OVERVIEW

The most comprehensive, uncompromising and full featured property management services in Colorado. The Summit County Mountain Retreats Sapphire Program provides comprehensive best in class services, with higher quality and better features than any other program in Summit County, all for a lower total cost than any competitor. This program is specifically tailored to high-end properties for owners who want a premium experience for their guests and for themselves. Simply Everything!

KEY CHARACTERISTICS

• Management Revenue Share of 29.95% per reservation (property must be 4+ bedrooms to enroll in Sapphire Management)

Comprehensive Program Features

• 100+ Local staff members ready to serve
• 3 to 1 owner to staff member ratio
• 30 minutes of free basic labor per bedroom included during inspection process
• Monthly accounting & payout for rental revenue
• Colorado sales tax paid on your behalf & IRS 1099 provided for easy use
• All permits and government compliance costs included
• Summit County Short Term Local Agent of Record
• Provide check-in services for all guests
• Serve all guests from first contact through the completion of their visit
• SCMR local discount program
• Customized Guest Mobile App for your property
• Client portal for tracking of reservations & accounting statements
• Receive packages and provide access to repair/delivery personnel
• Extended area service included at no additional cost
• Optional: Property bill pay services

• Marketing
  • “Best” Marketing Package Included – The all inclusive option featuring:
    • A Listing on www.scmountainretreats.com
    • Professionally managed Homes and Villas by Marriott, (Subject to approval by Marriott, Please reach out to owner relations with any questions) HometoGo, and Airbnb listings.
    • Professionally managed VRBO listing on our Premiere Partner account which means priority search result placement and increased traffic
    • General SEO, SEM and PPC strategy, Google Ad campaigns, monthly email campaigns and cart abandonment follow up
    • Distribution on the Lexicon Partner Network that includes advertising on Expedia, Hotels.com, Orbitz, Priceline, Trip.com and dozens of feeder sites
  • Annual property review based on guest feedback
  • Professional Photography Included w/ aerial shots (where applicable) and a click-through 3D Virtual Tour
    
    
• Housekeeping
  • Executive housekeeping (our best housekeepers with many years of experience)
  • Employee-based housekeeping and inspections
  • Extended time and more oversight to ensure the highest standards
  • Waste disposal
  • Housekeeping inspection same day of guest departure
  • Optional: Ivory White Bedding
    
    
• Maintenance Services
  • “Best” Maintenance Package included
  • Employee based 24/7/365 maintenance department
  • Triple the number of maintenance staff as compared to our competitors
  • Up to 4 hours of minor maintenance for newly onboarded properties
  • Semi-annual maintenance inspections included
  • Up to 5 hours of skilled maintenance per month included
  • All maintenance items $10 or less included
  • Up to $125 credit for professional level repairs per month included
  • Resolve guest satisfaction issues on-site without additional cost
  • No-charge logistical management cost for major repairs

• Protection
  • Rental agreement procured from every rental guest
  • Social media property reputation management
  • Complete access control of your property
  • Most door lock systems supported (e.g., metal key, keycard systems, web access systems)
  • Minimum primary guest age 26 or 30 (owners choice)
  • Names and ages of all guests required
  • No pets allowed
  • No large parties allowed
  • $3,000 in damage protection included (excluding normal wear and tear, $129 deductible)
  • Damage check after every guest stay
  • Weekly home wellness check during off-season included
  • Optional: Cloud based Electronic Door lock
  • Optional: Video monitoring of the exterior if permitted and wiring allows (2 cameras Nest Cam HD quality)

Ultra-Premium Linen Package (Included): Our ultra-premium linens feature oversized towels and high quality bed linens that have a subtle satin stripe pattern for a look of elegance

Peace of Mind Package (Included): $3000 interior damage protection, damage check after every guest stay, home wellness check every week during the off-season

Interior Package (Included): Stocking of humidifiers, fans, kitchen items, blankets and pillows, semi-annual carpet cleaning, semi-annual deep cleaning. No-charge semi-annual bedding wash up to 2x per year

Upgrades:

Ivory White Bedding Package: The ivory white bedding showcases a soft, white-striped duvet cover with a medium thick, high quality down alternative duvet. The duvet covers are laundered after every guest stay. 1.50% increase of management revenue share

Technology Package: Cloud based electronic door lock and external cloud based camera system for $100/month each or both options for $150/month

Exterior Package: Snow removal of walkways, decks, driveway, garage power wash, light cleanup of exterior grounds: per quote

Home Accounting Package: Pay monthly gas, electric, water, waste, septic, HOA fees and other regular household expenses (deposit required) $99 monthly service charge

The SCMR Hot Tub Service Program is optional and for homes with a private hot tub. It is an additional $119 fee per month

Available Discounts

• 1% management fee reduction for clients with more than 1 property – for the second property onwards
• 1% management fee reduction for clients who have been with SCMR 5 or more years
• 1% management fee reduction for properties 4 bedrooms and larger
• 1% management fee reduction for Ski-in/Ski-out Properties
• 1% management fee reduction for Penthouse Properties
• 1% maintenance fee reduction for properties less than 3 years old (Applied for first 2 years of management)
  (All discounts available can be added together)

TERMS AND CONDITIONS OF MANAGEMENT

1. GENERAL SERVICES: 
   Summit County Mountain Retreats (SCMR) accepts the duty of property manager and agrees to handle all communications with potential rental guests, collect rental payments, distribute revenue to client monthly, keep accurate accounting records, update and manage website listings, provide cleaning services, provide interior maintenance services, pay state and local sales tax, submit for short-term rental permits in required jurisdictions, and provide compliance management services. SCMR will promote the property in a professional manner that encourages short-term rentals of the property. Client agrees that SCMR will be the sole manager and rental entity for the property.
2. SETTING RENTAL RATES & MINIMUM STAYS: 
   SCMR will set all rental rates and terms for the property. The nature of this program is that the client is trusting the expertise and accepting the judgment of SCMR regarding rental rate strategy and minimum night stay requirements. Due to competitive market conditions, tourist fluctuations and demand, SCMR will adjust prices frequently and at its sole discretion. Client is encouraged to communicate with SCMR management if there are any concerns about rental rates. Management will carefully consider all comments and suggestions from client.
3. PAYMENT PROCEDURES: 
   SCMR shall render to the client within 25 days after the end of each calendar month during which this agreement is in effect, a statement of all rents collected less all expenses incurred. This monthly statement will provide an explanation of any expenses incurred and maintenance performed. An ACH transfer (direct deposit) will be made into the client’s designated account for all revenues received, minus any management fees, maintenance fees, or other costs the property incurred in the past. In the event that expenses exceed revenues for a particular month, the amount owed to SCMR may be carried forward to the next month or the client may be asked to provide payment via credit card. Credit card transactions will incur a processing fee. All disputes concerning any item of income or expense must be raised in writing to SCMR within 90 days of the statement reflecting the item of income or expense or it is forever waived.
4. RENTAL PROCEDURES & ADVANCED PAYMENT: 
   SCMR shall make reservations and collect rental payments on behalf of client. Payments of rents will be made by credit card. Final payments are due from rental guests 30 days prior to arrival. An electronic rental agreement will be obtained from all guests. At client’s discretion the client may waive the requirement for a rental agreement from a client’s guest. SCMR requires advanced payment from rental guests and deposit payments in interest bearing accounts. Client agrees that all sums collected for rent, less expenses to be paid to SCMR, belong to client and are not SCMR’s income or revenue. However, all interest earned in these amounts shall accrue to SCMR as an additional fee and shall become the sole property of SCMR. Client agrees that SCMR is not a trustee of the amounts received from rental guests and SCMR will not have obligations of a trustee with respect to such funds. SCMR may commingle money from rental of owner’s property with money from rentals of other property and with SCMR’s money.
5. RESERVATION CANCELLATIONS: 
   SCMR maintains a strict cancellation policy for all guests. This enables SCMR to protect the expected rental revenue of owners. To the extent that SCMR can reasonably collect fees from guests who cancel their reservation with less notice than is allowed in their rental agreement, SCMR will credit the client’s account for the agreed upon rental fees. In the event that the client requires SCMR to cancel or move a guest reservation, SCMR may collect from the client the value of the lost commission or any costs that SCMR incurs as a result of having to move the guest to a different property. At SCMR’s discretion, a guest may be allowed to cancel without penalty and receive a full refund of any money paid if there are severe or extenuating circumstances such as death or major illness of the primary guest and/or an immediate family member or other circumstances that, in SCMR’s sole discretion, merit waiving any applicable fee or penalty. Owner acknowledges that the ability to refund a guest’s deposits and waive fees or penalties is a critical customer service tool.
6. TEMPORARY HOLDS: 
   From time to time SCMR may place a hold on the property for various reasons. These reasons include, but are not limited to, noise from nearby construction projects which create excessive disturbances, maintenance for repairs inside the property, housekeeping when labor constraints don’t allow a property to be cleaned on the same day, outages of essential services such as water, heat or electricity, and when guests have requested a hold in order to finalize a reservation. Placing a hold on a property is at the discretion of SCMR. Temporary holds are rare and are only put in place when absolutely necessary. 
7. INSURANCE AND INDEMNITY: 
   A. Indemnity: Client will DEFEND and INDEMNIFY SCMR and its agents, representatives, owners and employees, against any and all liability, loss, damages (including punitive damages), claim (including third-party and first-party claims), cost and expense, (including attorney’s fees and expenses) (“Loss”) arising out of or relating to (i) SCMR’s management of the property (including negligent acts or omissions); (ii) actual or alleged defects in design or construction of the improvements on the property; (iii) client’s breach of this agreement; (iv) any act or neglect of client, or any officer, agent, employee, contractor, servant, invitee or guest of client; or (v) client’s failure to carry any insurance recommended in this agreement. Client’s duty to defend and indemnify extends to Loss caused or alleged to be caused by SCMR’s SOLE, PARTIAL, OR CONCURRENT NEGLIGENCE. Client’s obligation does not extend to Loss caused by SCMR’s (i) gross negligence; (ii) intentional torts or wrongful willful acts; (iii) misapplication of funds; or (iv) fraud. If any action or proceeding is brought against SCMR with respect to a Loss, client will defend the action or proceeding with counsel acceptable to SCMR. This section survives the expiration or earlier termination of this agreement.
   B. Insurance Recommendations: SCMR recommends consulting a licensed insurance specialist to determine the additional appropriate insurance coverages for your needs. The High Alpine conditions pose unique risks. Common types of damage that occur in these conditions include water damage from broken plumbing pipes and lost rental revenue as a result of the property being unusable. Additionally, the client of any rental property is subject to claims by renters, guests and others on the property. Accordingly, SCMR recommends that at a minimum client’s insurance include: (i) general liability insurance with a per occurrence limit of $1,000,000 and a general aggregate of $1,000,000 for bodily injury and property damage on an occurrence basis; (ii) special form property insurance covering client’s furniture, fixtures, and equipment at their full replacement value; and (iii) business income and extra expense coverage for no less than 6 months of income and continuing expenses. Since client agrees to indemnify SCMR, SCMR also recommends that client’s insurance name SCMR as additional insured, contain a waiver of subrogation in favor of SCMR, delete any contractual liabilities exclusion, contain no modification that would make client’s policy excess or contributing with SCMR’s liability insurance, and not have a deductible in excess of $1,000. 
   C. SCMR’s Insurance: SCMR maintains all required insurance and complies with all workers’ compensation requirements.
8. WARRANTIES AND LIMITATION OF LIABILITY: 
   A. Limited Warranties; Disclaimer of Warranties. Except as otherwise specifically set forth in this agreement SCMR EXPRESSLY DISCLAIMS AND EXCLUDES ALL OTHER REPRESENTATIONS AND WARRANTIES, EXPRESS OR IMPLIED, WRITTEN OR ORAL, ARISING BY CONTRACT, AT LAW, IN EQUITY, BY STRICT LIABILITY OR OTHERWISE, WITH RESPECT TO GOODS OR SERVICES PROVIDED UNDER THIS AGREEMENT, INCLUDING, BUT NOT LIMITED TO, ANY WARRANTY OF MERCHANTABILITY, ANY WARRANTY OF FITNESS FOR A PARTICULAR PURPOSE, AND ANY WARRANTY AGAINST INFRINGEMENT OF THIRD PARTY INTELLECTUAL PROPERTY, INCLUDING, WITHOUT LIMITATION, ANY VALID PATENTS, TRADEMARKS, OR COPYRIGHTS. 
   B. Limitation of Liability. IN NO EVENT WILL SCMR BE LIABLE TO OWNER FOR ANY CONSEQUENTIAL, EXEMPLARY, INCIDENTAL, INDIRECT, LIQUIDATED, PUNITIVE, OR SPECIAL DAMAGES, LOST PROFITS, LOST SALES, RENTALS OR REVENUES, COST OF REPLACEMENT GOODS OR SERVICES PURCHASED FROM OTHERS, OR BUSINESS INTERRUPTIONS ARISING IN ANY MANNER PURSUANT TO OR IN CONNECTION WITH THIS AGREEMENT OR SERVICES PROVIDED TO OWNER (EVEN IF SCMR IS MADE AWARE OF THE POTENTIAL FOR SUCH DAMAGES). SCMR’S TOTAL LIABILITY RELATED TO ANY SERVICE WILL NOT EXCEED THE PRICE OWNER HAS ACTUALLY PAID TO SCMR IN 12 MONTHS PRECEDING OWNER’S CLAIM. THESE LIMITATIONS APPLY NOTWITHSTANDING ANY FAILURE OF ESSENTIAL PURPOSE OF ANY LIMITED REMEDY.
9. INCOME EXPECTATIONS AND COLLECTIONS:
   A. Income Expectations. SCMR makes no guarantee regarding amounts of rental income or expenses and no inducements or representation of annual income or tax benefits have been made. 
   B. Collections. In the event of a dishonored or uncollectible check, bank failure, credit card reversal, or any other financial events outside the control of SCMR, SCMR may, in its sole discretion, make reasonable efforts to collect balances owed. However, SCMR will not be held liable for any of the above mentioned actions or events. SCMR shall not be required to initiate legal actions or retain an attorney for the purpose of collecting rents, collecting damages, eviction of rental guests or other persons. Should client and SCMR agree to collect rent and or damages through legal action, collection fees and legal fees will be client’s responsibility and must be paid in advance. Notwithstanding anything above, client may take action against any renter who has violated the rental agreement. SCMR will provide as much support to the client as is reasonably possible to further the client’s interests. SCMR is not a collection agency or authorized to practice law. Therefore, there are legal restrictions as to what SCMR can and cannot do. 
10. CLIENT USE: 
    Client, family and friends may use the property as often and as much as wished, without any penalty, as long as usage does not conflict with an existing reservation and does not exceed 60 days per calendar year. If the property has a reservation scheduled and the client would like the reservation moved or canceled, the following procedures will be followed: a) if the reservation can be moved to another property, the client will be responsible for all differences in the cost of moving the reservation, including extra rental charges as a result of upgrading the reservation to a higher cost property; b) if the reservation cannot be moved to another property, then client agrees that the reservation will not be canceled, if the reservations is scheduled to begin less than 45 days from the present; c) any reservation that is canceled at client’s request, all normal commissions for the value of the canceled reservation will be charged to client’s account.  
11. CLIENT GUEST USE: 
    Client may make reservations for non-paying guests at any time. All normal SCMR services will be provided including maintenance and keycard services. Cleaning fees will be incurred and charged to the client’s account unless other arrangements are made. In the event the client makes a reservation for a paying guest, the client will notify SCMR of such and the amount to be charged. The client’s account will be billed the standard management fee for all paying guests. If client neglects to inform SCMR of a paid reservation that the client makes, SCMR will be entitled to the full commission of the value of the highest rate nights of the year. SCMR will deduct this fee from the client’s income and account for the fee via the client’s monthly statement.
12. CLIENT CLEANING: 
    Client may choose to clean the property personally in lieu of paying the cleaning fee, and the client shall notify SCMR via the client’s portal or via email if a cleaning is not required at least one day prior to departure. Client agrees to leave the property in “rent-ready” condition. Client and client’s guests agree to observe the standard check-in and check-out times unless arrangements are made with SCMR prior to arrival. SCMR may inspect the property after a client cleaning. Should the property need additional cleaning, the client will be charged based on the cleaning time and supplies needed. Client understands that failing to leave the property in “rent-ready” condition may result in serious guest service issues that may require significant time and effort to manage and satisfy rental guests. Client agrees to accept all financial responsibility for issues of this nature. This includes management and housekeeping staff labor and possible guest satisfaction refunds.
13. PROPERTY DAMAGE/EXTRA SERVICES: 
    Client shall supply and maintain the furnishings and keep the property in good order and repair. Client understands and accepts all risk associated with renting the property including, but not limited to loss and damage to any and all interior items in the property. SCMR includes its Damage Protection Program as a part of this agreement and will repair or replace broken, damaged or missing items according to the terms of this program. This program does not include the replacement of items that have worn out over time or are past their useful life. Client is encouraged to consider all items and furniture that are used by rental guests as expendable. Any items with sentimental value, high monetary value or any value which would cause emotional distress if it were lost, damaged or broken should not be left in the property during rental guest occupancy. SCMR will advise client of special cleaning, repair or replacement required to keep the property in good order and repair. SCMR shall notify the client in writing in the event the property is not kept up to acceptable standards, which are deemed to be the typical standards of comparable properties in the area. Several services must be performed at different times of the year, typically during the Spring and Fall. Examples of these services include kitchen restocks, fan and humidifier replacement, blanket and pillow replacement, carpet cleaning and deep cleanings. SCMR includes these services and replacements as a part of this agreement. SCMR will inform client via email or newsletter prior to performing scheduled services. Clients will have the ability to “opt-out” of these services. If the client chooses to “opt-out”, it is the client’s responsibility to maintain all SCMR standards.
14. REAL ESTATE SHOWINGS: 
    Client agrees to notify SCMR in writing when the property is placed upon the open market for sale. Client agrees that the property will only be shown when vacant or as coordinated through SCMR. SCMR will make every reasonable effort to accommodate real estate professionals. In the event that showings of the property conflict with the quiet enjoyment of rental guests, SCMR at its discretion may refund part or the entire rental payment or transfer rental guests to a comparable property or terminate this agreement immediately.
15. MARKETING: 
    Client shall own all rights to marketing materials created by SCMR, so long as said marketing is not proprietary and does not require SCMR to maintain the marketing after termination of services. Upon termination, marketing which requires a change in account status, username or passwords and requires SCMR to expend resources to enact changes will be charged to the client at the standard SCMR hourly labor rate. Third party transfer fees are the client’s responsibility to pay. Client agrees that SCMR may allocate the property up to three nights per year at no charge to enhance marketing efforts. Marketing professionals, travel agents and SCMR staff, may use the property in order to familiarize themselves with the features of the property and ensure its functionality. These nights will be carefully selected during off peak times or gap nights between existing reservations. It is likely that not all of these allocated nights will be used each year. 
16. MANAGEMENT FEE: 
    Client shall pay to SCMR as a rental commission a percentage of all gross monies collected. The management fee is a flat 29.95% regardless of size (Sapphire Management only available to properties with four or more bedrooms). This fee will be deducted from each rental and accounted for via the monthly client’s statement provided to the client by SCMR. All management fees are earned at the time a reservation is taken and are payable to SCMR, at its discretion. Other fees may apply. In the event that the client sells the property or chooses to discontinue the relationship with SCMR, the management fee is due to SCMR for any reservations in place at the time written notice is given to SCMR.
17. SHORT-TERM RENTAL PERMIT: 
    When necessary and allowed, SCMR will obtain a short-term rental permit on behalf of the client. The cost of the permit will be paid for in advance by SCMR. Ongoing permitting cost, renewals and compliance will be recovered from rental guests via the SCMR Resort Recovery Fee. In some jurisdictions, the local government requires clients to obtain permits themselves. In these cases, SCMR will provide support and guidance to the client. 
18. SALES TAX, CLEANING FEE & RESORT RECOVERY FEE: 
    SCMR collects all sales tax from each rental guest, on behalf of the client and remits this tax to the proper governmental entities. This tax is collected separately and in addition to the rental fees. A cleaning fee is collected from each rental guest and from clients who use the SCMR cleaning service. This fee is collected separately and is in addition to the rental fees. The cleaning fee is set by SCMR based on many factors and may change from time to time. SCMR believes in the dignity of all work and pays cleaning staff a living wage. A resort recovery fee is collected from each rental guest separately and in addition to the rental fees. This fee has evolved over time to include multiple small fees, including credit card processing fees, short-term rental government compliance fees, permitting fees, resort fees and to cover the cost of guest convenience items inside each property. SCMR strives to keep this fee low. It is substantially lower than competitors in the area.
19. REPAIR & MAINTENANCE SERVICES: 
    SCMR is authorized to make repairs or replacement up to Three Hundred Dollars ($300.00) without prior approval from the client. SCMR shall contact the client for approval prior to contracting for major non-emergency repairs exceeding $300.00. However, SCMR is authorized to make, at the client’s expense and without prior approval any emergency repair involving danger to life or property or for the preservation of the safety of persons occupying the property. SCMR will not replace any items in the property other than to mitigate an immediate emergency. SCMR will make reasonable efforts to notify the client by email or phone of emergency repairs to the property. SCMR is authorized to make rental rebates as SCMR deems appropriate as a result of any maintenance or repair issues that are emergent and unexpected. SCMR is authorized and shall use its best efforts to correct any maintenance problems as quickly as possible in order to maximize rental income and ensure guest satisfaction. SCMR shall inspect the interior of the property from time to time in order to determine the condition of the property. Client authorizes SCMR, its agents and employees, to enter the property to perform any maintenance and repair work as may be necessary. Maintenance services which are not specifically stated as included services will be billed to the client at the labor rate for SCMR maintenance personnel and/or the amount charged by outside professionals. If the client selected a maintenance program that includes a major service call, the labor for one third-party service call in a month will be credited to the client’s account (up to $150). This benefit is not cumulative. Any maintenance or repair services not specifically stated in the Maintenance Addendum may be considered “non-included” and may be charged for based on the current SCMR maintenance hourly rate. The appropriate discounted labor rate will be applied based on the program level client selected.
20. QUALITY CONTROL INSPECTIONS: 
    Linens and towels are the property of SCMR. Regular inspections are performed for quality control by SCMR staff. It is understood that inspections of the property may not happen from time to time due to peak rental volume, back to back reservations and other special circumstances. Inspections may not reveal all forms of damage caused by rental guests, particularly minor damage and hidden damage.
21. COMMUNICATION EXPECTATIONS: 
    It is the goal of SCMR to communicate with clients in a timely manner. Generally, we will respond to communications on the same day we are contacted. However, there are instances in which responses may be delayed. These delays may happen on weekends, during peak winter and summer seasons, and when researching issues requires the involvement of third parties. If you are unsure whom you need to communicate with please call our main phone number at 970-368-4800 or email us at [email protected].
22. TERMINATION: 
    This agreement may be terminated by SCMR or client with or without cause upon written notice, after the first 6 months of service. Termination notification shall be by email notification that is acknowledged by SCMR and client or by certified mail, return receipt requested. Termination will not affect rental reservation obligations or other obligations entered into under the terms of this agreement. Client agrees to honor no more than 90 days of advanced reservations. SCMR will, at client’s request, attempt to transfer pending future reservations to another comparably priced property. In the event that such transfer is not possible and the rental guest must be moved to a higher priced property, client agrees to be responsible to SCMR for the difference in rental rate or honor the original reservation. Client agrees to pay all outstanding balances owed to SCMR prior to release of the property. Client agrees to indemnify SCMR for any reservations not honored by client. Reservations and the value thereof that are moved from the property are the sole property of SCMR. Client releases all claims of value or ownership upon this event. If the client terminates less than 8 months after signup or downgrades to another management option, then the client will reimburse SCMR $750 for all marketing services performed. Termination or expiration of this agreement will not impair rights or obligations (i) that accrued prior to the expiration or termination; (ii) that specifically provide they survive or by their nature are intended to survive; (iii) that survive termination at common law; or (iv) set forth in following sections of these terms and conditions: 8 (Indemnity and Insurance) and 9 (Warranties and Limitation of Liability).
23. SALE OF PROPERTY: 
    In the event of a bona fide sales contract for the property, the client may exercise the following options: (a) cancel any reservations more than 30 days after the date of written notice given to SCMR; client will be responsible for commissions to SCMR for the value of the cancellations, (b) client may instruct SCMR, in writing, to move any reservations more than 30 days out to another suitable property that is acceptable to the guest; if there is an increase in cost for the suitable property, client will reimburse SCMR for this increase, (c) client may procure from the new property owner written permission for SCMR to continue to manage the property through the completion of some or all of the reservations after the sale, (d) If the new property owner enters into a new property management agreement with SCMR, then the existing client will release all claims of right to compensation for reservations after the date of the sale of the property. No other fees or costs will be incurred by the selling client after the date of sale.
24. FINAL PAYMENT: 
    If client owes SCMR any monies after termination, sale or foreclosure, client shall pay SCMR and guarantees SCMR payment of all monies owed within ten (10) days after a written request is made from SCMR. SCMR may, in its sole discretion, apply client’s entire portion of the rental income to decrease any delinquent account or monies owed to SCMR. If client remains delinquent for more than 30 days after termination, client will be subject to a 1.5% monthly fee for all outstanding monies owed and client expressly agrees to pay all costs, including legal fees, incurred as a result of collection attempts.
25. DISPUTE RESOLUTION: 
    SCMR believes that all disputes can and should be resolved by considerate, charitable and thoughtful discussion. If there is an impasse, both parties agree to non-binding mediation by a mediator who is acceptable to both parties. The cost of mediation will be shared equally by both parties. If mediation fails to resolve a dispute and legal action is taken, it is agreed that said legal action will be adjudicated by a proper court located in Summit County, Colorado.
26. HOT TUB MAINTENANCE: 
    If the property has a private hot tub SCMR offers a hot tub service program. The cost is $119 per month for clients and includes: service after every check-out, water and chemical checks during guest stays, balancing and maintaining chemical levels (chemicals included), adding water as needed, draining and filling the tub as needed, removing snow from cover and walkways as needed, cleaning tub and cover as needed, removing debris from water, rinsing filters as needed and troubleshooting user errors. This program does not include equipment repair/replacement, but it does include the management of outside vendors to perform repairs/replacements of parts. Guests share in the cost of hot tub maintenance by paying an increased cleaning fee which enables the client fee to stay low and consistent.
27. ULTRA-PREMIUM LINENS: 
    This program sets a property apart from others. The quality of materials used for this program is on par with luxury hotels like The Ritz Carlton. It features extra large, extra fluffy, extra soft, high thread count sheets, towels and robes that clients and guests appreciate every day. All items are owned and maintained by SCMR. 
28. IVORY WHITE BEDDING: 
    This program features soft, white-striped duvet covers with a medium thick, high quality down alternative duvet that clients and guests will appreciate every day. The duvet cover is removed after each guest or client stay and is replaced with a freshly laundered duvet cover. Bed pillows are maintained and replaced by SCMR. All bedding materials are white which provides a bright fresh appearance and provides the added benefit of higher sanitation due to higher wash temperatures and the ability to use bleach during the cleaning process. Any linen that may touch a person is washed between each and every stay. This program provides the highest standard in hygiene and cleanliness. All items are owned and maintained by SCMR. 
29. SCMR DAMAGE PROTECTION PROGRAM:
    This program is designed to give our clients an extra layer of protection for their property. Those clients who participate in this program will be insulated from moderate unintentional damage caused by rental guests. SCMR will repair, replace or reimburse the client for damage to their property according to the terms and conditions of the program.  
30. SERVICE & EMOTIONAL SUPPORT ANIMALS: 
    SCMR does not permit emotional support animals of any type. However, if a guest can provide sufficient evidence that a service animal meets the definition of the Americans with Disabilities Act, then a service animal will be permitted. If needed, SCMR will perform extra cleaning of the property at no additional cost to the guest or client.
31. PRE-EXISTING CONDITIONS: 
    Damage and other conditions in need of repair that existed prior to management of the property by SCMR will incur additional charges. The SCMR maintenance program is intended to mitigate the cost of repairs and maintenance that occur during the time that SCMR manages the property.
32. TRANSFERRING FROM ANOTHER MANAGEMENT COMPANY: 
    SCMR will facilitate all things necessary to transfer the property from a previous management company’s control. Client agrees to assist if necessary to facilitate this process. SCMR will work with a previous management company to transfer future rentals to SCMR. SCMR will discount the management fee for any transferred rentals to 15%. In addition to the discounted management fee, SCMR will also apply the appropriate cleaning fee for each reservation and any other fees that would typically be applied. Client and/or previous management company will provide all guest information, including the rental amounts to SCMR. SCMR will calculate the commission owed to SCMR and apply it to the client’s account in the month in which the reservation takes place. Client will dispose of all financial arrangements with the previous management company as client wishes. SCMR will not accept any monies directly from the previous management company.
33. TECHNOLOGY PACKAGE
    SCMR clients who select the Technology Package, SCMR will provide an electronic door lock for the front door of the property. The lock will be maintained and owned by SCMR and will be removed upon termination of services. Up to two external cloud based cameras will be provided and installed to the exterior of the property. Location and visual field will be set by SCMR. Camera will not be pointed at any non-public areas. Client will have access to view the live stream of the cameras. Client understands that this service is not intended to provide robust and redundant services. This is a convenience service and should not be relied on for security or other critical reasons. Camera function will depend in part on Internet signal and bandwidth which client must provide at client’s cost. Cameras will be installed according to the location of proper electrical power on the exterior of the property. SCMR will not cut holes into the building envelope. However, client does authorize SCMR to drill screws and or make small holes in the exterior sheathing for the purpose of securing cameras and cables. Client specifically indemnifies and holds harmless SCMR for any imperfections created by the installation of cameras. 
34. PEACE OF MIND PACKAGE
    The Peace of Mind Package will benefit SCMR clients with the procedures outlined in the SCMR Damage Protection Program. This program does not provide coverage for normal wear and tear of appliances, flooring, cabinets, furniture, electronics and walls. Damage checks will be performed after each guest stay. SCMR does not guarantee that it will identify all damage, particularly hidden damage and latent damage. Home wellness checks will be performed in conjunction with damage checks and housekeeping when possible.
35. INTERIOR PACKAGE
    The Interior Package includes the benefit of the replacement of humidifiers, fans, small kitchen items, including dishes, silverware, pots, pans, small appliances under $75 in value, standard supplied blankets and pillows, carpet cleaning and a semi-annual deep cleaning of the property. These items that will be replaced by SCMR according to the standards that SCMR uses for all properties. SCMR will not replace custom or specialty items purchased by client. All items will be replaced with the stock that SCMR provides. 
36. EXTERIOR PACKAGE
    SCMR clients who select the Exterior Package will be provided a custom quote for service items in this package. This cost will be paid on a monthly basis to SCMR as an additional fee. SCMR may use internal labor resources or outside contractors to perform these services. 
37. HOME ACCOUNTING PACKAGE
    SCMR clients who select the Home Accounting Package, will be provided specific accounting services listed here: payment of monthly gas, electric, water, waste, septic, HOA fees and other regular household expenses. SCMR will collect from client a deposit with an estimate of three months worth of fees to be held as a retainer. When bills are received by SCMR, they will be paid out of the retainer. SCMR will then account for these  expenses on the monthly SCMR owner’s statement. The retainer will be replenished on an ongoing basis via the mechanism of SCMR removing the appropriate amount from rental  revenue generated by the property or if there is no revenue, SCMR will contact client and client will provide a credit card that SCMR will charge to replenish the retainer. 
38. NON-INDUCEMENT: 
    Client has not been induced in any way by SCMR to violate any legally binding agreement with another entity. It is the client’s sole discretion as to how and when the client will dispose of any previous agreements. At the client’s request, SCMR may work within the framework of a previous property management agreement for up to 90 days.
39. ENTIRE AGREEMENT & MODIFICATIONS: 
    This agreement shall constitute a binding obligation upon the parties hereto, their successors, agents, heirs, personal representatives and assigns. This agreement constitutes the entire agreement between the parties. Any future changes to this agreement will be communicated via the SCMR newsletter or SCMR website. Client may protest, in writing, any changes within 60 days of the change. If no protest is made, then it is agreed by client and SCMR that the changes are mutually agreed. If a protest is made and SCMR is unable to reach an agreement with the client, client’s sole remedy is to terminate this agreement.
40. SEVERABILITY: 
    If, for any reason, any provision of this agreement is held invalid, all other provisions of this agreement shall remain in effect. If this agreement is held invalid or cannot be enforced, then to the full extent permitted by law any prior agreement between Summit County Mountain Retreats and client shall be deemed reinstated as if this agreement had not been executed. 
41. SPECIAL PROVISIONS:
    Other provisions that may be negotiated with individual homeowners.