Rental Agreement




Late Payment– 0.75% per day

Early Check-in or Late Check-out without approval– $50/15 minutes

Not returning key to Lock Box after check in – $50

Additional Guests– Eviction or 3 times cost

Smoking– Minimum $500

Unconfirmed Pets– Minimum $750

Rental Agreement

This contract is between Book Breck Lodging, LLC (“Book Breck”) and the Guest, as designated upon the Guest Registry and signature form attached hereto, hereafter referred to as Guest.

Please read then complete Signature Form and Guest Registry, which is made part of this Agreement by reference:

TERM, PREMISES, and RATE: Guest hereby agrees to rent the premises (“Property”) for the length and at the rate designated in the reservation statement sent separately and signature of this Agreement. Reservations are guaranteed only upon receipt of full payment and completion of rental agreement. Guest shall not assign this agreement, or sub-let or grant any license to use the Property or any part thereof without the prior written consent of Book Breck. Check in time is set at 4pm and check out time is set at 10am. Any unapproved early check in shall be assessed a $50 fee for each 15 minutes before 4pm. Similarly, any unapproved late check out shall be assessed a $50 fee for each 15 minutes after 10am. Contact Book Breck to determine availability. Once this Agreement with Guest Registry has been submitted and the balance paid in full, guests will be emailed a link for downloading the Book Breck App for accessing their Breckenridge Vacation Rental.

USE OF PROPERTY: The Property shall be used and occupied by Guest for the term. Guest shall maintain no more than the occupancy reported on the Guest Registry. No part of the Property shall be used at any time during the term of this agreement by Guest for the purpose of carrying on any business, profession, or trade of any kind, or for any purpose other than as a private residence. Guest shall not allow any other person, other than those listed on the Guest Registry, to use or occupy the Property without first obtaining Book Breck’s written consent to such use. Guest shall comply with any and all laws, ordinances, rules, and orders of any and all governmental or quasi-governmental authorities affecting the cleanliness, use, occupancy and preservation of the Property. Persons not identified on the Guest Registry are prohibited from entering the Property at any time and for any amount of time during the term without the prior written consent of Book Breck. In the event an unauthorized person enters the Property, it shall be deemed a material breach of this Agreement and a $2,500.00 charge shall be immediately and automatically deducted from the credit card on file with Book Breck without further notice to Guest, which charge shall be in addition to any amounts Book Breck may be entitled to recover from Guest under this Agreement, including without limitation, damages Guests may have caused or allowed to be caused to the Property.

PAYMENT:To reserve a Book Breck Rental Property, we require a non-refundable initial payment of 25% by credit card. Guest must pay the balance in full no later than 60 days prior to arrival. For reservations made less than 60 days prior to arrival, the full amount is required to be paid at the time of reservation. Late payment of the balance is subject to a 0.75% fee of the outstanding amount per day. If any payment is returned for non-sufficient funds (“NSF”), because Guest stops payment, or for any other reason, Book Breck shall be entitled to an additional seventy-five ($75) dollar processing fee.

SECURITY DEPOSIT: Guest is required to pay a security deposit, which will be secured as an authorized amount on a credit card or by direct deposit. Any damages or excessive cleaning charges incurred will be withheld from the damage deposit. The security deposit will be collected 48 hours prior to arrival and refunded no later than 15 days after departure barring any issues as outlined in this rental agreement.

CONFIRMED GUESTS: Reservations cannot be sublet/assigned to others and are made for the number of guests listed on the Guest Register.  The minimum age of all guests is 30 years of age for all downtown and ski-in/ski-out homes, as well as Gold King Retreat and Christie Heights Chalet, and 25 years of age for all other homes, unless accompanied by parents/guardians. Those found in violation of this term are subject to immediate eviction or double the cost of the reservation.­­­­

INSPECTION OF PREMISES/RIGHT TO MAINTAIN PROPERTY: Book Breck and Book Breck agents shall have the right at all reasonable times during the term of this agreement to enter the Property for the purpose of ensuring conformity of this agreement or to any laws, restrictions, rules or regulations affecting the Property. The right to entry shall likewise exist for the purposes of making any repairs, additions or alterations or maintenance to the property, including, but not limited to spa, BBQ, or landscaping as deemed appropriate by Book Breck for the preservation of the Property.

PROPERTY INSPECTION: Upon check-in, please inspect your Property.  Notify Book Breck of any maintenance items within 24 hours of check-in. Any additional problems that arise during your stay must also be reported within 24 hours of occurrence.  Guest is responsible for any costs associated with maintenance or repairs to the Property for problems that are not reported to Book Breck. .

NON SMOKING PROPERTIES: All of our rental properties are Non Smoking.  If there is any evidence of smoking of tobacco, marijuana, or any other substance, an automatic charge of $750 will be deducted from the credit card on file without further notice to Guest. Guest will be personally responsible for additional expenses for the restoration of the Property if expenses exceed the $750.

PETS: Pets are allowed in select properties with prior approval by Book Breck for a minimum fee of $100 per pet (more for stays over 21 days) and a refundable damage deposit. Approval may be withheld in Book Breck’s sole and absolute discretion. Bringing a pet into a home without prior approval will result in an automatic charge of $750 or eviction.

RULES: Guest will, at its sole expense, keep and maintain the Property in good and sanitary condition and repair during the term.  Without limiting the generality of the foregoing, Guest shall: (a) Not obstruct the driveways, sidewalks, decks, entry ways, stairs and/or halls, which shall be used for the purposes of ingress and egress only; (b) Not leave windows or doors in an open position during any inclement weather; keep garage door closed at all times with the exception of moving a vehicle in or out; (c) Use all lavatories, sinks, toilets, and all other water and plumbing apparatus only for the purposes for which they were constructed; (d) Not allow any rubbish, dirt, rags, ashes, or other substances to be thrown or deposited therein; (e) Keep all radios, television sets, stereos, etc., turned down to a level of sound that does not annoy or interfere with neighbors; (f) Deposit all trash, garbage, rubbish or refuse in the locations provided; (g) Abide by and be bound by any and all rules and regulation affecting the Property. Note: Summit County has a 10PM curfew on amplified music.

WHAT WE SUPPLY: The Property is a private residence.  Guest and guests of Guest must treat it with care.  None of the items in the Property may be taken. Any missing or damaged items (including but not limited to soap bottles and linens) will be charged to the credit card on file without further notice to Guest. The Property is equipped and set up as a fully furnished residence with a fully equipped kitchen. Guest will be provided with one set of linens per bed and one set of towels per guest for the entirety of the term.  The Property includes a washer/dryer for Guest use. Book Breck provides an initial supply of detergent, dish soap, dishwasher soap, hand soap, body soap, shampoo, toilet paper, paper towels and tissue.  However, there is no guarantee that the supply of any of these items will be enough to last to the end of the rental period.  Guest is responsible for purchasing additional supplies for the remainder of the term.

WINTER CONDITIONS, HOT TUB & PATIOS: Guest acknowledges that the Property is located in a high-alpine environment and, therefore, is subject to associated complications including, but not limited to, heavy snowfall, icy walkways, and driving conditions, high altitude complications and extreme weather.  These conditions can cause rooftops, driveways, walkways, patio/deck area, and hot tubs to become dangerous virtually any time of year (Collectively referred to as “Alpine Climate Issues”).  The extent of Book Breck’s obligations concerning these matters shall be to provide snow removal services consistent with local standard practices.

RESERVATION CANCELLATION or CHANGE: If a reservation needs to be canceled, changed or moved there will be a handling fee equal to the non-refundable initial payment added to the reservation. Guest additionally forfeits all sums paid to Book Breck for cancellations occurring within 60 days prior to arrival, or within six months prior to arrival for stays at the Gold King Retreat and Christie Heights Chalet, unless the property can be re-rented for the same rate and dates that were reserved. Guest who purchases CSA Vacation Rental Insurance, as provided below, may be eligible for full reimbursement through the insurance policy.

DAMAGE:  Guest is personally responsible for damages to the Property caused by Guest or invitees/guests of Guest, regardless whether such damage was caused intentionally or unintentionally.  The cost to repair damage (not limited to the need for extra clean of the home or hot tub) shall be deducted from the credit card on file and will include a minimum $50 inconvenience fee without further notice to Guest. A $50 fee shall be charged for time spent replacing items. In the event the damage was unintentional and Guest purchased the Security Deposit Protection Plan, as provided below, Book Breck shall initially attempt to collect the cost to repair the damage from the Plan provider.  To the extent coverage is denied or the cost to repair the damage to the Property exceeds coverage, Book Breck shall deduct the costs from the credit card on file without further notice to Guest.

CSA VACATION RENTAL DAMAGE INSURANCE:  This Vacation Rental Damage Insurance (“Plan”) covers the cost, to a maximum of $3,000, to repair unintentional damages to the Property that occur during Guest’s stay, provided the damage is disclosed to Book Breck prior to check-out. Certain terms and conditions apply.  Full details of Plan coverage are contained in the Certificate of Insurance or Insurance Policy.  By submitting payment for this Plan, Guest authorizes and specifically requests CSA Travel Protection and Insurance Services to pay directly Book Breck any amount payable under the terms and conditions of the Plan.

CSA VACATION RENTAL INSURANCE (Includes Cancellation Insurance): Guests have the option to purchase CSA Vacation Rental Insurance up to 60 days prior to the arrival date.  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 (Please call CSA directly for more information at 866-999-4018).  Book Breck recommends that all Guests purchase this protection.  However, in the event Guest chooses not to purchase the protection, Guest acknowledges that he/she has read and understands Book Breck’s cancellation policy.

LOST & STOLEN ITEMS: Book Breck is not responsible for any personal items which may be lost or stolen from your Property.  Always lock all of the doors and windows when you leave the property.


INDEMNIFICATION AND RELEASE OF BOOK BRECK: The Guest, for himself/herself, his/her guests, his/her heirs, assignors, executors, and administrators, fully releases and discharges, and agrees to indemnify, defend, and hold harmless owner of the Property (“Owner”)  and Book Breck, and Book Breck’s subsidiaries and affiliated companies, and all of their respective directors, officers, members, managers, owners, agents and employees, from and against any and all claims, suits, obligations, liabilities, losses, costs, demands, causes of action, and damages (including without limitation reasonable attorneys’ fees and court costs) by reason of any injury of whatever nature which has or have occurred, or may occur to the Guest, or any of his/her guests as a result of, or in connection with the occupancy of the Property or any associated common areas, if any, Alpine Climate Issues,  and/or in any way arising out of Book Breck’s performance or non-performance of its obligations here-under.

ADDITIONAL TERMS AND CONDITIONS:  This Agreement constitutes the entire understanding of the parties, supersedes any oral or written agreements and will be binding upon and inure to the benefit of the parties’ successors and assigns. The captions are for convenience only. This Agreement may not be modified in any way without the written consent of both parties. This Agreement shall be governed by and enforced under the laws of the State of Colorado.  The State courts located in Summit County, Colorado shall have the exclusive subject matter jurisdiction concerning any action brought to enforce this Agreement.  The parties both consent to the jurisdiction of said courts. In the event of a breach of this Agreement, the non-breaching party shall be entitled to his or its attorneys’ fees and costs incurred in enforcing this Agreement regardless whether he or it initiates a legal action.  If any court of competent jurisdiction holds a provision of this Agreement to be contrary to law, then that provision will be enforced to the maximum permissible extent and the remaining provisions of this Agreement will remain in full force and effect. The waiver by either Party of a breach of any provision of this Agreement will not operate as a waiver of any other or subsequent breach. The rule that ambiguities in a contract are to be construed against the drafting Party shall not apply to the interpretation of this Agreement. This Agreement shall be binding upon and inure solely to the benefit of each Party hereto, and nothing herein, express or implied, is intended to or shall confer upon any other person or persons any rights, benefits or remedies of any nature whatsoever under or by any reason of the Agreement. This Agreement may be executed in counterparts, each of which shall be considered an original, but all of which together constitute one instrument.  Signatures may be transmitted by any electronic means. The Parties waive any and all rights to request a jury trial in any proceeding relating to this Agreement.

 *VACATION RENTAL INSURANCE (Includes Cancellation Insurance)

CSA Vacation Rental Insurance can be added to 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 (Please see Terms & Conditions for more details). We strongly recommend you purchase this valuable protection. However, if you do not wish to purchase travel insurance, please sign below. By signing below, you acknowledge you have read and understand our cancellation policy and choose NOT to purchase Vacation Rental Insurance on behalf of your travel party.

X _____________________________________      ________________________

SIGNATURE                                                                                 DATE


In signing below, the guest acknowledges responsibility for any failure to abide with all Terms & Conditions, Check-In and Check-Out Procedures provided on separate document. Failure to abide by the previously noted is subject to a minimum $100 charge in addition to any incurred costs.


X _____________________________________      ________________________

SIGNATURE                                                                                DATE


Guest Register

Please list the NAMES and AGES of all guests that will be staying at the property:

Check-In Procedures

Check in is 4:00PM. Early check-in is possible, but prior approval is required. Unapproved early check ins will have $50 charged to the credit card on file for each 15 minutes prior to 4:00PM.

Upon Arrival

  • Please note that there is absolutely NO Smoking permitted in any Book Breck Vacation Home!
  • Remove your shoes when in the home
  • Replace key in lock box after letting yourself in & use the keys found inside
  • Park vehicles in garage and/or in driveway only
  • Specific information regarding the Property including how to operate different features, important numbers and codes, and information about the area will be found at the Property.  Please read through this information carefully
  • All Book Breck vacation rental properties are privately owned homes.  We do our best to ensure that everything is operational and in good condition. If you find something that is not working properly or that causes you concern, please notify us of it.  To be able to use the damage protection coverage that you purchased, please let everyone in your group (especially children) know that any damage caused to the home or its belongings during your stay must be reported right away.
  • Guests shall abide by any rules and regulations of Owner and, if one exists, associated homeowners association.

Check-out Procedures

(There will be a more detailed copy of the Procedures at the home)

  • Check out time is 10:00 AM. Late Check-out is possible, but prior approval is required. Unapproved late check-outs will have $50 charged to the credit card on file for each 15 minutes past 10:00 AM.
  • Leave all used dishware CLEAN.  If facing time restraints, please place all dirty items in dishwasher & START THE DISHWASHER
  • Place all trash and recycling in designated area. If you choose to recycle, items MUST BE cleaned and separated accordingly. Otherwise, they will be thrown in trash
  • Return all moved furniture & remote controls to original location
  • Set all thermostats to 60 in winter (October-April) and 55 in summer (May-September)
  • Ensure that grill (if used) is off, cleaned and covered
  • Ensure that hot tub cover is properly replaced, buckled and locked
  • Leave all linens on beds. Housekeeping will remove & wash
  • Please let us know about the best part of your visit and also anything we could have done to improve your stay, and sign our guest book 
  • Walk through the Property and check all closets and drawers after everyone has left to avoid leaving anything behind & incurring postage fees
  • LOCK ALL WINDOWS & DOORS & turn off all interior & exterior lights
  • Ensure that both keys are left on counter and use key in lock box when vacating the Property