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.

 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 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. 

 

An additional credit card hold of $250 will be used as the security deposit for your stay and will be required 2 days prior to check-in.  

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

There are no additional fees for cleaning.

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/Vehicles 

Each guest will provide their vehicle make/model/plate # information for security purposes.  Any unregistered cars on the premises may result in loss of reservation and asked to leave the property with no refund. 

 

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 

Each reservation will be for a specific amount of guests.  There will be a $100 per person 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.

 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 resort guests, the playing of outdoor music is not permitted. All music must be contained within your cottage.

 No Smoking/Drug Policy 

The entire property of Babbling Brook Cottages is a smoke and drug free zone.  Failure to observe this policy will result in a $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.

 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.

 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 as soon as possible especially prior to check-out. If pre-existing damage is noticed, it must be reported within 2-hours of check-in.

 

Although unlikely, 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 – $50/hr.

If you wear fake tan,  please bring your own linens/towels as tanning products can easily stain fabrics.  Any linens or towels stained by fake tan will incur extra costs.

 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.

As 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.

 Dogs 

Well behaved dogs are welcome to bring their favorite adult to our property!  We know adults likewise love their furry friend but to ensure the cleanliness of our cottages, we ask that you refrain from allowing your pets on sofas and bedding.

A $35-50 fee (based on length of stay) will be added for each dog with a maximum of 2 dogs per cottage and required at time of booking/reservation.  Dogs are permitted ONLY in designated dog friendly cottages.

Pets must be leashed at all times when outside of the cottage and no pet should be left unattended inside or outside of the cottage.  Please keep pets inside your cottage between 10pm and 8am.  Please keep barking to a minimum out of respect for the other guests on the property.

For the safety and health of other guests, pet owners must pick up after their pets on the cottage grounds and discard in the outdoor garbage. Failure to do so will result in $100 fee charged to the credit card on file. Pets are strictly prohibited in all other cottages. Any guest in violation of this policy will be immediately be evicted, without refund, and will be charged a special cleaning fee (minimum $350) without notice.

To do our best to provide a safe environment for other dogs and guests, each dog must be healthy and up to date (required every 3 years) on rabies and DHPP (vaccines for Distemper, Adenovirus (Hepatitis), Parainfluenza and Parvovirus.  The dog must be flea and tick free and on current prevention treatment.  This information will need to be supplied on the pet policy and waiver form required with each booking.

As a general rule, dogs must be friendly towards people and other dogs.  We understand that sometimes dogs are out of their comfort zone and may act differently than normal in new places.  However, dogs who are predictably aggressive towards people or other dogs cannot stay at our property.  If your dog exhibits any aggression, we reserve the right to ask you to leave without refund.  If you have any questions or concerns about this policy, please contact us prior to making your reservation. Babbling Brook Cottages is not suitable to handle large breed and/or high energy dogs due to the size of our  "tiny home" cottages.  

   PLEASE NOTE: Babbling Brook Cottages acknowledges service animals in accordance with the Americans         with Disabilities Act. Service animals are defined as dogs that are individually trained to do work or perform           tasks for people with disabilities. Service animals are working animals, not pets. “Pets, 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 on compliance with the Americans with Disabilities Act,         please refer to ada.gov.

 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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Our Address

Contact Us

258 Silver Lake Road

Dingmans Ferry, Pa 18328

TEL: 570-828-9175

E-MAIL: BBCPA@yahoo.com

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