Reservation Policy: You must be at least 25 years or older to rent a cabin; a photo ID may be requested and re. Rental Agent reserves the right to refuse rental to any individual or group. No Fraternity or Sorority groups allowed in cabins of any size under any circumstances and absolutely no house parties. It is a crime to obtain this rental property under false pretenses. The use of premises shall not be as such to disturb or offend neighbors. Rental Agent reserves the right to terminate this Agreement and ask disruptive guests to vacate the premises without issuing a refund. We must have a signed copy of this Rental Agreement prior to occupying the rented cabin. Please be advised rental investment properties are individually owned. On rare occasions cabin rental investment properties are sold and management responsibilities are transferred. Rental Agent reserves the right to move your reservation to a comparable property if necessary due to previously described scenario or if a problem with the original property prohibits guests from occupying the unit. Rental rates and specials may change, but you agree to be bound by the rates and specials in effect at the time of reserving the cabin. Communication about a reservation, even after departure, must only be with the guest named on the reservation.

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Minimum Stays: We have a minimum 3-night stay on most reservations, however, during certain time periods in the year minimum nights required may be more. Exceptions will be made if nights rented fall between two other reservations and the minimum number of nights are not possible. In observance of these two national Holidays no reservations will be scheduled for arrival on Thanksgiving and Christmas Day!

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Deposits & Final Payments: All deposits are non-refundable for any reason. For cancellation information refer to the heading “Cancellations and Early Departures”. Payment in full to secure reservation is required no less than 15 days prior to arrival. If guest(s) would like final payment to be charged to any other credit card, other than the one the reservation is made with, then it is the guest(s) responsibility to phone in the other payments or make alternative arrangements on or before 15 days prior to arrival. Otherwise we will automatically charge the balance due to the original credit card on file. If unable to charge balance due to credit card on file, we will make every effort to contact guest for final payment, as reservations not paid in full at least 15 days prior to arrival, are subject to cancellation without notice or refund. If reservation is made within 15 days of arrival the entire balance is still required and will be charged in full at the time of booking.

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Cancellations and Early Departures:   If booking directly with BrotherBearCabins.com cancellations within 30 days of check-in date will be issued a 100% refund, cancellations within 15 days of check-ins will be penalized 50% of reservation, there will no refunds issued for cancellations made within 15 days of check-ins. If booking on originates any other platform such as Airbnb, VRBO, Booking.com and  Google Travel; Brother Bear Cabins will adhere, follow and enforce refund/cancellation policy of booking originated platform. 

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Changes to Reservations: You may make one date or cabin change to your reservation without penalty. Additional changes will result in a $25 charge. Any change must be made prior to 15-days of arrival. Once inside this time frame no changes can be made.

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Check-In Procedures: Check-in is at or anytime after 4pm. Please note: Brother Bear Cabins does NOT guarantee a 4pm check-in time. Due to our high standards of cleanliness, the possibility of unforeseen circumstances, and/or on particularly heavy arrival dates, check-in times could be delayed. We ask for your patience and suggest you have alternate plans for a couple hours in case your unit is not ready for the targeted time. The guest named on the reservation must check-in, unless prior arrangements have been established. Please do NOT show up early. Unless arrangements have made with property manager you cannot drop off luggage or just wait in driveway till property is ready. 

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Check out Procedures: Check-out time is 10am (EST) and is strictly enforced. Unless prior arrangements have been made, any guest who does not vacate the rental cabin by 10am will be assessed a late check-out fee at the rate of $100 per hour. The check-out procedures are simple: The night before please place all dirty dishes in dishwasher and start it, place all trash in outside garbage bins and lock it. Leave beds un-maid, do not remove sheets. Return all  furniture its original location. Turn off all lights and small appliances. Ensure all windows and doors are closed and locked and set thermostat to 65 degrees during winter months and 75 degrees during summer months.​​

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2-Hour Guarantee: We offer a two-hour guarantee from the time you arrive to your cabin to inspect your rental unit. Please make sure everything is to your satisfaction. If you find any conditions you need to report as unsatisfactory or damaged, please do so at that time. If the cabin is not as you expected or you are unhappy, we will try to move you to another property or reach a reasonable compromise. After the first two hours, it is assumed you are accepting the accommodations as satisfactory and there will be no refunds or adjustments to your bill for any reason.

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Acceptable Forms of Payment: Guest is responsible for all rental rates, taxes, and fees. We accept VISA, MASTERCARD, DISCOVER, AND AMERICAN EXPRESS. PayPal is also accepted @ brotherbearcabins@gmail.com

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Confirmation: Confirmation of the reservation will be emailed or texted upon receipt of deposit to email address and/or phone number provided. Guest(s) should review their confirmation email for accuracy of dates, mailing address, and accommodations. Guest(s) should notify us at 954-662-4433 of any discrepancies in the reservation immediately upon receiving the confirmation email.

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Accommodations: All vacation rentals are individually owned. Each property reflects the cabin owner’s preferences. Brother Bear Cabins cannot be held responsible for any changes made by the owners in furnishings or amenities supplied. All guests shall inspect and be familiar with the proper use and application of all items in the cabin prior to using them.

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Cabin/Home Supplies: Each rental unit is provided with a complimentary STARTER supply of bed linens, towels, wash cloths, bath soap, toilet tissue, paper towels, garbage bags, dishwashing liquid, and detergent for dishwasher. We do not provide any extra supplies of the above mentioned items. If needed, you may refresh your soiled linens by using the cabin rental unit’s washer and dryer. WE DO NOT PROVIDE DAILY MAID SERVICE.

 

Suggested Items to Bring:  We provide you with 2 rolls of toilet/bathroom paper and 2 rolls of kitchen paper towels, we suggest you bring more if you suspect you will need it. Most of our cabins BBQ grills are charcoal. Charcoal NOT provided. Most cabins have real wood burning fireplaces. Firewood NOT provided. Aluminum foil, coffee filters, salt and pepper, plastic wrap and extra blankets if more than one per bed is desired

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Hold Harmless Agreement: The guest(s) agree to indemnify and hold Hearthside ART Properties LLC doing business as Brother Bear Cabins from any and all claims, including those of third parties, arising out of or in any way related to a guest’s use of the premises or the items of personal property provided therein. All guests assume the risk of injury, death, or other losses related to any recreational activities or use of the premises and will hold owner and its agents harmless with respect thereto. You agree to hold the cabin owner and ART Properties dba Brother Bear Cabins free and clear of any liability or compensation for damage to self or property, resulting from accident, injury, death, or loss of enjoyment resulting from weather or inoperable appliances, amenities, and/or equipment (including hot tub, Jacuzzi, Internet access, barbecue grills, electronic games, water, heat and air, i.e.).

 

Damages and Excessive Cleaning: Guest agrees to leave the cabin/Home in an undamaged condition. Guest understands they are solely responsible for and assume all liability for any damages to the cabin/home during their stay. In the event of damage, theft, or the need for excessive cleaning guest authorizes ART Properties LLC d/b/a Brother Bear Cabins ('Rental Agent') to charge credit card on file to cover the expense to bring the cabin back to original state during their arrival. If damages are considered excessive, we will contact our local police authorities to report the damages as vandalism. At this point a police report will be recorded as this would now be considered a crime. Should the guest dispute the charges or the credit limit on the credit/debit card on file is not sufficient to cover the damages/theft/cleaning, Rental Agent reserves the right to charge the guest with vandalism and/or pursue collection from the guest with venue being in the county of Sevier, in the state of Tennessee and/or pursue legal action for criminal offense. All reasonable attorney fees will be at the expense of the guest if collection becomes necessary. Any damages or problems not reported by guests upon arrival will be charged to the guest. Any accident or damage to cabin or personal property must be reported within 24-hours of occurrence.

 

Observance of Quiet Hours: We take the disturbance of any guests very seriously. We want you to enjoy your stay, but not at the expense of ruining your neighbor’s vacation. Please observe quiet hours beginning at 10pm and ending at 8am. If a noise complaint is received about your group/party you will receive only 1 warning. If after that warning another complaint is received you will be evicted from the property without any refund. In cases, we deem extreme disruptive behavior has occurred no warning will be issued and you will be evicted immediately without any refund. We will not tolerate guests who do not respect others.

 

Pets & Smoking: Smoking and /or vaping is NOT permitted inside ANY of the cabins. Smoking is permitted outside on the deck only. Please do not dispose cigarettes on cabin property grounds. Pets of any kinds are NOT allowed in any of our cabins. If a pet is found to be at property you may subjected to be evicted immediately without any refund.

 

Clubhouse Pool & Spa: Please consult a physician if you have any questions or concerns regarding the use of pool, spa, and/or sauna. Please use at your own risk.

 

Hot Tubs: In accordance with the Sevier County Health Department all hot tubs are cleaned and treated prior to your arrival. Because of the cleaning involved the water may not be warm until later in the evening of your arrival. Please note hot tub usage is at your own risk. Please leave the bromine floating device in the hot tub at all times as this helps to continue sanitizing the water during usage. Please leave the hot tub cover on the hot tub when not in use. There are health risks associated with the use of hot tubs and you should consult your physician if using one is right for you. Please shower with soap and water before and after using the hot tub as some lotions, deodorants, perfumes, etc. mixed with the hot tub chemicals can cause a skin rash. ART Properties LLC dba as Brother Bear Cabins assumes no responsibility for any occurrence associated with hot tub usage. Guests with heart disease, diabetes, high or low-blood pressure, or any serious illness and pregnant women should not enter the hot tub. Guests with skin, ear, genital or other body infections, open sores or wounds should not us the hot tub due to the possibility of spreading infection. Children under the age 12 are prohibited from using hot tub unless accompanied and supervised by their legal guardian. If any residue from items such as bath products, food, alcohol, etc. is found in the hot tub guests will be charged a cleaning fee no less than $100. DO NOT SIT OR STAND ON THE HOT TUB COVER. If it breaks you will be charged the cost of replacing it. A hot tub cover’s cost will depend on size and typically ranges from $350 to $500.

 

Fireplaces: Fireplaces are seasonal amenities and are not operational from April through September. Occasionally fireplaces need repairs. We do not offer any refunds or relocations for them being out of order. We will certainly make every effort to repair and/or restore the use of fireplace. Fire wood is NOT provided for wood burning fireplaces due to County Health Regulations beyond our control. You may purchase firewood from a local convenient store or the local Wal-Mart or grocery stores.

 

Maintenance Issues: Rental Agent performs regular maintenance on all cabins and makes every effort to keep all amenities in good working order. As in any home, appliances, hot tubs, A/C and heating units, water, electricity, telephone, satellites, internet access, fireplaces, etc. may malfunction on occasion. While we cannot offer refunds or discounts for such malfunctions, we will make every effort to correct any deficiencies as quickly as possible during regular business hours. Please report all maintenance issues immediately by contacting our property manager at 954-662-4433. Please be respectful that emergencies take precedence over non-emergency issues. We provide after-hour service for emergencies only, such as lack of power, heat, air, water, severe leaks, accidents, and cabin lock-outs.

 

House-keeping: Each cabin is thoroughly cleaned prior to arrival. We do not offer daily maid service. A starter set of linens, towels, soap supplies, toilet paper, and paper towels is provided. Washer/dryer units are provided for guests to wash linens or towels as needed. Upon arrival, please report any damage or housekeeping issues.

 

Inclement Weather & General Refund Policies:  We will do everything we can to make sure your cabin/home is ready for you. As in any home, malfunctions occasionally happen. No refunds will be issued for non-working amenities, malfunctions in equipment, early departures, or for any weather or road related conditions. If weather permits you from leaving on your scheduled check out day, you will be responsible for the additional night(s) rent. Please see section entitled “Cancellations and Early Departures” for additional information.

 

Power Outages: Sometimes in the mountains we experience power outages due to passing storms. (Hurricanes in Florida) If you are staying in a cabin/home when the power quits working and the cabin is on a well, you will not have water until the power is restored as wells require electricity to work. Having an extra gallon or two of water available is always a good idea. You can at least have something to drink, be able to flush the commode, and be able to wash your hands during the outage. Being prepared can make all the difference. If you do experience a power outage during your stay you may contact our property manager at 954-662-4433 Or for faster service you can contact the Sevier County Electric Company at 865-774-6300 to report the problem and obtain more information.

 

Wildlife & Pest Control: Your vacation rental is treated once a month for insects. Unfortunately, on rare occasions, these creatures still find their way indoors. While we cannot refund any monies for insects, we will take the appropriate measures to correct the problem. In the Smoky Mountains, there are a number of animals and wildlife species you may encounter. It is imperative that you DO NOT FEED ANY ANIMALS you come in contact with. Feeding animals directly or by not securing your trash cans may result in unwanted, unpleasant animal encounters.

 

Mountain Roads: We do not guarantee any road surface conditions. Most roads in our area are well maintained, but they are curvy and steep. Some units may have gravel driveways or roads. While these roads are routinely maintained, they may be bumpy at times. In the late fall, winter, and early spring it is not uncommon to occasionally have hazardous road conditions. It is recommended that all guests have four-wheel drive and/or tire chains during these seasons. We do not refund due to road conditions. You are responsible for your transportation. We cannot provide transportation or assistance for vehicles who have become stuck. We are not equipped with the proper equipment to provide this service and will contact a tow company on your behalf. We are not responsible for any towing charges you may incur during your stay. Many roads are too difficult to maneuver a trailer. If you are pulling a trailer please ask our staff if the roads to your cabin will allow it and/or if there is enough parking. For local road conditions, please call: State Hwy Department 877-404-3028 or Local 865-436-5181

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Fireworks: The use of Fireworks/Firearms at your cabin is absolutely prohibited. This will result in immediate eviction without refund.

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Owner's Closet: Each cabin/home has a small room, closet or space designated as the 'Owner's Closet'. This space is where the owners keep their personal property. The owners closet is usually locked and is meant NOT to be opened, used or occupied by guest. 

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Fort Lauderdale Beach House: In addition to all the above policies, rules and regulations our Fort Lauderdale property named 'Fort Lauderdale Beach House' has a boat dock that is not part of the rental agreement. Swimming is absolutely NOT allowed from boat dock. Kids under the age of 16 are not allowed on boat dock unless supervised by an adult. Entering boat kept on boat dock is considered tress-passing. Do NOT board, enter or tress-pass onto boat! Tress-passing onto boat will prompt the police to be called and is cause for immediate termination and eviction without any refund.