Frequently Asked Questions

You can check availability for the our properties here, or read about each of our properties and check availability on the availability page. If you have any questions about the best arrangements for you, please use the contact us form and we will help you decide what works best for you and your budget.

Our cancellation policy is as follows:

CANCELLATION POLICY:
ANY RESERVATION CANCELLED BY GUEST WITHIN 6 HOURS OF BOOKING WILL RECEIVE A FULL REFUND UNLESS THE RESERVATION IS MADE ON THE SAME DAY OF CHECK-IN (in this case, no refunds will be given).

RESERVATIONS OF FEWER THAN 14 NIGHTS:
-- If Reservation is cancelled by Guest 14 or more days prior to the check-in date, a full refund will be given less a $50 service fee.
-- If Reservation is cancelled by Guest less than 14 days prior to check-in date, Guest agrees to pay the total amount due or 5 days’ rent (5 x Nightly Rate plus taxes), whichever is the lesser amount.
-- If Reservation is cancelled by Guest less than 7 days prior to check-in date, Guest agrees to pay the total amount due of 7 nights' rent (7 x Nightly Rate plus taxes), whichever is the lesser amount.
-- There will be no refunds for any cancellations or reservation alterations after the Guest has checked into the property.

RESERVATIONS OF 14 TO 30 NIGHTS:
-- If Reservation is cancelled by Guest 14 or more days prior to the check-in date, a full refund will be given less a $100 service fee.
-- If Reservation is cancelled by Guest less than 14 days prior to check-in date, Guest agrees to pay the total amount due or 7 days’ rent (7 x Nightly Rate plus taxes), whichever is the lesser amount.
-- If Reservation is cancelled by Guest less than 7 days prior to check-in date, Guest agrees to pay the total amount due of 10 nights' rent (10 x Nightly Rate plus taxes), whichever is the lesser amount.
-- There will be no refunds for any cancellations or reservation alterations after the Guest has checked into the property.

RESERVATIONS OF MORE THAN 30 NIGHTS:
-- If Reservation is cancelled by Guest 28 or more days prior to the check-in date, a full refund will be given less a $250 service fee.
-- If Reservation is cancelled by Guest less than 28 days prior to check-in date, Guest agrees to pay the total amount due or 14 days’ rent (14 x Nightly Rate plus tax), whichever is the lesser amount.
-- If the Guest has checked in the property and would like to vacate the property prior to the Check-Out Date, Guest shall give Host/Owner 15 days' written notice so Host/Owner may advertise availability of property.  If Host/Owner is able to replace the total revenues lost as a result of Guest's cancellation by renting to another Guest(s) during the original reservation term, Guest will only be responsible for paying the difference to Host/Owner.  Because Host/Owner has removed the property from showing as "available" on online booking sites, Guest understands that any cancellation prior to the end of the reservation term would constitute a real monetary loss to Host/Owner and agrees to make Host/Owner whole.

Checkout is at 11am and check-in is at 3pm. If you need a later checkout (up to an hour), it may be arranged if we do not have another guest checking in on the same day as your check-out.  Regarding an early check-in, we will accommodate you as best we can as long as the property is prepared, fully cleaned, and ready for you.

When it comes time for your scheduled check-in, someone will meet you at the property to introduce you to the amenities, program your own custom door code, show you around, and answer any questions you have about the property or the St. Joseph area. At that time, you will be required to fill out a Guest Registration Card (including your driver license number), provide photo ID,  and indicate your acceptance and understanding of the House Rules.  Our insurance requires that we personally show you the location of the fire extinguisher upon checking in.

 

Sometimes we get asked, "I've never had a host meet me personally at the property for check-in... they usually just leave a key or door code.  Why is that?"   Well, first of all, our insurance carrier requires that we do.  We have to make sure the person checking in is actually the guest who made the reservation.  Secondly, we need the Guest Registration card and House Rules forms completed at the time of check-in.  And finally, keep in mind, we're inviting complete strangers into our homes... people we've never met before.  We need to feel comfortable with whom we are allowing access to one of our biggest investments.

The night before your check-out date, you'll receive a text message containing instructions and reminders for checking out. Essentially, we ask that all keys and alarm FOBs are returned to the hook next to the front door. Trash should be gathered up in provided trash bags and placed near the refrigerator.  Each property should be left clean and in the same condition it was in upon checking in.

In order to insure that everyone is on the same page when it comes to the "do's" and "don'ts", we ask that each guest familiarize themselves with our House Rules (many of them dictated by our insurance carrier) as follows:

  • No smoking or vaping of any kind inside the property.
  • Any form of marijuana or THC is illegal in the state of Missouri. Furthermore, guest agrees to refrain from bringing any and all illegal substances in or onto ANY property owned by Sandy Investment Properties, LLC in St. Joseph, Mo.
  • No pets of any kind are allowed on or in the property (inside or outside).
  • No open flames (candles, lighters, etc) are allowed to be lit inside the property.
  • No guests, other than those specifically listed on the Guest Registration Card, may occupy the property at any time (inside or outside). No parties, social gatherings, reunions, etc.  This is a strict requirement by our insurance carrier.
  • Only the beds in the bedrooms may be used for overnight sleeping. The sofa may not be
    used as a bed. Air mattresses are not permitted in the property.
  • The thermostat shall be set within the range of 68 degrees to 74 degrees at all times.
  • No appliance or piece of furniture may be used for any purpose other than the purpose it is intended by the manufacturer.
  • Cigarette butts or other trash may not be thrown or disposed of in the lawn.
  • Up to two vehicles are allowed in the parking area, and both vehicles (if two) must be parked in the two parking spots directly in from of the unit.

I understand that violation of any of these policies shall result in the immediate cancellation of my reservation and I understand that I shall forfeit any and all payments and/or deposits paid to St Joseph Lodging, Sandy Investment Properties LLC, AirBNB, VRBO, HomeAway, Expedia, or any other entity in receipt of guest's reservation payment. In addition, guest agrees to pay for any repairs, professional cleaning and/or odor removal that may result from my violation of this policy.

I understand that St. Joseph Lodging/Sandy Investment Properties, LLC is required to promptly notify law enforcement of any illegal substances found or known to be on the property. Guest also understands that video surveillance is in operation on the parking areas, garage (if any) and exterior of the property only. Absolutely NO video surveillance or recording devices are installed in the living or private areas of the property.

Sometimes a guest will ask why we have so many House Rules.  It's primarily because our insurance carrier requires that we inform guests of what they can and cannot do while staying in our properties. Insurance companies want to limit their risk exposure by avoiding the possibility of fire, theft, accidents, etc.  Regarding the number of guests in each property, our insurance carrier is very strict about limiting the number of people on or at a property (no more than two persons at a 1-bedroom property; no more the four persons at a 2-bedroom property; no  more than six persons at a 3-bedroom property) because the more people, the higher the likelihood that an insurance claim could be filed.  The number of people at each property (including guests & visitors, regardless of whether they're staying the night or not) is determined at a ratio of two persons per bedroom.  The restriction of air mattress and sleeping on the sofa is because that technically turns a "non-bedroom" room into a bedroom, and this is prohibited by the insurance policy.  The policy clearly states that the property must be used in the manner it was intended when built (no changing or using other rooms as sleeping areas except the bedrooms).  To remain in compliance with our insurance mandates, we must strictly enforce these rules without exception.  If a guest violates any House Rule, we are required to terminate the reservation immediately without a refund.  This is why we make sure all guests are notified and accept our House Rules upon checking in.

Our properties are a great alternative to staying in a hotel when visiting or working in St. Joseph!  We provide so much more than a hotel could possibly offer.

As a Guest, you should realize that, unlike a hotel, when you leave our property, you should return it to the same condition it was in when you checked in (with the exception of laundering the towels, bedding and linens... we'll take care of that).  We don't have a staff of maids and housekeepers like a hotel... instead, we personally come in to check each property after a guest leaves and prepare it for our next guest.  This includes sanitizing touch surfaces, cleaning the toilet, restocking supplies, and doing the laundry.  We will also make sure the entire property is very clean and up to our high standards of cleanliness.

If a guest accidentally damages something or spills something on the carpet or furniture, please notify us immediately.  We have tools and special cleaners to try to fix the issue.  We've had guests in the past who try to clean it up themselves, only to make matters worse.

Guests who leave a property damaged or in an unclean state will be billed accordingly.

Our properties are not ideal for small children and toddlers.  Because everyone's safety is our primary concern, we do not recommend our places for families with small children and toddlers.

YES!  Our website automatically adds discounts based on the length of the reservation. 

 

On most properties, a 20% discount is automatically applied to a stay of three nights or more.  A 30% discount is automatically applied to a stay of seven nights or more.  And a 38% discount is automatically applied to a stay of thirty nights or more.

 

Plus, in addition, we offer a special Loyal Guest discount to those we've hosted before.  If you're a repeat guest, contact David at 816-282-8888 for a special discount code that you can use when making your reservation.

 

We also offer a military discount to those guests who have served our country.

 

NOTE:  Discounts may not be combined.

The state of Missouri requires that we collect and remit sales tax on all reservations of less than 30 nights.  You do not have to pay sales tax on any reservation of 30 nights or more.

All of our properties are located on the east side of St. Joseph which is considered to be the safest part of town.  In addition, we customize the keylock entry code for each and every guest (it's always changed between guests), plus all of our properties are equipped with an alarm system.  Outdoor video surveillance is also in use at each of our properties.  The safety of our guests is a high priority.

We provide most things you'll need to make your stay comfortable and enjoyable.  These include basic kitchen items (plates, dishes, silverware, pots/pans, skillet, corkscrew, pizza cutter, baking sheet, pizza pan, coffee maker and coffee, drinking glasses, wine glasses, toaster, microwave, dishtowels, etc.), bed linens, towels/washclothes, starter laundry soap, hair dryer, iron and ironing board, starter shampoo and hand soap, etc.

Yes. All of our properties are equipped with high-speed WiFi.  Although there are rarely issues with the internet connection, we are subject to the ISP's (Suddenlink Communications) potential outages and upgrades.

Yes, we do provide a washer/dryer in each of our properties for your use at no additional cost.  You are also provided with a starter pack of laundry detergent.

Each of our properties has a least one television.  2-bedroom and 3-bedroom properties have at least two (one in the living area and one in a bedroom).  All television are equipped with complimentary Netflix and local broadcast stations (the major networks).  The televisions are all "smart" television and equipped with most of the popular streaming apps... guests are welcome to sign into any of the apps with their own account information.  We do suggest that guests sign out of their own accounts prior to checking out.

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