RENTAL TERMS AND CONDITIONS

The services of Basinview Property Management Co., DBA Basinview Lodging, and all content and services and the reservation site available are provided by Basinview Property Management Co. hereinafter referred to as the  Basinview Lodging or Lodging Manager under this Terms of Service and any amendments to the Terms that Basinview Lodging may publish from time to time Site refers to Basinview Lodging.com or any affiliates of Basinview Lodging and the reservation system. The terms you, your, guest, Tenant and booking group refer to the users of this website and clients of Basinview Lodging.  The user hereby agrees to the terms and conditions below, as well as the policies of any and all suppliers for all employees and/or affiliates of the user.  If you do not agree to abide by the Terms, please do not make a reservation, use the Site or download content from the Site.

AGENCY: It is mutually understood and agreed that Lodging Manager is acting as Agent only for the property owner and the property owner has no liability to tenant for the performance of any terms or covenant of this agreement. Furthermore, Tenant understands Lodging Manager is being compensated in this transaction by the property owner and is contractually obligated to protect the interest of same. Lodging Manager hereby discloses to Tenant should Tenant elect to purchase travel insurance protection or damage insurance through Basinview Lodging, Lodging Manager may be compensated by provider(s) for cooperation in the transaction.

RESERVATIONS ARE NOT FULLY GUARANTEED: If for some unforeseeable circumstance, the Property is not available or becomes unavailable or uninhabitable during your stay, it will be substituted with accommodations with an equal number of bedrooms. If the substituted property rents for more for the same period or remaining period, respectively, there will be no additional charge. However, if the substituted property rents for less for the same period, the difference will be refunded to Tenant.

***VERY IMPORTANT: Upon Check-in, the guest is required to report any issues or problems with the property they have rented in order to avoid being charged for damages resulting from the past guest and to help us with keeping the property in its best possible condition.

PAYMENT: An advance payment equal to 50% of the rental rate is required within 5 days of receipt of confirmation of reservation. The advance payment will be applied toward the room rent. The BALANCE OF RENT is due thirty (30) days prior to the check-in date. Reservations made less than 30 days prior to the check-in date will require full payment via credit card, cashier’s check, wire transfer, certified check or money order.  Regardless of date of confirmation, the total amount due must be received by Lodging Manager no later than 15 days prior to the Check-in Date. FAILURE TO RECEIVE THE AMOUNT DUE WITHIN THE DATES SPECIFIED MAY RESULT IN CANCELLATION OF YOUR RESERVATION. If paying by check and check is returned for NSF, there is a $50 service charge per occurrence. Keys or entry code will not be issued until the final payment has posted to Lodging Manager’s Client Trust Account. Keys or entry code WILL NOT be issued with a balance owing or without a signed rental agreement in Lodging Manager’s, possession. Should Tenant fail to make Final Payment in full by the due date, Lodging Manager may in its sole discretion deem the reservation null and void, or charge the Final Payment to the credit card, if any, used by Tenant for the initial rental deposit. Payments for foreign reservations must be made in U.S. funds by money order, wire transfers, or cashier’s checks payable on a U.S. bank. Unless otherwise specified all rates are quoted in US dollars plus any applicable taxes.

 RATE CHANGES: Rates are subject to change without notice prior to receipt of signed agreement and Security Deposit. In the event an incorrect rate is charged to a typographical or other error, Basinview Lodging shall have the right to refuse, cancel or limit any reservations listed at the incorrect price, whether or not an order confirmation has been sent and/or payment has been made.

 OCCUPANCY: Tenant understands and agrees that the Property shall be occupied by no more than the number of individuals (including children and infants) indicated in the Rental Summary on the Rental Listing, and day/evening guests are limited to 4 persons. All day/evening guests must vacate the premises by 10:00 p.m. Should Tenant wish to entertain or have more than 4 guests; Tenant must obtain pre-approval by Lodging Manager in writing.   All of our properties are a privately owned.  PLEASE BE RESPECTFUL AND CONSIDERATE of the property and the neighbors in the other properties especially after 10:00 PM.  Loud parties, Noise or Any other disturbances will not be tolerated and deemed grounds for immediate eviction with no refunds.

NO SMOKING: Please NO SMOKING in or around the property! A $1,000 Deep Clean charge will be assessed to the guest if management determines smoking has taken place in the property. All guests may be immediately evicted with no refunds.

NO PETS:  Pets are not allowed on most of our units.  Do not bring your pet unless all three of these criteria are met: 1) you have made previous arraignments with the Manager, 2) your property allows pets, and 3) you have paid a pet deposit.  If it has been determined you have brought a pet, an extra cleaning charge will be assessed to your credit card. All guests and the pet may be immediately evicted with no refunds.

 CHECK IN POLICIES: Check in time is 4:00 PM. Early check-in is allowed only with prior approval. Property must be cleaned and ready for occupancy prior to check-in. Keys or entry code will be available for pick up at property location. Details will be provided once all fees and charges have been collected.

CHECK OUT / CLEANING PROCEDURES: Check out time is 10:00 AM. If a Tenant needs a late check-out, PRIOR APPROVAL IS REQUIRED. A $20 hour fee will be charged for each hour (or portion thereof) past the required check out time. A $50 per item fee will be charged for each lost key, garage door opener and remote control that is not returned. Each property will be inspected, sanitized and cleaned prior to tenants arrival and after departure. TENANT IS REQUIRED to leave the property in the same general condition as it was at Check-In.  Specific and/or additional cleaning procedures are in the Property Information Binder in the unit. If additional cleaning is required, appropriate charges will be deducted from security deposit at the rate of $50 per hour.  Turn heat down to 65 in the winter.  All dirty dishes must be loaded in dishwasher and started prior to leaving.  Strip Beds place all used linens and towels in a pile on one bedroom floor, place any wet towels in a bathtub.  Please lock unit and put key in the combination lock box, leave extra keys and pool passes on countertop.

CANCELLATION POLICIES: Should Tenant wish to cancel this agreement, notice of cancellation must be in writing and mailed, faxed or e-mailed to Lodging Manager. It is Tenants responsibility to verify receipt by Lodging Manager. If cancellation is received more than thirty (30) days prior to check-in date, Lodging Manager will refund 100% of the sums paid, less a 10% cancellation fee.  If the notice of cancellation is received within 30 days or less prior to check-in date, Lodging Manager will refund 50% of the rental rate.  If the notice of cancellation is received less than 15 days prior to check-in date, Tenant will forfeit the all rent sums paid. There will be a $50 processing/handling fee for all changes to your reservation.  There are no refunds for early departures, delayed arrivals, inclement weather or reduction in the number of nights reserved for any reason. Travel insurance is highly recommended. If the subject property becomes unavailable or unsuitable for rent for any reason whatsoever, including but not limited to, casualty loss, construction delays, physical deterioration or loss of utility services, the Lodging Manager may substitute a comparable property or cancel the reservation, the Lodging Managers liability will be limited to the return of all monies paid on account at the time of cancellation. In the unlikely event Manager cancels your reservation; every attempt will be made substitute the rental with a like-kind or all monies received will be refunded to Tenant within 5 business days of cancellation notice.

VACATION RENTAL INSURANCE-  CSA Vacation Rental Insurance has been offered with your reservation.  Vacation Rental Insurance reimburses for pre-paid, non-refundable expenses due to certain unforeseeable circumstances that may jeopardize your vacation investment and force you to incur unplanned expenses.  We strongly recommend you purchase this valuable protection. 

TERMINATION: The Tenant shall vacate the premises no later than the Check-out time and date.  If Guest or any member of Guests party or visitors violates the terms of this Agreement, Lodging Manager may terminate this Vacation Rental Agreement with no refunds. Lodging Manager has the right to inspect the premises without prior notice at any time to enforce the terms of this agreement. Occupancy is restricted to the maximum occupancy of the number of guests as set forth in this Rental Summary. Tenant agrees that conduct that disturbs or offends other guests or residents shall be deemed grounds for immediate termination. Should the Tenant or their guests violate any of the terms of this agreement, or use the unit for any illegal or unlawful purpose or use of common areas in a manner contrary to the provisions of the rental agreement, or the rules of the homeowners association, the rental period shall be terminated immediately with no refunds. Tenant shall waive all rights to due process for failure to vacate the premises upon termination of the rental period. Lodging Manager or its agent may enter the premises and remove Tenant, the members of Tenants party and their belongings. Tenant is notified that all individuals occupying the Unit will be subject to immediate eviction procedures under State law. IF LAW ENFORCEMENT IS DISPATCHED TO PROPERTY DUE TO ANY ILLEGAL ACTIVITY OR DISTURBANCES EMANATING FROM THE PREMISES OR GROUNDS, THERE WILL BE A MINIMUM $250 CHARGE TO LESSEES SECURITY DEPOSIT OR CREDIT CARD, AND SUCH AN OCCURRENCE WILL BE CONSIDERED GROUNDS FOR IMMEDIATE EVICTION.

ADDITIONAL TERMS AND CONDITIONS: Tenant, for himself/herself, his/her heirs, assignors, executors, and administrators, fully releases and discharges Lodging Manager and the property owner from any and all claims, demands and causes of action by reason of any injury or whatever nature which has or have occurred, or may occur to the undersigned, or any of his/her occupants or guests as a result of, or in connection with the occupancy of the premises and agrees to hold Owner and Lodging Manager free and harmless of any claim or suit arising there from. In any action concerning the rights, duties or liabilities of the parties to this agreement, their principals, agents, successors or assignees the prevailing party shall be entitled to recover reasonable attorney fees and costs.

CHANGES TO THE TERMS: Basinview Lodging reserves the right, in its sole discretion, to change, modify, add or remove any portion of the Terms in whole or in part, at any time. Changes in the Terms will be effective when notice of such change is posted on the terms and conditions section of the BasinviewLodging.com website.

SECURITY DEPOSIT PROTECTION
This plan protects you from accidental damage within the unit up to $3,000.  You must notify Basinview Lodging of any damage to the unit during your occupancy.  Purchasing the plan in lieu of a Security Deposit does not negate your responsibility as a tenant.  All units are carefully inspected after each rental.  Please refer to the enclosed plan information detailing terms, conditions and responsibilities of the tenant.   This Rental Unit Damage 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. Any damages that exceed $3,000 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. Certain terms and conditions apply.  Full details of the Rental Unit Damage Protection coverage are contained in the Certificate of Insurance or Insurance Policy.  The Rental Unit Damage 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 Basinview Lodging any amount payable under the terms and conditions of the Rental Unit Damage Protection.  Please contact Basinview Lodging directly if you do not wish to participate in this plan or assignment.

EXTRA CHARGES OR DAMAGE TO THE PROPERTY:  The Tenant or Guest authorizes the Manager to charge the same credit card to reimburse the Manager or the property owner for any damage or extra expenses, incurred by the Tenant or a Guest of the Tenant, and the damage to the property is not covered by the CSA Security Deposit Protection.  Tenant or Guest authorizes the Manager to their credit card if any of the following conditions occur:

a. If damage is done to Property or its contents, is intentional or the expenses are not reimbursed by the Damage Protection Plan.
b. Expenses are incurred due to contraband, pets, smoking or collection of rents or services rendered during the stay.
c. Tenant fails to remove all debris & rubbish into dumpster, and fails to place all soiled dishes in the dishwasher and cleaned.
d. If Tenant fails to return keys.  All keys must be left on the kitchen table and Property is left locked.
e.  If Tenant fails to leave the Amenity Tag (Pool Tag) *THE FEE TO REPLACE THE WOLF LODGE AMENITY TAG IS $100.00
f. If any charges accrued during the stay are not paid prior to departure.
g. If any contents or linens are lost, stolen or damaged and not covered by the Damage Protection Plan.
h. If Tenant requests Early check-in or is late to check-out.
i. If Pool Passes are lost.  All Pool Passes must be left inside the Property upon departure.
j. If the renter is evicted by the owner (or representative of the owner), the local law enforcement, the security company or anyone employed by the Property Complex.

DISPUTES: under this Agreement shall be governed by and interpreted in accordance with the laws of the State of Utah.  Any action relating to this Agreement shall be filed only in the Weber County court in Utah in which county the Unit is located.  Both parties consent to the exclusive venue and jurisdiction of such court. Tenant agrees to pay all reasonable costs, attorneys fees and expenses that shall be made or incurred by Basinview Lodging enforcing this agreement.

WRITTEN EXCEPTIONS: Any exceptions to the above mentioned policies must be approved in writing by Basinview Lodging in advance.

ELECTRONIC TRANSMISSION: Electronic transmission (including email and fax) of a signed copy of this agreement, any addenda, and the retransmission of any signed electronic transmission shall be the same as delivery of an original.  The Guest or Tenant agrees that if they book on-line and accept the terms of the agreement on-line, it is the same as signing a copy of this agreement.  The Guest or Tenant agrees that by typing their name at the end of this agreement then they accept all of the terms of this agreement and typing their name shall be considered the same as a signature on an agreement.  The Guest or Tenant agrees that they shall not make changes to this agreement and acceptance below is to the original terms included with the reservation.

ACCEPTANCE:   By Signing Below, I agree to all terms and conditions of this agreement

 Guest’s Signature:_______________________________________________Date__________

Please click REPLY, type your name and the date on the signature line and SEND the entire original email with your electronic signature back to greg@basinviewlodging.com (or fax it to 877-686-4733)