Guest BookingTERMS & AGREEMENT

Welcome to SedonaEpicStays.com. These Terms & Conditions apply to all users, visitors, and guests of the site and all guest reservations. Sedona Epic Stays ("we," "us," or "our") provides an online venue enabling guests ("you" or "guest") to search for and book luxury vacation accommodations and related services in Sedona, Arizona.

These Terms, together with our Privacy Policy, Guest Booking Terms, and any property-specific rules, form a binding legal agreement governing your access to and use of our website, your reservation, your guest stay, and any concierge service bookings. By completing a booking, you acknowledge you have read, understood, and agreed to all terms herein.

Confirmation & Check-In Instructions

Once your booking is complete, you will receive a confirmation email. Check-in instructions are sent 3 days prior to arrival. Certain properties may require you to sign a waiver related to on-site amenities. Failure to sign the required waiver prior to check-in may result in cancellation of your booking.

Total Cost of Stay

By booking, you agree to pay all costs including the nightly rate, applicable taxes, cleaning fees, and any other fees listed at checkout (collectively, "Total Cost of Stay"). You will not receive check-in instructions until the Total Cost of Stay is fully paid and all identity verification, screening, required documents, and waivers are completed and signed.

For stays under 30 days, utilities are included in the Total Cost of Stay under normal usage assumptions. Excessive usage and pool heating (if applicable) will be charged separately.

License to Occupy

In consideration of your payment, Sedona Epic Stays grants you a limited license to enter, occupy, and use the accommodation for the duration of your stay as a vacation rental. This is not a lease and does not create any tenancy or exclusive possession rights. Sedona Epic Stays retains full legal, possessory, and access rights at all times.

Credit Card on File Required

A major credit card is required to hold a reservation. The name on the card must match the primary guest on the reservation, and a photo ID will be required. Sedona Epic Stays reserves the right to charge the card on file for any additional costs or damages — including additional cleaning fees, property damage, unauthorized pool heat charges, regulatory fines, or unauthorized guests or pets — discovered during or within a reasonable time after your stay. No charges will be processed without prior written notice.

To protect against fraud, identity theft, and security risks, all guests must successfully complete an identity verification check (unless specifically waived). We partner with Safely (SafelyStay, Inc.), a secure fraud prevention platform, to verify guest identity. You will be prompted to upload a valid government-issued photo ID and may undergo a facial geometry scan to confirm identity.

Sedona Epic Stays reserves the right to refuse service or cancel reservations for individuals who do not successfully complete identity verification. We do not store the information uploaded to Safely. Safely's Privacy Policy is available at safely.com/privacy-policy.

Applicable taxes — including sales and use tax, transient occupancy tax, local hotel tax, tourist tax, and other indirect taxes — may be imposed on your booking and any additional services. Tax amounts may vary by locality and applicable rates. Sedona Epic Stays may be legally required to collect and remit certain occupancy taxes to local government authorities.

A 5% late charge applies to any amount not received by the applicable payment due date. Sedona Epic Stays reserves the option to terminate the reservation and/or retain the reservation fee upon non-payment.

Accidental Damage Protection Program

Where no damage deposit is required, a non-refundable Accidental Damage Protection (ADP) Fee will be included in your Total Cost of Stay. The ADP Program covers up to $4,000 in aggregate toward repair or replacement costs for accidental damage exceeding normal wear-and-tear, as determined in Sedona Epic Stays' sole discretion.

The ADP Program does not cover damage due to pets, smoking, occupant counts exceeding the reservation maximum, tampering with devices, or intentional, reckless, or grossly negligent violations of this Agreement, House Rules, or the law. You remain responsible for any expenses exceeding $4,000 or not meeting ADP Program requirements.

Guest-Caused Damages

Any expenses related to curing payment defaults, repairing damage beyond ordinary wear and tear, additional cleaning, replacing personal property, replacing lost keys, or any other guest-caused expenses will be itemized and billed to you, due upon receipt, or charged to your credit card on file. Failure to remit outstanding amounts may result in legal proceedings, interest at up to 8% per annum, and a late payment fee of 5%.

Guest Cancellations

• More than 60 days prior to check-in: Full refund minus a 3% processing fee.
• Within 60 days of check-in: Non-refundable.

Please note: if your reservation dates are moved, all cancellation policies remain attached to your original reservation date.

We strongly recommend purchasing travel insurance for all bookings to protect against unforeseen circumstances.

Cancellation by Sedona Epic Stays

If for any reason the accommodation you booked is unavailable — including safety issues, maintenance, guest overstays, weather, double-booking, ownership changes, or regulatory changes — Sedona Epic Stays may substitute a comparable unit or allow you to cancel and receive a full refund. If no comparable unit is available, a full refund of all payments will be issued.

Late Check-Out

Unauthorized late check-outs will be charged for an additional full day of use based on the current listed nightly rate. Late check-out may be accommodated on request — please contact Sedona Epic Stays Customer Support in advance. If you check out later than the time in your confirmation email without prior consent, you authorize Sedona Epic Stays to charge Late Check-Out Fees and/or withhold your damage deposit.

Holdover Policy

If you remain in the accommodation past the agreed check-out date without consent, you will no longer have a license to stay. Sedona Epic Stays is entitled to require you to vacate, including removal by representatives and/or law enforcement. For each 24-hour period of holdover, you agree to pay two times (2×) the undiscounted listed daily rate, plus any additional damages including lost revenue from displaced reservations, alternative housing costs, and legal fees.

Departure Obligations

Upon check-out, guests must: (i) return all keys and access devices; (ii) vacate the property with all personal belongings; (iii) vacate all parking and storage spaces; and (iv) leave the property in the same condition as received, less ordinary wear and tear.

You agree not to exceed the maximum number of registered guests listed on your reservation. If you exceed the maximum occupancy without prior approval, Sedona Epic Stays may require you to vacate, and you will be subject to a penalty fee of $500 per person for every person over the stated limit. No refunds will be given for removal due to exceeding maximum occupancy.

Guest is responsible for all persons on the property during the stay. Each guest sharing a reservation is individually and jointly responsible for all obligations under this Agreement.

Safety Features

Properties may contain smoke detectors, carbon monoxide detectors, fire alarms, pool gates, pool alarms, and sound level monitoring units as required by law. You consent to the use of these safety features and agree not to interfere with, disable, or remove any installed safety device. Doing so constitutes a material breach of this Agreement and may result in immediate removal from the property.

Exterior Surveillance

Each accommodation may be monitored by video electronic surveillance on the exterior of the property for guest security and to ensure local laws and community rules are respected. Accommodations may also include noise-alert decibel monitoring systems to ensure neighborhood noise levels are maintained.

Personal Property

The personal property and vehicles of all guests are not insured by Sedona Epic Stays against loss or damage due to fire, theft, vandalism, water, or acts of others. We strongly recommend guests carry or obtain their own insurance to protect personal property during their stay.

Personal Injury

Sedona Epic Stays does not insure against personal injury except where caused by a hazardous condition resulting from our direct negligence or intentional misconduct. Guests acknowledge and accept responsibility for their own safety and the safety of all guests in their party with respect to all property amenities — including pools, hot tubs, play equipment, and any other features. Children must be closely supervised at all times.

Indemnification

Except for Sedona Epic Stays' gross negligence or willful misconduct, guest agrees to defend, indemnify, and hold harmless Sedona Epic Stays and its members from all claims, disputes, litigation, judgments, costs, and attorney fees resulting from loss, damage, or injury arising from guests' actions or related to their personal property during the stay.

The use of swimming pools, hot tubs, spas, docks, and related equipment is inherently dangerous. Guests are strongly cautioned to follow all safe practices:

1. No diving into the pool, hot tub, or spa.
2. No intoxicated persons may use the pool, hot tub, or spa.
3. No glass containers near the pool.
4. No one should use the pool or hot tub alone.
5. Children may never be left unattended near the pool or hot tub — not even for a moment.
6. No swimming in any pond on the property.
7. Waterslides: feet first, sitting straight up only. No jumping, climbing, or diving from waterslides.
8. Pool safety equipment is for emergency use only.

No lifeguard will be on duty. Guests and their party swim and use all water features entirely at their own risk. Guests assume full liability for all pool, hot tub, waterslide, fire pit, spa, dock, and water feature use.

Sedona Epic Stays offers optional Concierge Services to enhance your stay, including ground transportation, private chef service, hot air balloon rides, pre-arrival fridge stocking, in-home massages, guided tours, and more — for an additional fee.

Concierge Services are subject to availability and prices are subject to change until confirmed. Cancellation policies vary by third-party provider. Sedona Epic Stays may receive a service charge or referral fee in addition to the direct cost of services.

By using any Concierge Services, you release and hold harmless Sedona Epic Stays from any liability, claims, or damages arising from those services, including activities that are inherently dangerous. You acknowledge that you are responsible for the acts of anyone in your party participating in Concierge Services. Sedona Epic Stays makes no representations or warranties regarding third-party service providers.

Guests may not hire outside vendors (including chefs, bartenders, service staff, or any on-site service providers) at any Sedona Epic Stays property, as properties require vendors to carry specific insurance, licenses, and workers' compensation coverage.

If you wish to arrange on-site services, please contact Sedona Epic Stays to inquire about our approved vendors list — all of whom have been vetted for proper insurance, licensing, and workers' compensation coverage. The safety of both guests and vendors is our top priority.

Property Condition

Upon arrival, please inspect the property and immediately report in writing any furniture, furnishings, appliances, or fixtures not in operating condition. You will be responsible for any damage resulting from failure to report a problem in a timely manner. Reporting repairs does not entitle you to cancel the reservation or receive a refund.

Mechanical Failures

Sedona Epic Stays does not guarantee against mechanical or other failure of heating, air conditioning, appliances, TVs, internet, pools/spas, or other systems. Please report any inoperative equipment promptly.

Cleaning

The property will be delivered in professionally cleaned condition. Mid-stay cleaning is available for an additional fee upon request. The included cleaning fee covers approximately 3 hours of cleaning after your departure. Additional cleaning charges may apply if the property requires excessive cleaning, and you authorize Sedona Epic Stays to charge the card on file accordingly.

If a problem arises, please contact Sedona Epic Stays Customer Support at rentnowsedona@gmail.com — we will do our best to resolve your concerns quickly and fairly.

You agree to resolve any dispute arising out of these Terms by mediation before resorting to arbitration or court action. Mediation fees, if any, shall be divided equally. If the dispute is not resolved within 60 days of commencing mediation, either party may proceed with litigation or, if mutually agreed, arbitration. All proceedings will be conducted on an individual basis — you waive your right to participate in any class action lawsuit or class-wide arbitration.

The laws of the State of Arizona shall apply to any disputes arising from your use of Sedona Epic Stays properties. Any disputes related to specific properties shall be governed by the laws of the state in which the property is located.