to exit spa, (4) fetal damage in pregnant women, (5) unawareness of impending hazard, (6) unconsciousness resulting in the danger of drowning. WARNING: THE USE OF ALCHOL, DRUGS, OF MEDICATION
CAN GREATLY INCREASE THE RISK OF HYPERTHERMIA.

Malfunctions

BLPC does not guarantee that utilities, appliances, or amenities will not fail, but we do guarantee that repairs will be made as soon as possible. No refunds will be made due to any failures. Guest understands and agrees that there are circumstances beyond the Owner’s control, and no recourse or action can be brought against the Owner for these circumstances. For example: malfunction of plumbing or electrical, construction activity, or other situations over which the Owner has no control. Guest understands that BLPC reserves the right to move Guest to another property, if needed repairs (i.e. a/c malfunction) cannot be accomplished in a timely manner.

Should the owner of any property elect to remove their property from our rental program, the Guest shall not hold Bear Lake Cabin Rentals liable. In such an instance, the guest will be relocated to comparable accommodations determined by BLPC. We reserve the right to move Guests to a comparable property or refund the Guest the amount paid.

Falsified Reservations

Any reservation obtained under false pretense will be subject to forfeiture of advance payment, deposit and/or rental money, and the party will not be permitted to check in.

Parking

Vehicles are to be parked in designated parking areas only. Parking on the road or yard is not permitted. Any illegally parked cars are subject to towing; applicable fines/towing fees are the sole responsibility of the vehicle owner.

Speed Limit / ATV Use

All posted speed limits shall be observed within the Bear Lake development each property is located. Use of any non-licensed, non-street legal vehicles on the streets, roadways, lawns, or any other open space within each respective Bear Lake development is strictly prohibited.

Storm Policy/Road Conditions

No refunds will be given for storms. Mountain roads can be curvy and steep. Gravel roads are well maintained, however we do not refund due to road conditions. During the winter months please be aware that 4-wheel drive vehicles are recommended for all cabins and is required to access some of the cabins.

No Daily Maid Service

While linens and bath towels are included in the Premises, daily maid service is not included in the rental rate. However, this service is available at an additional charge if prearranged with BLPC. We suggest you bring your own beach towels. We do not permit towels or linens to be taken from the Premises.

Miscellaneous

This Agreement shall be governed by and construed in accordance with the laws of the State of Utah. In the event that anyone or more of the paragraphs, subparagraphs, or provisions contained in this Agreement is held by a court of competent jurisdiction to be invalid or unenforceable, that invalidity or unenforceability shall not affect any other provisions of this Agreement and the Agreement shall continue in force and effect and shall be construed as if the invalid or unenforceable paragraph, subparagraph, or provision had never been contained in this Agreement.

Privacy Statement: BLPC does not divulge Guest’s personal information to any third party without the guest’s expressed consent.

Bear Lake Premier Cabins, LLC
378 North Main #159
Layton UT 84041
(435) 565-6006
allen@bearlakepremiercabins.com