SOMNI Terms and Conditions:

Effective Date: September 2026

These Terms & Conditions ("Agreement") are part of the agreement between SOMNI ("SOMNI," "we," "us") and the Guest ("Guest," "you"). By booking or occupying a SOMNI property, you agree to the terms below. SOMNI operates properties in Iowa, South Dakota, and Nebraska.

1. Definitions

• "Agreement" means these Terms & Conditions together with the applicable Confirmation.

• "Confirmation" means the booking summary issued by SOMNI identifying the Unit, dates, rate, and Financially Responsible Party.

• "Unit" means the specific furnished residential apartment or home assigned to Guest.

• "Start Date" and "End Date" mean the check-in and check-out dates stated in the Confirmation.

• "Financially Responsible Party" means the entity or individual identified in the Confirmation as responsible for payment (e.g., Guest, employer, relocation company, or insurance carrier/adjuster).

• "Guest" means the individual(s) occupying the Unit, regardless of who the Financially Responsible Party is.

2. The Unit

The Unit is a furnished residential apartment located within a building owned by a third party. Guest agrees to use the Unit solely for residential purposes and in accordance with this Agreement and all applicable laws.

3. Reservation & Payment

All fees must be paid by approved method (credit card, ACH, wire transfer, corporate check, or other approved method).

A non-refundable booking deposit may be required and will be applied to the first invoice.

Returned payments are subject to a $150 fee (or the maximum permitted by law).

Late payments may incur:

• $50 administrative late fee after 5 calendar days

• Interest at the lesser of 15% per annum or the maximum allowed by law

Habitual late payment (3 times in 12 months) constitutes breach.

4. Corporate, Insurance & Third-Party Placements

For reservations arranged through a corporate, relocation, insurance, or third-party housing provider (including Additional Living Expense / ALE placements):

• The Financially Responsible Party will be identified in the Confirmation.

• SOMNI will bill the Financially Responsible Party directly upon request, following agreed invoicing terms (e.g., monthly, bi-weekly, or per claim cycle) and will provide itemized statements as requested distinguishing base rent, fees, and any Guest-incurred charges.

• SOMNI will provide a current Certificate of Insurance and completed IRS Form W-9 to the Financially Responsible Party upon request.

• Requests to extend a stay, change units, or expedite move-in due to claim-related timing must be submitted in writing by either Guest or the Financially Responsible Party and are subject to availability.

• If no corporate, relocation, or insurance party is identified as the Financially Responsible Party, Guest remains personally financially responsible for all charges under this Agreement.

• If the Financially Responsible Party fails to pay an invoice within the agreed terms, SOMNI will provide written notice to both the Financially Responsible Party and Guest before pursuing collection or requiring Guest to assume payment.

5. Security Deposit

SOMNI may require a security deposit.

The deposit may be used for:

• Damage beyond normal wear and tear

• Missing furnishings

• Cleaning beyond standard turnover

• Unpaid fees

Guest remains responsible for damages exceeding the deposit.

Deposits will be returned within the time required by law in the state where the Unit is located, together with an itemized statement of any deductions.

6. Move-In / Move-Out Condition Documentation

SOMNI will document the condition of the Unit with dated photographs prior to Guest's Start Date and will make this documentation available to Guest upon request.

Guest is encouraged to inspect the Unit within 24 hours of check-in and report, in writing, any pre-existing damage or missing items not reflected in SOMNI's move-in documentation. Absent such notice, the Unit will be deemed to have been received in the condition reflected in SOMNI's records.

SOMNI will similarly document the Unit's condition at move-out. Any deposit deductions under Section 5 will reference this documentation.

7. Utilities & Additional Charges

The Confirmation specifies what is included.

Additional charges may include:

• Cleaning fees

• Pet fees

• Parking fees

• Utility overages

• Amenity fees imposed by the building

8. Cancellation Policy

If canceled 30+ days prior to arrival:

• 100% refund (excluding processing fees)

If canceled fewer than 30 days prior:

• Penalty up to one-half month's rent (SOMNI-managed units)

• Up to one month's rent (partner-managed units)

Switching units within 30 days of arrival may incur a relocation fee.

9. Early Termination

After minimum stay is met, Guest may terminate with 30 days' written notice.

If stay is shortened below local tax exemption thresholds (for example, under 90 days in Iowa), applicable lodging taxes will be applied retroactively as required by law.

10. Check-In / Check-Out

Check-in: 4:00 PM

Check-out: 9:00 AM

Failure to vacate on time may result in:

• Additional daily charges

• Holdover rent (see Section 19)

11. Use & Occupancy

The Unit may only be used as a private residential dwelling.

Maximum occupancy: 2 persons per bedroom unless otherwise approved.

Guest may not:

• Conduct business operations from the Unit

• Sublease

• List on Airbnb, VRBO, or similar platforms

• Assign the Agreement

Unauthorized occupants staying:

• 10 consecutive days, or

• 15 total days within 60 days

require written approval.

12. Care of Unit

Guest must maintain the Unit in clean, sanitary condition.

Guest is responsible for:

• Damage caused by Guest or visitors

• Plumbing blockages caused by misuse

• Missing or damaged furnishings

Guest must report maintenance issues within 48 hours of discovery.

No alterations permitted.

13. Non-Smoking Policy

All SOMNI units are strictly non-smoking.

Smoking violations incur:

• $500 penalty per incident

• Full cost of remediation

• Potential termination

14. Pets

Pets require written approval.

Additional pet fees may apply.

Certain aggressive breeds may be prohibited based on building policies.

Guest is fully responsible for pet-related damages.

15. Repairs & Entry

SOMNI may enter the Unit with:

• 24 hours' notice for non-emergency matters

• No notice in emergencies

Temporary disruption of amenities does not reduce rent.

16. Relocation

If a Unit becomes unavailable due to maintenance, damage, or force majeure, SOMNI may relocate Guest to a comparable unit.

If relocation is unacceptable, Guest may cancel and receive prorated refund.

17. Background Checks

SOMNI may require background screening where permitted by law.

Failure to complete required screening may delay or cancel occupancy.

18. Keys & Access

Lost keys or lockouts may incur a $200 fee.

Guest may not change locks.

All keys must be returned at departure.

19. Holdover

If Guest fails to vacate by 9:00 AM on the End Date, Guest agrees to pay holdover rent equal to 150% of the daily prorated rent for each day of unauthorized occupancy, plus any resulting damages.

20. No Illegal Activity

Illegal activity constitutes immediate material breach and may result in immediate termination without refund.

Guest agrees to indemnify SOMNI for damages resulting from unlawful conduct.

21. Personal Property & Renters Insurance

SOMNI is not responsible for loss or damage to Guest's personal property.

Guest is required to maintain renters insurance (or equivalent personal property and liability coverage) for the full duration of the stay, with a minimum of $100,000 in personal liability coverage recommended.

Guest must provide proof of coverage to SOMNI prior to check-in and upon request thereafter.

Failure to maintain or provide proof of the required renters insurance constitutes a breach of this Agreement and may result in denial or delay of check-in, additional fees, required corrective action, or termination, consistent with the breach provisions elsewhere in this Agreement.

22. Bed Bugs

Guest must immediately report suspected bed bugs.

SOMNI will address confirmed infestations.

SOMNI is not responsible for Guest relocation costs related to infestation unless required by law.

23. Force Majeure

SOMNI is not liable for delays or disruption caused by events outside its control, including but not limited to natural disasters, power outages, building shutdowns, pandemics, government orders, or acts of God.

24. Limitation of Liability

To the maximum extent permitted by law, SOMNI's total liability to Guest or any Financially Responsible Party arising out of or related to this Agreement, however characterized, shall not exceed the total rent actually paid for the Unit for the stay giving rise to the claim.

SOMNI is not liable for indirect, incidental, consequential, or punitive damages, including lost wages or lost business opportunity, except where such limitation is prohibited by law.

25. Indemnification

Guest agrees to indemnify, defend, and hold harmless SOMNI, its owners, and its property partners from and against any claims, damages, losses, or expenses (including reasonable attorneys' fees) arising from Guest's breach of this Agreement, Guest's negligence or willful misconduct, or unlawful conduct by Guest or Guest's visitors.

SOMNI agrees to indemnify, defend, and hold harmless Guest from and against any claims, damages, losses, or expenses (including reasonable attorneys' fees) arising from SOMNI's negligence or willful misconduct in the performance of its obligations under this Agreement.

26. Attorneys' Fees & Collection Costs

If Guest breaches this Agreement, Guest agrees to pay all reasonable attorneys' fees, court costs, and collection expenses incurred by SOMNI in enforcing this Agreement.

27. Data Privacy & Payment Information

SOMNI collects certain personal and payment information from Guest (and, where applicable, the Financially Responsible Party) to process bookings, billing, and background screening under Section 17.

SOMNI will use commercially reasonable measures to protect this information and will not sell Guest's personal information to third parties. Payment card information is processed through SOMNI's approved payment processor and is not stored by SOMNI in unencrypted form.

Information may be shared with the Financially Responsible Party, property partners, and service providers as reasonably necessary to fulfill this Agreement, or as required by law.

28. Fair Housing / Equal Opportunity

SOMNI complies with the Fair Housing Act and applicable state and local fair housing laws. SOMNI does not discriminate on the basis of race, color, religion, national origin, sex, familial status, disability, or any other protected class in the provision of housing or related services.

29. Lead-Based Paint Disclosure

For Units located in housing constructed before 1978, federal law requires SOMNI to disclose known information on lead-based paint and lead-based paint hazards before Guest becomes obligated under a lease. Where applicable, SOMNI will provide Guest with a completed Lead-Based Paint Disclosure form and the EPA-approved pamphlet "Protect Your Family from Lead in Your Home" prior to or at the time of signing, and Guest's execution of that disclosure is incorporated into and made a part of this Agreement.

30. Notices

Notices may be delivered electronically to the email provided by Guest unless prohibited by law.

31. Dispute Resolution; Governing Law; Venue

Before initiating formal proceedings, the parties agree to attempt in good faith to resolve any dispute arising from this Agreement through informal negotiation.

This Agreement shall be governed by the laws of the State of Iowa, without regard to conflict-of-laws principles, except that matters relating to possession of a Unit shall be governed by the laws of the state in which that Unit is located, as required by applicable law.

The parties agree that the exclusive venue for any dispute arising from this Agreement shall be the state or federal courts located in Woodbury County, Iowa (Sioux City), except where applicable law requires an action relating to possession of a Unit to be filed in the county where that Unit is located, in which case venue shall be proper there notwithstanding this Section.

32. Military Clause

If Guest is called to active military duty or receives qualifying transfer orders under the Servicemembers Civil Relief Act, Guest may terminate with 30 days' written notice and proper documentation.

33. Severability

If any provision of this Agreement is found to be invalid or unenforceable, that provision shall be limited or eliminated to the minimum extent necessary, and the remaining provisions shall remain in full force and effect.

34. Assignment & Successors

Guest may not assign this Agreement without SOMNI's prior written consent. SOMNI may assign this Agreement in connection with a sale, merger, or transfer of its business. This Agreement binds and benefits the parties' respective successors and permitted assigns.

35. Entire Agreement

This Agreement and the Confirmation constitute the entire agreement between the parties. No modification is valid unless in writing and signed by both parties.