Terms and Conditions

**Tax not included in nightly rates** Check in time is after 4:00 PM and check out is before 11:00 AM. An early check-in or late check-out is available for a fee. All properties are non-smoking. By state law, occupancy may not exceed what is posted for each home. Maximum occupancy includes infants and children. Due to security reasons, software and or files may not be downloaded by guests on any in-home computer.

Rates:  Rates are posted on each unit individually. Rates are subject to change without notice.

Payment Terms & Cancellation PolicyA deposit in the amount of 50% of the total rate, including taxes and fees is required to secure a reservation. The full remaining balance is due thirty (30) days prior to arrival date. The credit card on file will be charged thirty (30) days prior to arrival if other payment arrangements have not been made.  In cases where the booking is within thirty (30) days of the arrival date, the full balance is required to secure the reservation.

Travel Protection is offered through SweetSageMT for an additional purchase amount as dictated by the Travel Protection provider: Rental Guardian. For guests who choose not to participate in the Travel Protection program, a full refund less $150.00 cancellation fee will be given for a cancellation made sixty (60) days or more prior to arrival. A refund of 50% of the total rate including taxes and fees but not less than $150.00 will be given for cancellations made between sixty(60) and thirty (30) days before scheduled arrival.  No refund will be given for a cancellation within the thirty (30) days prior to arrival. No refund will be given for late arrivals or early departures. 

Monthly Rental:  Reservations for long-term (monthly) stays of thirty (30) days or longer are non-refundable.  A deposit in the amount of 50% of the total rate, including taxes and fees is required to secure a reservation. The full remaining balance is due thirty (30) days prior to arrival date. The credit card on file will be charged thirty (30) days prior to arrival if other payment arrangements have not been made. No refund will be given for cancellation of long-term (monthly) reservations.


Damages:  The Guest will at the Guest’s expense and at all times maintain the premises, furnishings and appliances in clean and good condition and will surrender the same upon termination of this Agreement in as good a condition as when received. Guest will be responsible for any damages or theft. You (your credit card on file) may be charged for such things as but not limited to: damage above normal wear and tear, pet damage, theft, extra cleaning costs.


Guest OccupancyThe number of guests permitted to occupy the property is limited to the number indicated in the Rental Agreement. The purpose of the accommodations is to serve as a dwelling throughout the guest’s stay. Unaccompanied minor children are not permitted on the property without adult supervision. Violations of this policy could result in eviction from the property without refund. Functions, events and/or special use of property require prior written approval from SweetSageMT. Additional charges, deposit and/or fees may apply.


Smoking: All of our vacation rental homes are strictly smoke-free environments, this includes all types of smoking and vaping. Where smoking is allowed outside the residence, all smoking materials, butts and ashes must be picked up and/or disposed of properly. Failure to do so may result in additional charges to your credit card on file.


Fireworks and Firearms: Fireworks are not permitted at any time. Firearms may not be discharged in, on, or around the property at any time. NO EXCEPTIONS.



Pets: A select few of our vacation rental homes will allow dogs with individual prior approval and required pet fee. Cats are not allowed at any of our vacation rental homes.  Where pets are permitted, guests are expected to exercise extra care to maintain the home and property in a clean, undamaged condition. Any and all pets must be treated for fleas and ticks prior to arrival. Pets are not allowed on furniture, are not allowed to be left unattended on the premises unless locked in a crate.  Pets must be leashed or under voice control when outside. All pet wastes must be picked up and disposed of properly.  Any undisclosed pets will result in a $500 penalty charged directly to your credit card on file.


Maintenance: Agent(s) cannot guarantee against mechanical failure of heating, air conditioning, TVs, Satellite Receivers, Internet modems, or other appliances. SweetSageMT will make every reasonable effort to arrange for repairs quickly and efficiently or move Guest(s) to a different property if possible. Should a repair person make a call to a unit and find that the equipment is in working order and the problem was due to the Guest(s) oversight or neglect, the charge for service will be the Guest(s) responsibility.  Authorized repairmen may enter the premises during business hours for purposes connected with repair, care or maintenance of rental unit. We will do our best to have any repairs done quickly; however, NO discounts or refunds will be given for equipment or appliance failure.


Personal Property: Guest’s personal property and vehicles are not insured by SweetSageMT. SweetSageMT is not responsible for any loss or theft either inside or outside the units.

Right of Entry and Inspection: SweetSageMT will have the rights to enter the premises pursuant to state law (1) In case of emergency, without prior notice and/or (2) To make necessary repairs, supply necessary or agreed services.

Liability and LitigationGuest expressly agrees to indemnify and hold harmless SweetSageMT and property owners from any accidents, claims, deaths, injuries, losses and/or damages to Guests and/or invitees. SweetSageMT will not be held responsible for acts of theft, vandalism and/or other damages to the guest’s personal property or items left in the unit.


Credit Card: Guest(s) will provide credit card number as a guarantee. Guest(s) agrees to pay all rent, accept all terms of the lease agreement and accept all liability for any damage beyond normal wear and tear during the term of the lease with SweetSageMT. If guest(s) fails to do so, they understand that these costs will be charged to the credit card number provided.

Taxes: Units are subject to all applicable Montana Sales taxes and Lodging taxes, commonly known as the “bed tax”.

Entire Agreement: The parties acknowledge that this Agreement expresses their entire understanding and agreement, and that there have been no warranties, representations, covenants or understandings made by either party to the other except such as are expressly set forth in this Agreement.

Errors and Omissions: We strive to make all published information about the rental properties offered by SweetSageMT as complete and accurate as possible. Our website and print media content are reviewed and updated regularly. SweetSageMT is not responsible for inadvertent errors or any unknown changes a unit owner may have recently made to their property.

Compliance with Law: Both parties agree to comply with all applicable federal, state, and local laws and regulations in performing their duties.

Severability: In the event that any provision of this Agreement is found invalid or unenforceable pursuant to judicial decree or decision, the remainder will remain valid and enforceable according to its terms.

Agency Disclosure: SweetSageMT serves as the agent & representative of all owners of vacation properties in its rental program, and is acting at all times, in and for the best interests of the owners

Notices: All notices, demands or consents required or permitted under this Agreement will be in writing and will be delivered in person or mailed or emailed prior to stay. The service of any notice on one Guest will be deemed a service of all occupants with the premises.



”Fantastic place on the Bitteroot! This is the 2nd time we have rented this cottage and are ready to make reservations to return next year. Perfect location, with the river in your backyard. Wonderful little house, immaculately clean. Would highly recommend !”