Effective: July 21, 2026 · Last Updated: July 21, 2026

Welcome to Stay Utah. These Terms of Service (“Terms”) govern your use of our platform — including stayutah.com, pecanvalley.com, and any resort collection site, direct-booking portal, subdomain, app, or affiliated service we operate (together, the “Platform”). By using the Platform or making a booking, you agree to these Terms and the policies linked here.

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1. Who We Are, and What We Do

Stay At, LLC DBA Stay Utah (“Stay Utah,” “we,” “us,” “our”) runs a technology platform that helps you discover and book vacation rentals offered by independent management companies and hosts (“Hosts”).

We are a facilitator. We provide the search, listing, booking, and payment technology that connects you with a Host. We do not own, operate, manage, or control any property, and we are not the seller or merchant of record for your stay. When you book, you enter a direct agreement with the Host, who is responsible for the property, the stay, and the booking transaction. You may experience Stay Utah as the brand throughout your booking — but the underlying rental contract is between you and your Host.

Eligibility. You must be at least 18 years old (or the age of majority in your jurisdiction, if higher) to create an account or make a booking, and you must be the age required by the Host for the property, which may be higher. You represent that the information you provide is accurate and that you are booking for lawful purposes.

2. Your Booking Is With the Host

Each booking creates a direct contract between you and the Host. The Host is responsible for the property’s condition, availability, accuracy, safety, cleanliness, check-in, house rules, refunds, and resolving any issues with your stay.

Properties are offered “as is” by the Host. Listings, photos, descriptions, amenities, and availability are provided by the Host, and each property is offered as is. Stay Utah does not create listings, inspect properties, or independently verify listing content, and we do not warrant or guarantee that a property will match its listing. We are not responsible for a Host’s misrepresentation, inaccuracy, or omission about a property. If you believe a Host has misrepresented a property or that a listing is inaccurate, please tell us at legal@stayutah.com — reporting helps us keep the Platform accurate, and we may review, remove, or take other action on listings at our discretion, though we are not obligated to and any remedy for your stay is provided by the Host.

The Host may require you to accept or sign additional documents — a rental agreement, damage waiver, house rules, security-deposit authorization, or identity verification — before or during your stay. By booking through the Platform, you agree in advance to be bound by those documents, and you agree that they govern matters specific to your stay. We are not a party to them and are not responsible for them.

3. Fees

We keep pricing simple and disclose fees before you pay.

Stay Utah Service Fee. We charge a service fee of 6% of the booking subtotal for use of the Platform’s booking technology and facilitation services (the “Service Fee”). The Service Fee is shown to you at checkout before you confirm. It is a fee for using our Platform — it is not part of the price of your accommodation, which is set and charged by the Host.

The Service Fee follows your booking. If your booking is refunded under the Host’s cancellation policy (including a cancellation by the Host), Stay Utah refunds its Service Fee to you in the same proportion as the underlying booking. The Service Fee is Stay Utah’s own charge, so Stay Utah refunds it directly; where applicable law requires the Service Fee to be refunded, Stay Utah will do so. Refunds of the accommodation and any Host charges are governed by the Host’s policy and issued by the Host, who is the merchant of record (see Section 5).

Other charges. Taxes, Host charges, optional add-ons (such as a damage waiver or concierge upgrade), and any other amounts are set and charged as disclosed at checkout. We may introduce, modify, or remove fees and optional services at any time, in our discretion; changes apply to future bookings.

4. Payments

Payments are handled through our third-party payment processor and routed to the Host, who is the merchant of record for your stay. We facilitate the transaction through the processor’s payment rails; we do not act as a bank, escrow agent, or money transmitter, and we do not hold your funds as a merchant of your stay.

Because the Host is the merchant of record, the Host is responsible for charges, refunds, chargebacks, disputes, and the collection and remittance of applicable taxes for your booking. If you have a payment issue relating to your stay, the Host resolves it. We can help facilitate communication, but we are not responsible for the Host’s payment decisions.

5. Cancellations and Refunds

The Host sets the cancellation policy for each property, and it is disclosed before you book and in any Host agreement you accept. Refunds for the accommodation are governed by that policy and issued by the Host.

24-hour grace. Hosts listing on the Platform commit to honoring a 24-hour grace period: unless a stricter requirement applies by law, you may cancel within 24 hours of booking for a full refund, provided the reservation was made at least 24 hours before the scheduled check-in time. Reservations made less than 24 hours before check-in are non-refundable. The Host refunds any captured accommodation and Host charges; Stay Utah refunds any captured Service Fee.

Stay Utah’s Service Fee is Stay Utah’s own charge and is refunded by Stay Utah in proportion to any refund of the underlying booking, as described in Section 3. Stay Utah does not refund the accommodation or Host charges; the Host issues those.

Goodwill. From time to time we may, at our sole discretion and where the Host has authorized us to do so, issue a small goodwill credit or refund to resolve a service issue. Doing so once does not obligate us to do so again and does not make us responsible for the Host’s obligations.

6. Reviews and Content

You may post reviews, photos, and other content. You grant us a worldwide, perpetual, royalty-free, sublicensable license to use it in connection with the Platform. Reviews must reflect a genuine experience. We may remove, edit, or decline any content or review at our sole discretion. See our Content & Review Policy.

7. Acceptable Use

Use the Platform lawfully and honestly. Do not misrepresent yourself, commit fraud, harass others, scrape or interfere with the Platform, introduce malicious code, or attempt to divert bookings or payments off-Platform in violation of these Terms. See our Community Standards.

8. Privacy

Our Privacy Policy explains what we collect and how we share it — including sharing your booking information with your Host and with the service partners that make your booking work. By using the Platform, you agree to the Privacy Policy.

9. Service Provided “As Is”; Technical Matters

The Platform is provided “as is” and “as available.” To the maximum extent permitted by law, we disclaim all warranties, express or implied, including merchantability, fitness for a particular purpose, and non-infringement.

We are not liable for, and do not guarantee against: interruptions, downtime, or errors in the Platform; failures, downtime, or errors of third-party systems, including property-management systems (PMS), channel managers, APIs, or the payment processor; pricing, availability, or listing errors; or double-bookings, sync delays, or availability conflicts caused by third-party or Host systems. Where a technical error affects your booking, we may, at our discretion, work with you and the Host to find a reasonable resolution, but we are not obligated to provide a remedy beyond what the law requires.

Assumption of risk. Vacation rental properties and their amenities — such as pools, hot tubs, stairs, decks, waterfront, fireplaces, and remote or outdoor settings — carry inherent risks. You understand and accept these risks for yourself and your party, and you are responsible for reviewing each property’s rules and features and for supervising members of your party, including children. The Host is responsible for the property’s condition and safety; Stay Utah does not own, inspect, control, or guarantee any property. This does not waive any right that cannot be waived under applicable law, and nothing here releases any party for its own gross negligence or willful misconduct.

10. Limitation of Liability

TO THE MAXIMUM EXTENT PERMITTED BY LAW, STAY UTAH WILL NOT BE LIABLE FOR ANY INDIRECT, INCIDENTAL, SPECIAL, CONSEQUENTIAL, EXEMPLARY, OR PUNITIVE DAMAGES, OR FOR LOST PROFITS, DATA, OR GOODWILL.

OUR TOTAL AGGREGATE LIABILITY ARISING OUT OF OR RELATING TO THE PLATFORM OR THESE TERMS WILL NOT EXCEED THE GREATER OF (A) THE TOTAL SERVICE FEES YOU PAID US IN THE 12 MONTHS BEFORE THE CLAIM, OR (B) USD $250.

Some jurisdictions do not allow certain limitations; in those places our liability is limited to the maximum extent permitted by law, and the rest of these Terms remain in effect. Nothing in these Terms limits liability that cannot be limited by law, including, where applicable, liability for personal injury or death caused by a party’s own negligence, fraud, or willful misconduct. Because you contract directly with the Host for your stay, claims relating to the property, its condition, or personal injury are between you and the Host, who is responsible for the property and maintains insurance for such claims.

11. Indemnification

You agree to indemnify and hold harmless Stay Utah and its officers, directors, employees, and agents from any claims, damages, losses, and expenses (including reasonable attorneys’ fees) arising from your use of the Platform, your bookings, your breach of these Terms, any agreement between you and a Host, or your violation of law or third-party rights. We may, at our option, control the defense and settlement of any claim subject to your indemnification, and you agree to cooperate reasonably in that defense; you will not settle any such claim in a way that imposes obligations on Stay Utah without our prior written consent.

12. Changes to These Terms

We may update these Terms at any time. Material changes will be posted with a new “Last Updated” date. If these Terms change, your continued use of the Platform constitutes acceptance of the updated Terms.

13. Dispute Resolution

These Terms are governed by Utah law. Informal resolution first. Before starting arbitration, you agree to first contact us at legal@stayutah.com and make a good-faith effort to resolve the dispute for at least 30 days. Many issues about your stay are resolved fastest by contacting the Host directly. If we can’t resolve it informally, any dispute will be resolved by binding individual arbitration administered by the American Arbitration Association (AAA) under its Consumer Arbitration Rules, seated in Washington County, Utah. You and we waive any right to a jury trial and to participate in a class or representative action. Questions of arbitrability are delegated to the arbitrator.

30-day opt-out: you may opt out of arbitration by written notice to legal@stayutah.com within 30 days of first accepting these Terms. Small claims: either party may bring a qualifying individual claim in small-claims court. Mass filings are administered in batches to the extent the provider’s rules allow. If arbitration is found unenforceable, the exclusive venue is the state or federal courts in Washington County, Utah. If the class-action waiver is held unenforceable for a claim, that claim proceeds in court and the rest of this section survives.

14. Suspension; Termination; Miscellaneous

We may suspend or terminate access for any violation of these Terms or as permitted by law. Depending on severity, a guest who abuses or damages a property, mistreats a Host or neighbors, or violates our Community Standards, Good Neighbor Policy, or a Host’s house rules may be removed from the property and the Platform and have current and upcoming reservations cancelled; in cases of removal for cause the Service Fee and any other fees payable to Stay Utah are non-refundable, and any accommodation refund is up to the Host and handled directly with the Host, as described in the Booking Policy. If any provision is unenforceable, the rest remains in effect. Our failure to enforce a provision is not a waiver. You may not assign these Terms; we may. These Terms and the linked policies are the entire agreement between you and Stay Utah regarding the Platform.

15. Linked Policies

Privacy Policy · Cookie Policy · Booking Policy · Good Neighbor Policy · Content & Review Policy · Community Standards · Promotions & Loyalty Policy · Accessibility Policy · Licensing Info · DMCA / Copyright Policy. Management companies and hosts receive the Management Partner Agreement and Vetting & Performance Standards separately during onboarding.

16. Contact

Stay At, LLC DBA Stay Utah · PO Box 512, Toquerville, UT 84774 · legal@stayutah.com