Please read this agreement carefully before accessing or using this site. By accessing and using this site, you agree to the terms and conditions below. By using this site, you agree to indemnify, defend and hold harmless BreckenridgeRental.com and its affiliate sites from any liability, loss, claim and expense (including attorneys' reasonable fees) related to use of the products or services provided by PMBO or the use of information within the BreckenridgeRental.com site or any affiliates.

Rental Terms and Conditions:

Individuals accessing BreckenridgeRental.com or affiliate sites to reserve property for rentals agree to the following:

All monies for a property reservation will be immediately due and a credit card will be required to complete your reservation. Credit card charges for your rental reservations will show under business name Property Management & Rentals on your credit card statements.

Cancellations are accepted 60 days or more prior to arrival. A 15% cancellation penalty does apply. Cancellation instructions will be included in the rental reservation confirmation letter. Refund amounts may be forwarded via check to the renter and address provided during the reservation process or a direct credit may be applied to the credit card on record.

BreckenridgeRental.com is not responsible for the refund of rental fees for any reason other than cancellation 60 days or more prior to arrival. It is highly recommended that the rental guests secure travel insurance to help protect from unplanned events before and during travel.

BreckenridgeRental.com will not be held responsible in any disputes related to cancellation of rental reservations within 60 days prior to arrival. BreckenridgeRental.com will not be responsible for any loss due to renter's inability to utilize the rental for any reason.

Each property has terms and regulations posted on their property listing. When making a reservation, reserving party also agrees to the terms and conditions on the individual property they are reserving.

Most properties will have a minimum age requirement for booking and staying in the property. Unless specifically stated as otherwise on the property-specific terms and conditions, reserving party must be at least 25 years old. Reserving party must stay in the unit during the rental period. We do not allow sub-leasing or reservations made for a third party. If reserving party is unable to stay in the unit for all nights of the reservation, reserving party should contact BreckenridgeRental.com for authorization. Failure to do so may forfeit the rest of the rental agreement.

Renters will be responsible for any property damages incurred during their stay. Damages caused per the renter will be charged to the credit card used for the reservation. Damages may be reported per the owners, BreckenridgeRental.com or any company affiliates, or any cleaning and maintenance personnel hired by the property owners.

Check-in times are posted per property. Most properties do a 4 PM check-in. Guests desiring to check-in prior to the posted check-in time may be charged up to 50% of that evening's nightly rate as an early check-in fee and must make arrangements prior to arrival. In some cases, early check-in is simply not permissible. Renter's authorize early check-in fees, where negotiated or implied agreement if renter checks in early without notification or authorization, to be charged to the credit card used for the reservation.

Check-out times are posted per property listing and on all reservation confirmations. Most properties do a 10:00 AM check-out. A late fee of up to 50% of the daily rate may be assessed for check-outs past 10:00 AM and prior to 1 PM. Check-outs after 1 PM will be subject to a normal nightly rate as a late check-out fee. Renters authorize late check-out fees to be charged to the credit card used for the reservation.

BreckenridgeRental.com allows property owners access to update property information, including property descriptions, amenities and pictures. As such, BreckenridgeRental.com provides no warranties, actual nor implied, with regard to the information, services, and materials contained in this site or affiliate sites. As such, the renter is responsible for conducting their own research to qualify properties and making their own decisions regarding the use of properties listed on BreckenridgeRental.com. Most properties have detailed descriptions, pictures and many have full videos of the property. BreckenridgeRental.com does validate this information at the time the property is set up, but does not audit or monitor any changes to this information. Any and all communication and potential liability associated with the rental of that property must be directed to the property owner.

All information provided by the property owners utilizing BreckenridgeRental.com services is the direct responsibility of that property owner. As such, BreckenridgeRental.com shall not be held liable under any circumstances for any damages related to use of the services provided by BreckenridgeRental.com or the use of information on the BreckenridgeRental.com site or affiliate sites.

Neither BreckenridgeRental.com nor the property owner can guarantee that there will never be any maintenance issues that impact the property during your stay. While due care is taken to prevent inconveniences due to maintenance issues, BreckenridgeRental.com is not responsible for refunds due to maintenance issues, except in the case where the unit is inhabitable. In this case, refunds will be pro-rated based on the nights that the renter was unable to stay in the unit.

BreckenridgeRental.com and PMBO reserve the right to update these terms and conditions at any time. Reserving a property on BreckenridgeRental.com or an affiliate site indicates an agreement with these terms and conditions.

Property Owners using the services of BreckenridgeRental.com agree to the following terms and conditions:

Property Owners will pay a membership fee to utilize the rental management services provided by BreckenridgeRental.com and affiliate sites. In addition, a booking fee (also known as reservation commission fee) will be applied to all reservations made per BreckenridgeRental.com or affiliate sites. Credit card charges for membership fees and associated products and services will show under business name Property Management & Rentals on your credit card statements.

Annual renewal of the membership fee acknowledges acceptance of current rental terms and conditions.

BreckenridgeRental.com, PMBO or affiliate sites may also charge an administration fee direct to the renter. This fee may vary per site and is set at the discretion of PMBO and each affiliate site owner. Admin fees are retained by PMBO.

Owners must attest to the accuracy of information on their site and that any pictures utilized on their individual property listings are indeed photos of the property being listed.

Property owners agree to utilize acceptable content on their property listing. Unacceptable content, including but not limited to false affirmations, pornography, inappropriate language or inappropriate pictures may result in the cancellation of that property owner's membership. If cancelled for inappropriate content, no refunds will be made to the property owner for membership fees or commissions.

Legacy Memberships: Legacy memberships are defined as agreement for membership entered into initial contract prior to 2018 and those choosing not to upgrade to the Local Hosting and Rental Management service offering, which is the base default offering for all new memberships after January 1, 2018. Legacy Membership owners have the ability to update all information regarding their property, including inventory management, rate management, property listing information, property specific terms and conditions (check in, check out, rate, etc) and direct communication with rental guests.

Legacy Membership owners acknowledge and agree that they must maintain rates for their property. BreckenridgeRental.com will not be held responsible for errors or omissions in rate management by property owners. Renters will be provided the option to reserve a property based on the rates as set up by the property manager within the BreckenridgeRental.com site for all active properties. Legacy Membership owners are responsible for paying sales tax, which is collected via the reservation process and passed on in full to the property owner.

Property owners are responsible for all aspects of maintenance on their property and agree to perform maintenance to ensure their property meets rental standards and accurately reflects both the description and photos of the property. Owner responsibility includes contract or performing of all services related to property maintenance and upkeep, including but not limited to, home exterior, roof, hot tub maintenance service and repair, landscaping, trees shrubs and plants, walk-way access and repair, interior furnishings, snow removal, electrical, plumbing, heating, and inclusive of all other home aspects.

BreckenridgeRental.com has no responsibility for repair or reporting of maintenance items as referred to in previous paragraph. However, BreckenridgeRental.com has right to inform property owner of items needing addressed and may choose to cancel owner membership at BreckenridgeRental.com discretion if property is not maintained to standards as described in the property listing and photos.

BreckenridgeRental.com will not be held responsible for any damages incurred due to omissions, inaccuracies, or falsehoods.

PMBO and BreckenridgeRental.com will not be held responsible for any damages incurred to any property by any renter. Damages must be reported on a timely basis. PMBO reserves the right to evaluate damages reported and will determine if they feel the damage was caused through specific, intentional or accidental actions by guest. If guest fault is determined, PMBO will attempt to collect damages via security deposit and/or per the rental terms and condition allowing the guest credit card to be charged for damages. There is no guarantee that damages will be collected. Furthermore, bookings made on third party platforms, including VRBO and AirBnB, are subject to the evaluation by said platforms to determine justification for keeping some or all of the security deposit. Third party platforms will generally not approve amounts above the security deposit collected. Damage amounts are also dependent upon approval by Third Party Credit Card companies in the case where the guest disputes with his or her credit card company.

Damages exceeding the amount that can be collected will be the responsibility of the property owner. Property owners will be responsible for any legal or criminal action to be taken against renters including filing of police reports and civil action to collect damages. PMBO and BreckenridgeRental.com agree to cooperate in any proceedings to collect guest damages, as initiated by the property owner.

Property owners can cancel their membership at any time. However, any reservations previously made prior to the cancellation must be honored and BreckenridgeRental.com retains proprietary rights to renter and rental information. In addition, no monies will be refunded based on property cancellation. Reservations can be made up to one year in advance.

Owners agree to utilize BreckenridgeRental.com as their inventory management system and that they will keep all inventories accurate to allow for online reservations. Double bookings (reservation for a time slot not available) due to inaccurate inventory or errors in updating the inventory per the property owner will need to be refunded at 100% of the cost to the renter. For cancellations due to property unavailability, Property Owners agree to pay a 5% cancellation fee to PMBO to cover credit card fees for the initial reservation and the return of funds. This fee will automatically be taken from future rental proceeds or can be charged to the credit card used for membership, at PMBO discretion.

Owners agree to accept any and all reservations made via BreckenridgeRental.com, affiliate sites or travel partner sites.

BreckenridgeRental.com and PMBO retain proprietary rights to all renters and rental information for inquiries and reservations made through BreckenridgeRental.com, PMBO or any affiliate sites. Any future contact, solicitations, advertisements or attempts to secure future reservations must be made with a link to the BreckenridgeRental.com or affiliate site as appropriate. Any reservations made outside of BreckenridgeRental.com or affiliate sites are subject to rental commissions that must be paid to PMBO.

BreckenridgeRental.com does not guarantee that this website nor affiliate websites will be available 100% of the time. In the event of extended outages, the property owner must show proof of unavailability. BreckenridgeRental.com will be held accountable only for the prorated cost paid by the client for services that were not provided and will not be held responsible for any other costs.

BreckenridgeRental.com reserves the right to cancel membership services for any reason. If membership services are cancelled due to violation of terms and agreements, no monies will be refunded to the property owner. If membership is cancelled for a reason other than violation of terms and agreements, membership fees will be rebated on a pro-rated basis. Commission fees will not be rebated or returned in either scenario. Any booked reservations at the time of cancellation will be honored by both BreckenridgeRental.com and the property owner.

PMBO and BreckenridgeRental.com specifically prohibit the use of proprietary information by anyone without current active membership in the PMBO program or specific authorization by PMBO. Upon membership cancellation, regardless of whether cancellation is initiated by BreckenridgeRental.com, PMBO or the property owner, BreckenridgeRental.com and PMBO retain all proprietary rights to all renters, rental inquiries and rental contact information, exclusively and indefinitely, as PMBO proprietary clients. Contact of PMBO proprietary clients by property owners via phone, email, social media or any other avenue is expressly prohibited and an acknowledged violation of contract terms. Advertising or promotion with the intent to sell, solicit services or secure rental reservations of PMBO proprietary clients outside of the BreckenridgeRental.com and PMBO platform is expressly prohibited and an acknowledged violation of contract terms. Upon membership cancellation, property owners agree and acknowledge that no attempts shall be made by property owners either directly or through any other third parties to contact PMBO proprietary clients. Any reservations made outside of BreckenridgeRental.com or affiliate sites after membership termination are subject to rental commissions that must be paid to PMBO. Collection and legal fees may also apply and be added to rental commissions owed.

PMBO and BreckenridgeRental.com retain proprietary rights to all property descriptions, advertisement material, pictures and online content from within the BreckenridgeRental.com or PMBO platforms, exclusively and indefinitely, as PMBO proprietary information. PMBO and BreckenridgeRental.com also retain proprietary rights to all guest reviews for any stays in the property during dates under PMBO membership, exclusively and indefinitely, as PMBO proprietary information. This includes reviews made directly on PMBO, BreckenridgeRental.com or other affiliate sites. It also includes reviews made on the VRBO Homeaway platform, AirBnB platform and any other advertising or booking partner for guest stays during the membership period.

PMBO and BreckenridgeRental.com specifically prohibit the contact of PMBO proprietary clients or the use of PMBO proprietary information by any and all third parties without prior consent of PMBO. Owners agree not to share any proprietary client information from the PMBO and BreckenridgeRental.com platforms with any third parties. Contact of past, current or future guests or rental leads by third parties via phone, email, social media or any other avenue is expressly prohibited and an acknowledged violation of contract terms. Advertising or promotion with the intent to sell, solicit services or secure rental reservations per PMBO proprietary clients outside of the BreckenridgeRental.com platform is expressly prohibited and an acknowledged violation of contract terms. Property owners providing proprietary information to third parties are subject to rental commissions that must be paid to PMBO. Collection and legal fees may also apply and be added to rental commissions owed.

In the event that a property is to be placed on the market for sale or if property is sold, property owner agrees to immediately cancel membership to avoid further rental reservations, unless mutual authorization is retained by both property owner and PMBO to leave property membership active. Any existing reservations must be honored by the original and new property owners, with agreement as such in the property owner’s real estate listing agreement and the property real estate purchase contract.

Property owners acknowledge that BreckenridgeRental.com has a number of affiliate websites that are utilized to generate target marketing towards prospective customers. Property owners using BreckenridgeRental.com agree to allow BreckenridgeRental.com to market and provide direct reservations for their property per these affiliate sites. Any reservations made via these affiliate sites must be accepted by the property owner.

Property owners acknowledge that BreckenridgeRental.com is an affiliate site to PMBO and that PMBO operates under multiple affiliate sites. Property owners also acknowledge that PMBO utilizes travel agents and partner travel sites. Reservations will be accepted for all applicable sites under the PMBO umbrella and other travel partners.

BreckenridgeRental.com and PMBO reserve the right to update these terms and conditions. Original signup by the property owner or annual renewal indicate acceptance of these terms and conditions.

BreckenridgeRental.com and PMBO reserve the right to offer travel related services, including but not limited to rental reservations by travel agents, payment of travel fees to authorized agents and travel insurance offerings. Travel related services are paid as an add-on to the renter and are not commissionable to the property owner.

In some instances, owners may opt for a Local Hosting Rental Management or Full Rental Management program. Additionally, new memberships after January 1, 2018 will be set up as Local Hosting Rental Management contracts. Under these options, PMBO/BreckenridgeRental.com offers the following services in addition to the services previously listed under Rental Management By Owner.

PMBO is the main contact for the property for all inquiries, reservations, guest stays, emergencies and property maintenance. Property owners will not be listed as contacts, unless agreed to and authorized per mutual consent of both property owner and PMBO.

In addition to PMBO affiliate sites, property will also be marketed on additional sites. PMBO will take pictures and create online listings as appropriate to support rental efforts.

PMBO will do all website setup – including rates and minimum stay requirements - as appropriate to maximize rental income. Owners acknowledge and agree that rates will be set up at the discretion of BreckenridgeRental.com, using their experience and expertise to maximize over-all cash flows. Renters will be provided the option to reserve a property based on the rates as set up by within the BreckenridgeRental.com site for all active properties. Owners agree to accept all rates and reservations booked in BreckenridgeRental.com, affiliate and partner sites.

PMBO advertises on other by owner and popular vacation rental sites. Many of these sites charge additional commissions and fees. These fees are added on to the rental rates. PMBO does guarantee minimum rates as specified on the property within the PMBO/BreckenridgeRental.com system. Reservations will not be accepted unless minimum monies are available after deduction of partner and system fees.

PMBO collects and pays all sales tax for the property. Sales tax will be retained by PMBO and paid monthly to the town of jurisdiction and quarterly to the state of Colorado. PMBO will also ensure proper registration for sales tax payments. Individual property receipts for sales tax payments made by PMBO will not be available to property owners.

Property owners are responsible for registering BreckenridgeRental.com/PMBO as their rental agent and securing any necessary local jurisdiction licenses, including but not limited to the Town of Breckenridge annual BOLT license.

While PMBO is NOT responsible for any property management or maintenance, PMBO may coordinate maintenance and repairs for the unit, at PMBO discretion. Costs for vendors used (plumbers, electricians, handyman, etc) will be charged to the property owner at cost. Repairs and maintenance is limited to rental specific concerns and does not include over-all home services (like snow removal or roof repair).

PMBO will coordinate cleaning of the unit after rental stays. Cost for cleaning are charged to the renter. Cleaning fees charged will be retained by PMBO. PMBO will handle payments to the cleaning company.