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:


-- 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.

-- 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.

-- 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.

When making a reservation for one of our properties, upon checking out, you will have the opportunity to purchase travel insurance from a third-party travel insurer.  Many people like to have travel insurance in place in the event of an unforeseen circumstance which would require cancellation of the trip and reservation.  Purchasing travel insurance is NOT mandatory... it's completely up to you.  To see the terms of the travel insurance policy, click on this link:  CLICK HERE FOR TRAVEL INSURANCE DETAILS

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.

In the event that we are simply unable to personally meet you for check-in, the check-in process for your specific property is explain in a video on this page:

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:


As a Guest of Sandy Investment Properties, LLC (d/b/a St Joseph at the property indicated above, I understand the following House Rules shall apply to me and all members of my party.


1. I agree to refrain from smoking or vaping of any kind inside the property. Furthermore, I agree and understand that any violation of this policy will result in a $350 additional charge and immediate cancellation of my reservation.


2. No pets of any kind are allowed on or in the property (inside or outside).


3. No open flames (candles, lighters, etc). are allowed to be lit inside the property.


4. I understand that any form of marijuana or THC can leave a residual odor offensive to some people. Therefore, I agree to refrain from opening any type of container or packaging of marijuana or THC while inside the property. I also agree to refrain from burning or smoking marijuana or THC on the deck, patio or porch if the drifting smell could be noticed by neighbors or other guests. Under NO circumstances may marijuana be smoked or burned while inside of the property. Furthermore, I agree and understand that any violation of this policy will result in a $350 additional charge.


5. No guests, other than those specifically listed on the Guest Registration Card, may occupy the property at any time. No parties, social gatherings, reunions, etc Maximum of 2 persons in a one-bedroom property, 4 persons in a two-bedroom property, 6 persons in a three-bedroom property at any time (including children). All must be listed on Guest Registration Card per insurance requirements.  The reason for this is because every person who sets foot on the property is a potential risk for the insurance company. 


6. 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. Insurance says that the property must not be used in any manner except for which it was intended when it was built.  To use the sofa for sleeping, or to use an air mattress in the living room, thereby creates the situation whereby the living room is now being used as a bedroom.  Insurance doesn’t allow this.


7. The thermostat shall be set within the range of 68 degrees to 74 degrees at all times. All windows/doors (including storm doors and storm windows) shall be kept closed while the air conditioning/heating units are in operation.


8. No appliance or piece of furniture may be used for any purpose other than the purpose it is intended by the manufacturer.


9. Cigarette butts or other trash may not be thrown or disposed of in the lawn.


10. Up to two vehicles are allowed in the parking area, and both vehicles (if two) must be parked in the two parking spots assigned to the unit. Up to three vehicles may be parked at the 1602 South 38th Street location. Absolutely no parking on the lawn or sidewalks, or any portion thereof.


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.

We realize that sometimes a trip can get cut short and you need to check out of the property prior to your scheduled check-out date. 

Although we don't provide refunds for unused nights, if you contact us as soon as you know your preferred check-out date, we will make the remaining nights of your reservation available to others to reserve.  As a courtesy to you, if someone else reserves the property for any or all of your unused nights, we will offer you a partial refund based on the revenues generated by the replacement reservation.

Per our insurance carrier's requirements, pets of any kind are prohibited from our properties (inside or outside).  Pet may leave behind a dander or allergen that could cause health issues for future guests or their family members.


If you have a legitimate Service Animal, please provide the information on the specific trained service the animal provides to its owner.  We make ever effort to remain in compliance with ADA guidelines and the State of Missouri laws.  NOTE:  We strongly enforce Missouri Statute 209.204 which addresses the crime of  impersonating a person with a disability for the purpose of receiving certain accommodations, penalty, civil liability.


Missouri Statute 209.204 says:  Any person who knowingly impersonates a person with a disability for the purpose of receiving the accommodations regarding service dogs under the Americans with Disabilities Act, 42 U.S.C. Section 12101, et seq., is guilty of a class C misdemeanor and shall also be civilly liable for the amount of any actual damages resulting from such impersonation. Any second or subsequent violation of this section is a class B misdemeanor. For purposes of this section, "impersonates a
person with a disability" means a representation by word or action as a person with a disability or a representation of a dog by word or action as a service dog.  We will report any violations of this statute.

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.

YES, we do!  Because we appreciate our loyal returning guests, if you've stayed in one of our properties once, we'll create a special discount code just for you that you may use on a return reservation.  To get your discount code, PLEASE CALL US AT 816-282-8888 PRIOR TO MAKING THE NEW RESERVATION ON OUR WEBSITE!  You'll need your upcoming check-in and check-out dates when calling.  We'll create a special time-sensitive discount code that you may apply when making your reservation that'll take an extra percentage off the nightly rate.  It's just our way of saying "thanks" to our loyal guests!

The state of Missouri requires that we collect and remit sales tax on all reservations of less than 30 nights.  Additionally, the City of St. Joseph requires that we collect and remit tourism tax on all reservations of less than 30 nights. You do not have to pay sales tax or tourism 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 1-bedroom and 2-bedroom properties has a least two televisions (one in the living room and one in a bedroom).  3-bedroom properties have at least two (one in the living area and one in a bedroom).  All televisions receive the local broadcast stations (the major networks).  In addition, the televisions are all "smart" televisions 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.

Unfortunately, most of our properties are "pet free" units.  Our insurance requires that we maintain pet-free environments because of the potential health hazard to a guest(s) who may occupy the property after a pet has been inside the premises.  For example, if a guest's pet leaves a dander, residue, etc in the carpet or upholstery, and a subsequent guest (or their family/children) has an allergy or it causes an adverse medical condition, then we (along with our carrier) could potentially be held liable.  We have one property where we do allow one small dog, but oftentimes this property is already reserved/booked.


More information regarding ADA and Missouri laws may be found here:


Neither the ADA nor Missouri's service dog law includes what some people call therapy dogs or "emotional support animals": animals that provide a sense of safety, companionship, and comfort to those with psychiatric or emotional disabilities or conditions. Although these animals often have therapeutic benefits, they are not trained to perform specific tasks for their handlers. Under the ADA and Missouri law, owners of public accommodations are not required to allow emotional support animals, only service animals.


Thank you for understanding.

The historic city of St. Joseph, Missouri covers about 45 square miles and has a population of approximately 74,000.

The top three largest employers in St. Joseph, Missouri are Mosaic LifeCare, Triumph Foods, and the St. Joseph School District.
Here's a complete list:

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