We rent out our mountain property every winter to a group of skiers (6 month lease). Usually a small group of people sign the original lease (say, 3-4 couples) - lease allows up to 8 people overnight.

There are provisions in the lease that guests are allowed but unfortunately for us this translates into roughly 10-12 people staying in our place on regular basis by the end of the season - according to 'unofficial' reports from some of the neighbors disturbed by the number of cars in the parking lot and/or the street around our building.

Here is what our current verbiage is in the lease:

"NATURE OF OCCUPANCY: During the term of this lease, guests are allowed to stay provided that at least one of the above named Lessees is present. The number of people occupying the residence is not to exceed 8. "

How could we make this language stronger (yet still enforceable by law in CO - Summit County) to protect ourselves from 'squatters' who take advantage of their guest status and overcrowd the place?

Thx in advance -

I'm no lawyer so this is a just what I would surmise:

It is a long term (6 month) lease, so you can't limit occupancy like a hotel can. You are going to be subject to occupancy rules for regular housing.

You can usually limit occupancy to two to a bedroom unless the bedrooms are very large in which case you may be required to allow more.

You probably legally cannot restrict your renters ability to have guests over, and doing so would also probably hurt your chances at renting.

You can restrict how long guests can stay, but your issue is really how many people are staying there.

As long as your 8 person limit complies with the law (ie it is not a 5 bedroom house), you could amend your sentence to read: "The number of people staying at the residence overnight, including guests, is not to exceed 8. In the event Landlord finds a violation of this lease term, there will be a $75/night charge for each person over the 8 person limit."

Now the real question is, how are you going to enforce this? Knock on their door at night and do a head count? And what is the real problem?

If it is wear & tear on the unit, give them a warning on a weekend where there are more cars, and then if it continues raise the rent next lease term.

If the issue is the number of cars, just limit that in the lease.

Yes, obviously these are basically good tenants and they want their friends to enjoy their "vacation home."

I'd nicely explain to them the additional people are causing extra wear and tear and this year there will be an additional charge for over x number of people.

I managed large condo complexes at a ski resort for several years so I know exactly what you are going through.