Property Policies

Thank you for choosing Babbling Brook Cottages for your upcoming memorable stay. Whether it is to just escape for personal solitude, a romantic getaway, a family gathering or a business function, we have created a place to unwind, breathe in the mountain air, and explore our area of the Poconos. We ask that you respect and follow our policies to ensure every guest has the best experience during their stay.

No Smoking/Drug Policy
The entire property of Babbling Brook Cottages is a smoke and drug free zone. Smoking, vaping, cigars, marijuana, or any manner of smoking is prohibited whether inside or outside of the cottages. Failure to observe this policy will result in $350 charge to the customer’s on-file credit card and be denied continued occupancy on the premises and no reimbursement of remaining paid booking. This is for the guests who are staying at Babbling Brook Cottages for the smoke free atmosphere of the mountains.

Reservation Policy
You must be 25 years of age or older to make a reservation. Reservations require a 2-night minimum with 3-night minimums on/around some holidays.

Full payment due at time of reservation if booking is within 30 days of check-in.

Bookings made outside of 30 days or more of check in date can reserve with a 50% deposit and remainder due 30 days before check-in.

All reservations include 6% Pennsylvania sales tax and 3% hotel occupancy tax.

There are no additional credit card or cleaning fees.

Any reservation obtained under false pretense will be subject to forfeiture of advance deposit, responsible for remaining payment due and not permitted to check-in.

Cancellation Policy
If a cancellation is requested beyond 30 days of check-in a full refund will be issued.

If a cancellation is requested 10-30 days prior to check-in, any payments towards the reservation may be transferred to a future stay and must be used within 12 months of the request of cancellation or payments will be forfeited.

Cancellations that are requested under 10 days prior to check in will forfeit any refund or transfers for future stays.

Cancellations and early departures due to inclement weather do not warrant any refunds.

Check-In/Out Times
Check-in time is 4:00pm. Check-out time is 10:00am. In order to properly prepare, clean and disinfect each cottage and amenities for our next guest, please check-out by your scheduled time to avoid late check-out fee of $100 per hour that will be charged to your credit card. Any guest who overstays their reservation will be charged two times the highest daily rate. This is to ensure that we have ample time to prepare a safe and clean setting for the next guest.

Guests/Visitors
Out of respect for other guests of the property, for any special visitor requests please contact us directly at Babbling Brook Cottages.

Cottage Guest Capacity

All guests count towards capacity including infants and children.  

Each reservation will be for a specific amount of guests. There will be a $100 per person per night charge applied to credit card on file for any unregistered visitors staying overnight in the cottages. Capacity is limited to sleeping accommodations listed per cottage.  The Stargazer, Snugglers Notch, and Toasted Marshmallow - 2 guest maximum, Fireside Pines - 4 guest maximum, Bear Claw Cabin - 4 guest maximum.  

Guest Behavior
Guest and/or their guests shall not disturb, annoy, endanger, or inconvenience neighbors, nor use the premises for any immoral or unlawful purposes, nor violate any law or ordnance, nor commit waste or nuisance on or about the premises.

Parties and large gatherings of any kind are strictly prohibited at our property. Any small gathering must comply with all property policies.

Group Gatherings
For group gatherings such as booking multiple/all cottages, please contact us to help you plan your event. Approval of group gatherings from Babbling Brook Cottages is required prior to booking your reservation.


Quiet Hours
Please be sure to respect the community and fellow guests and try to keep noise levels to a minimum, especially after dark. By respecting the people and property around, your vacation will be more enjoyable.

Quiet hours: Try to avoid making any loud noises between 10 PM to 8 AM.

For most guests, the cottages are an escape for the calm and serenity of nature. Reports of excessive noise or unruly behavior, may result in you being asked to leave the property and terminate the vacation rental agreement. This could result in loss of security deposit and no reimbursement of remaining paid booking.

In consideration of all guests, the playing of outdoor music must be played at a low volume level.

Fireworks
Fireworks are NOT permitted on the Babbling Brook Cottages property. Failure to observe this policy, could result in loss of security deposit and no reimbursement of remaining paid booking.

Electric Bikes/Scooters
Must notify Babbling Brook Cottages if bringing any electric bikes or scooters prior to arrival.

Guns/Weapons
Prior to booking, guests are required to provide notice of and obtain consent for any secured weapons. If prior notice of a secured weapon is not provided, guest will be denied continued occupancy on the premises and forfeit any remaining balance of their stay.

Weapons include standard firearms, air guns, tasers, ammunition of any kind, imitation firearms, dart guns, bb guns, or any mechanism that could be used to propel an object that could cause harm to person or property.

Firewood
Firewood is provided per cottage with each stay. If additional firewood is needed, please contact us directly. Use of an axe or any other means of splitting firewood on the property is prohibited.

Damages/Breakage
We realize accidents happen sometimes and breakage occurs. Always report accidental damage to us prior to check-out. If pre-existing damage is noticed, it must be reported at time of check-in.

For any excessive cleaning, missing items, and/or damages to the premise or furnishings, which occur during your occupancy, excluding normal wear and tear, your credit card will be charged, within 10 business days of your departure . Fees will automatically be charged to the accommodation credit card on file if the following is required: site or accommodation extra cleanup/maintenance, repair or replacement of property, damage, septic capacity overage due to exceeding standard accommodation occupancy. Septic overage charge – $375 min per system, Hourly maintenance fees – $75/hr.

Any damages as a result of makeup, tanners, hair color, lube, or similar items, will be charged for the full replacement of the items damaged.

Recycling/Trash
We like to do our bit for the environment and we ask that our guests do the same.

In an effort to keep our property green, sustainable and environmentally conscious please recycle. The following items must be recycled: bottles, cans, papers and boxes. Recycling and trash bins are located outside each cottage.

We have delicate plumbing, please do not flush any cooking oils, sanitary products or food down the drains. Please do not place anything other than toilet paper in the toilet. Guests will be responsible for damages or excessive wear to the septic system.
 

Dog-Friendly Cottage Policy

We are pleased to offer select dog-friendly cottages so guests may enjoy their stay with their canine companions. To ensure a comfortable, safe, and respectful experience for all guests, the following policy applies:

   Eligible Cottages & Fees

• Dogs are welcome only in designated dog-friendly cottages.

• The fee is $20 per dog, per day, with a maximum of two dogs per cottage.

• All dogs must be declared and paid for at the time of booking.

   Restricted Areas & Undeclared Dogs

• Dogs are permitted only in the specific cottage associated with the reservation.

• Dogs are strictly prohibited in all non–dog-friendly cottages.

• Bringing a dog into a non–dog-friendly cottage or failing to register a dog at booking will result in a $350 fee to address additional cleaning and potential wear.

• Guests may also be required to vacate the cottage immediately, without refund.

   Unattended Dogs

• For the safety of your pet, our staff, and other guests, dogs may not be left unattended in the cottage at any time.

• Leaving a dog unattended will result in a $350 fee, and guests may be required to vacate immediately, without refund.

   Health, Vaccinations & House Training

• All dogs must be healthy, fully housebroken, and current on required vaccinations, including rabies and DHPP (Distemper, Adenovirus/Hepatitis, Parainfluenza, and Parvovirus), as recommended every three years.

• Dogs must be flea- and tick-free and on current preventative treatment.

• Please bring vaccination records with you in case they are needed in an emergency.

   Behavior Expectations

• All dogs must be friendly toward people and other dogs.

• While we understand that new environments can be stressful, dogs that display predictable or aggressive behavior toward people or animals cannot be accommodated.

• If a dog exhibits aggressive behavior at any time, we reserve the right to require immediate departure without refund.

   Size & Energy Considerations

• Due to the size and layout of our tiny-home-style cottages, Babbling Brook Cottages is not well suited for large-breed dogs over 100 pounds and/or very high-energy dogs.

• Guests with large breeds are encouraged to contact us prior to booking to discuss the best cottage fit.

   Clean-Up & Courtesy

• Pet owners are responsible for promptly cleaning up after their dogs on cottage grounds.

• Waste must be disposed of in outdoor garbage receptacles.

• Failure to clean up after your dog will result in a $100 fee charged to the credit card on file.

• Out of consideration for other guests, barking must be kept to a minimum at all times.

   Policy Enforcement

• Any violation of this policy may result in immediate eviction without refund, along with applicable cleaning or damage fees.

   Giving Back

• As part of our commitment to giving back, a portion of each dog fee is donated to a local animal rescue organization or dog-friendly trail initiative.

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Service Animal Policy

 Babbling Brook Cottages welcomes service animals in accordance with the Americans with Disabilities Act (ADA).

• Service animals are defined as dogs that are individually trained to perform specific tasks for individuals with disabilities.

• Service animals are not considered pets.

• Animals whose sole function is to provide comfort or emotional support do not qualify as service animals under the ADA and are not permitted at Babbling Brook Cottages.

For more information regarding ADA compliance, please visit ada.gov.

Thank you for helping us maintain a clean, peaceful, and welcoming environment for all guests—and their pups.

Lost and Found
If you forget something, call our office as soon as possible. We will make every effort to find the lost item(s) and it can be returned COD plus a $10 packaging fee. However, we cannot be responsible for items left behind. Due to storage limitations, items will not be kept until your next visit.


Terms and Conditions
This property is privately owned and operated. We reserve the right to refuse service to anyone. Babbling Brook Cottages is not responsible for accidents or injury to guests or for the loss of money or valuables of any kind. Should the accommodation you reserved become unavailable, for any reason, we reserve the right to substitute a comparable accommodation. Refunds will not be made for loss of power, inclement weather, acts of God (including but not limited to) hurricanes, floods, snow and ice storms, earthquakes, tornadoes, fires, etc. All policies and guidelines are subject to change.

Guests assumes full responsibility for fulfilling the terms of the reservation for the period stated and assure Babbling Brook Cottages full recourse for the payment of any amount outstanding from the total amount due in accord with the terms as stated above including any outstanding or unpaid charges that are the responsibility of the guest.

The Policies and Procedures above are meant to protect our guests and owners alike and ensure everyone has an opportunity to enjoy their stay. All guests, as well as owners are required to conform to all Policies and Procedures. If you are unsure about any of the policies please contact us for further clarification.

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