SOMNI Terms and Conditions:

Effective Date: February 2026

These Terms & Conditions 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.

1. 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.

2. 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.

3. Corporate & Third-Party Placements

For reservations arranged through a corporate, relocation, insurance, or third-party housing provider:

  • The financially responsible party will be identified in the Confirmation.

  • Billing will follow agreed invoicing terms.

  • If no corporate party is identified, the Guest remains financially responsible.

4. 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.

5. 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

6. 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.

7. 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.

8. 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 17)

9. 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.

10. 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.

11. Non-Smoking Policy

All SOMNI units are strictly non-smoking.

Smoking violations incur:

  • $500 penalty per incident

  • Full cost of remediation

  • Potential termination

12. 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.

13. 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.

14. 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.

15. Background Checks

SOMNI may require background screening where permitted by law.

Failure to complete required screening may delay or cancel occupancy.

16. Keys & Access

Lost keys or lockouts may incur a $200 fee.

Guest may not change locks.

All keys must be returned at departure.

17. 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.

18. 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.

19. Personal Property

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

Guest is strongly encouraged to maintain renters insurance.

20. 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.

21. 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.

22. 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.

23. Notices

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

24. Governing Law

This Agreement shall be governed by the laws of the state in which the Unit is located (Iowa, South Dakota, or Nebraska, as applicable).

Any action relating to possession of the Unit shall be filed in the county where the Unit is located.

25. 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.

26. 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.