State of Utah


This Short-Term Lease Agreement (hereinafter "Agreement") is entered into and made effective as of the date set forth at the end of this document by and be between the following parties:

MARIA ANDERTON (hereinafter referred to as "Lessor"), having an address at the following:


2705 Hampton Bridge Road Delray Beach, FL 33445


and the following Guest (hereinafter referred to as “Guest"):

residing at the following:

Lessor and Guest may collectively be referred to as the "Parties."
In consideration of the obligations and covenants contained herein and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the parties do contract and agree as follows:

Lessor hereby leases unto Guest, and Guest hereby rents from Lessor, the real property located at the following address:
234 Ridge Avenue Park City, UT 84060
(hereinafter referred to as "Property"). The Property is located in the following county: Summit. The property is furnished and includes the following:
5 bedroom home and it's belongings
The Parties hereby contract with each other to lease the Property based on the terms and conditions contained herein.

This Agreement shall begin on

at 4 PM (hereinafter referred to as the "Check-In Date") and end

on at 10 AM (hereinafter referred to as the "Check-Out Date"). The time period of the Check-In Date to the Check-Out date shall hereinafter be referred to as the "Term."
Guest must vacate the Property by the Check-Out Date, unless Lessor and Guest mutually agree in a signed writing to extend the Term of Guest's rental of the Property.

SECURITY DEPOSIT: A security deposit (hereinafter "Security Deposit") of the following amount is required for direct booking guests: $1,000 (one thousand US dollars). The Security Deposit shall be due immediately, with signed contract.
Provided there are no necessary deductions made due to damage to the property or furnishings, or any other cost incurred by Lessor due to Guest's stay, the security deposit will be refunded within the following amount of time after the Check-Out Date: 14 days. If such deductions are necessary, Lessor will send Guest an itemized list, describing the charges, and return any Security Deposit amount leftover, if any amount is leftover.
Guest shall also be responsible for the following additional fees: 

Damage Insurance ($59). Guest to purchase, Lessor will send email with instructions. Lessor understands that accidents happen. With a damage protection plan, Guests can have the peace of mind to alert Lessor if there are any accidents and Lessor will submit accidental damage charges to the insurance. Please disclose any damages as the insurance will cover any accidental damage including damage caused by pets, damage to furniture, floors, sheets, almost everything. Insurance does not covered accidental damage while guests are intoxicated. Guests must accept responsibility for damage, or insurance will not pay on their behalf. The rental damage insurance should cover any damage otherwise.
ADDITIONAL GUESTS FEES: A one time fee of $50 per guest over 10 guests will be incurred. This goes directly to the cleaning company to cover the costs of additional linens for the trundle beds and pull out couch.

Guest agrees to abide by the following rental rules (hereinafter "Rental Rules") at all times during Guest's stay at the Property. Guest shall also ensure that any person Guest permits on the Property shall also abide by the rental rules:
1. CHECK-IN time is 4:00 pm If the home is ready before 4:00, you may be allowed to check in early. You must call ahead to make sure the home is ready for an early checkin.

2. CHECK-OUT is 10:00 am Late check-outs must be requested and will be permitted if another group isn’t arriving and if cleaning staff are flexible. Please request late check out as soon as you can if you’d like it. If guest fails to request late checkout, and is not out by 10:00 AM, guest will be CHARGED $50/30 minutes past 10:00am and cleaning staff will still enter and work around guest.

3. PETS ARE ABSOLUTELY PROHIBITED UNLESS OTHERWISE APPROVED BY THE OWNER IN ADVANCE. Any evidence of pets will result in $600 violation fee. Pet fee is $250.00 per pet.

4. USE RESTRICTIONS: Property is not to be used for wild parties. Gatherings of responsible adults are permitted, but no more than 20 people are permitted in the home at one time. Primary Rental Guest must be at least 26 years old. We require proof of Primary Guests' age. Any reservation obtained under false pretense will not be permitted to check-in.

5. HOT TUB: DO NOT SIT stand or climb on the hot tub COVER.Replace the COVER after use.

6. GOVERNMENTAL ID REQUIRED: As VRBO, AirBnB and other online travel agencies are simply a transaction platform and not legally liable for actions taken place at the homes for which they facilitate rental, and just as hotels require identification of their parties for legal reasons, Lessor requires the Identification of at least one of the booking parties. Guest will email, text or attached proof of valid governmental ID to Lessor within 48 hours of booking.

7. The following CONDITIONS MUST BE MET: Any conditions not met and not covered under the accidental damage insurance will be deducted from the security deposit, charged to the credit card or billed to the Primary Rental Guest.
No items are missing and no damage is done to the home beyond normal wear and tear. Charges will be for actual damages.
If home left with excessive clean-up needs for vomit, urine on carpets or leather, we will have to pass along our cleaning staff’s additional charges.
c. No smoking inside - $400 fee if evidence or cigarettes inside the home. Vaping is odorless and not a problem.
e. Trash and debris are placed to be placed in trash receptacles. Please do not leave trash sitting around the home.

8. LOCKED CLOSETS, CABINETS and DRAWERS: Lessor has locked closets for their personal possessions and extras for the rental. These closets are private and are not to be opened by guests.

9. TRASH: Guests shall dispose of trash in the following place and manner:
Place trash past the end of the driveway onto Daly Avenue on Thursday evening. Trash is collected Friday mornings. Recycling is collected every other Friday.

10. EXCESSIVE NOISE: The Rental Property is located in a residential neighborhood. Quiet time is from 10:00 pm until 8:00 am, or as may otherwise be required by the rules of the homeowner association (if any). The Rental Guest agrees not to undertake any activities that interfere with their neighbors' right to quiet enjoyment of their property. Guest agrees to fully comply with local noise regulations and to use common sense in keeping noise volume low after dark. Any enforcement actions by local law enforcement and/or homeowners association are at the Guests' sole risk and expense and may result in additional charges or immediate eviction without refund of any deposits or rents.

11. ARRIVAL CONDITION: The home is inspected for cleanliness before your arrival. Please report anything that is not in acceptable condition within one hour of your arrival.

12. Primary guest must be at least 26 years old. Lessor reserves right to require all guests to sign rental agreement and require IDs of all guests on a case by case basis. We always require a valid photo ID of the primary renter.

Under the terms of this Agreement, access to the Property by Lessor may be undertaken as follows:
A) The Guest shall not unreasonably withhold consent to the Lessor to enter the dwelling unit from time to time in order to inspect the Property; make necessary or agreed repairs, decorations, alterations, or improvements; supply agreed services; or exhibit the dwelling unit to prospective or actual purchasers, mortgagees, tenants, workers, or contractors.
B) Lessor may enter the dwelling unit at any time for the protection or preservation of the Property. Lessor may enter the dwelling unit upon reasonable notice to the Guest and at a reasonable time for the purpose of repair of the Property. 'Reasonable notice' for the purpose of repair is notice given at least 24 hours prior to the entry, and reasonable time for the purpose of repair shall be between the hours of 7:30 a.m. and 8:00 p.m. Lessor may enter the dwelling unit when necessary for the further purposes set forth above under any of the following circumstances:
I) With the consent of the Guest
II) In case of emergency
III) When the Guest unreasonably withholds consent
C) The Lessor shall not abuse the right of access nor use it to harass the Guest.

Should Guest violate any of the terms of this Agreement, Lessor shall be able to terminate the Parties' relationship and this Agreement immediately and without notice. Guest waives any and all rights under this Agreement upon any violation or breach. Guest shall vacate the Property immediately upon Lessor's request. If Lessor finds any damage to the Property, which amounts to a monetary cost of more than any given security deposit or rental fees, Lessor shall be permitted to seek all legal avenues for recovery.
Additionally, Guest may not terminate this Agreement agreement prior to the date of termination denoted herein. If Guest vacates, abandons, or otherwise leaves the Property prior to the agreed-upon Check-Out Date, Guest is still responsible for all payments due until the natural termination of this Agreement on the Check-Out Date.

The foregoing constitutes the entire agreement between the parties and may be modified only in writing and signed by all parties. Each section, subsection or paragraph of this Agreement shall be deemed severable. If for any reason any portion of this Agreement is unenforceable, that portion shall not affect the applicability or validity of any other portion of this Agreement. This agreement and any modifications, including photocopies or facsimiles, may be signed in one or more counterparts, each of which will be deemed an original and all of which taken together will constitute one and the same instrument. If there is more than one renter, all renters are jointly and severally liable under this rental agreement.

Guest will comply with all statutes, ordinances, and requirements of all municipal, state and federal authorities regarding the use of the property. The rental property shall be treated with respect and consideration. Please be aware that some neighbors to this home are renters and some are permanent residents. Lessor asks that the peace and privacy of any of the neighbors to this home be respected at all times. Any violations of the above stated policy could result in eviction from the premises without notice and without refund of any deposits or rents.

Lessor strives to ensure that all facilities are in working order, however, there may be an occasion when an amenity is unavailable, out of order, or breaks down during occupancy. Lessor will do our best to make repairs but will not make refunds based on circumstances beyond our control.

No refunds will be given for storms. If your vacation is during the winter months, please come prepared to drive in snow and/or ice to reach your rental property. Lessor does not refund due to road conditions.

Lessor agrees to refund 100% of rental amount to Guests who cancel at least 30 days before check-in. Lessor will refund 50% of the rental amount if guest cancels between 30 and 15 days prior to check in and 0% refund if guest cancels on day 14 or later prior to checkin. Exception: Lessor agrees to full 100% refund up to the date of arrival if Deer Valley or Park City Mountain Resort ski resorts close for any reason. If guest booked through VRBO or AirBnB or any other 3rd party online platform, their cancelation policies supercede this cancelation policy set forth in this rental agreement.

Guest may not be permitted to have extended overnight guests or those that have de facto moved onto or into the Property. Violation of this provision shall be considered breach of this Agreement. Extended guests include those whose stay lasts longer than the following: 1 night

Guest is not permitted to place the Property up for any short-term rental, including through online vacation rental sites. Guest hereby expressly acknowledges and agrees that this Agreement is only for transient occupancy of the Property, and Guest does not intend to, nor is Guest permitted to, make the Property a residence or permanent household.

Guest is not permitted to have any flammable or hazardous materials on the property, such as fireworks. Guest agrees not to keep any hazardous item on the Property, whether chemically dangerous or otherwise lethal or that might be considered hazardous by any legitimate insurance company.

If Guest notices any deficient activity, such as beeping, from any fire alarm on the Property, Guest shall notify Lessor immediately. Otherwise, Guest shall not tamper with any fire alarms or smoke detectors on the Property.

Lessor hereby acknowledges and agrees that so long as Guest pays timely fees and continues to perform his or her obligations under this Agreement, Lessor will not interfere with Guest's peaceful use and quiet enjoyment of the Property.

Guest shall not make any alterations, additions or improvements or do any type of construction to the Property.

Any and all representations made by Guest on any Application For Rental of the Property (or similarly-titled and applicable document) are understood by the Parties to be material to the grant of this Agreement. Any failure to disclose or lack of truthfulness on such Application may be cause for Lessor to deem Guest in breach of this Agreement.

The foregoing constitutes the entire agreement between the parties and may be modified only in writing and signed by all parties. Each section, subsection or paragraph of this Agreement shall be deemed severable. If for any reason any portion of this Agreement is unenforceable, that portion shall not affect the applicability or validity of any other portion of this Agreement. This agreement and any modifications, including photocopies or facsimiles, may be signed in one or more counterparts, each of which will be deemed an original and all of which taken together will constitute one and the same instrument. If there is more than one renter, all renters are jointly and severally liable under this rental agreement.

Any items left behind by Guest will be held for approximately 1 month and every reasonable effort will be made to contact Guest for their return. However, ultimately Lessor is not responsible for these items. If they are not claimed within 1 month, Guest forfeits Guest's right to such items and Lessor shall not be held responsible for any disposal.

This Agreement shall be governed by and interpreted in accordance with the laws of the State of Utah. In any action or proceeding involving a dispute between owner and renter arising from this agreement, the prevailing party will be entitled to reasonable attorney fees and costs incurred.