65 Acre Private Estate

This venue is EXCELLENT for large parties or events, retreats, family gatherings for holidays, class/college reunions, special surprise birthdays, engagement parties, bachelor/bachlorette celebrations etc.

House Rules/Rental Agreement

I do my best to meet every group upon arrival. If I am unable to be there in person I will be available by phone until 9pm. Please text me your ETA when you have one. When you arrive and get inside please inspect the home and notify me if anything is wrong. Otherwise, I will assume all is good.

1. NO SHOES INSIDE HOUSE. Please take them off and leave in vestibule.
2. Leave everything as you found it.
3. Read the listing carefully. It is full of details. If you have a question ask!
4. Please bring your own fitted sheets, top sheets, pillow cases and bath towels. We supply blankets, comforters and pillows. We can provide all that for an additional $50 per bed.
5. If we permit you to bring your animal friends/pets they must stay on first floor and additional fees and pet deposit required. Bringing a crate is preferred when possible. My main concern is accidents in house or tracking mud/dirt in from outside since they can't take their shoes off!
5. If I missed something let me know and I will add it. We appreciate constructive feedback.

You must also acknowledge

Pet(s) live on property — 1 Maine Coon, Dexter and 1 Siamese Cat, Tasha

Must climb stairs — Bedrooms are on 2nd floor

Some spaces are shared — The house is 100% private and all yours! You may see us outside tending to the grounds. Feel free to say hello if you like!

*Guest/Tenant shall fully indemnify, hold harmless, and defend Host/Boulder Ridge Farm LLC, property owners and its agents from and against all claims, demands, actions, suits, damages, liabilities, losses, settlements, judgements, cost and expenses.  (Including  but not limited to reasonable attorneys fees and costs), whether or not involving a 3rd party claim, which arise out of or relate to any act or omission of guest/tenant or their guests.

Once this reservation is booked I may allow you to increase the number of guests you bring but only up to 16 people. In other words, you can not start your reservation with 10 people and then email me later saying you have decided to have an event and invite 18 or 25 or 50 people etc. If I do allow an event you will have to pay for event insurance and that will be in addition to any previous costs. It is very easy and takes 5-10 min but you will need to do that as I can't do it for you. I am happy to refer you a good place I have worked with in the past.

Do not damage anything and be respectful of the home and property in general. If you do damage or break anything please notify me. Do not move furniture, rugs, tables with out asking first. This is usually how things are damaged. Take off your shoes and leave them in vestibule before entering into home. If you have children please clean up after them. For example, toys or food (chips, cookies, snacks etc.) they leave lying around on floor. DO NOT bring food upstairs and try to clean up food and not leave lying around. Please supervise your children and have them put things back from where they got them. Treat it with care, as if it were your own:)

If you bring more then stated number of guests and use bath towels and bedding sheets/comforters etc. you will be charged the additional guest fee and that will be taken out of the security deposit. Please be honest and accurate with the number of guests that are sleeping over.

Bag up all trash and place outside. (Trash bags provided) Lock all doors and close all windows. Turn off all lights and extinguish any fires.

Recycling is highly recommended and it is single stream meaning: Glass, Paper/cardboard/metal cans all go in same can or bag.
We reserve the right to refuse accommodation or demands from rude, disrespectful, and/or discourteous guests. We will not hesitate to terminate your stay at our discretion if you continue to harass/verbally abuse our staff.
EARLY CHECK-INS are not guaranteed. Airbnb allows you to choose a preferred check in time, but it is ultimately up to the host to approve any check-ins before 4pm. An accepted request to book does not mean your early check-in time was approved. You will need to send us a message asking us if you can check in early.

LATE CHECKOUTS must be approved by the management team. If you stay past your 11am check out time without approval, you will automatically be charged for the next nights’ stay at the listing’s full price.

PACKAGES We do not allow guests to order mail/packages to this location for privacy reasons. If you attempt to have something delivered to this address, it will be rejected by the leasing office and we are not held responsible for its whereabouts.

MAINTENANCE Understand that we are at the mercy of the property management maintenance team for most general “fix-it” requests. We ask that all our guests are patient and understanding in regards to this. If a previous guest has damaged something minor and we were unable to fix it before check in, it will be reported to the complex staff, but it is dependent on the maintenance team’s schedule. Examples: blinds, curtains, and lightbulbs fall under the “non-emergency” maintenance category and won’t be completed until they’ve addressed any emergency requests around the property first.

CLEANING Our cleaning fee is based on a courteous guest (e.g. someone who cleans up after themselves, puts dishes in the dishwasher, towels in the washer, leaves the place as they found it, etc.). This is NOT a hotel. If the housekeeping crew discovers an unreasonable mess post-checkout, we will charge an additional fee of $100.

By booking this unit, you have read, understood, and agreed to all these house rules.

If you have any other questions just ask.

Safety Rules to Keep you Safe!!!

- NO walking on bridge over canal.

-Please be careful to pick up trash when leaving especially cigarette butts, empty bottles or cans, runaway napkins, plates, plastic bags etc. We do have a compost pit and if you are able to do that just let me know and I can show you where that is. Or just bag it up and I will take care of it.

-FIREWOOD IS NOT FREE AND UNLIMITED. Please only use firewood we set up for you. You can buy extra firewood if you want it. $5 small stack $50 large stack. Just ask. Any dead branches or fallen trees you are welcome to burn in firepit. Feel free to forage in woods for fire wood.

-If hiking in the woods be careful not to touch poison Ivy. It is a vine that grows up trees and around shrubs, 3 leaves and shiny. Also, check for ticks. We are in the North East of the United States and they are in the woods. Not so much near the house or lawn:) If you are planning on hanging outside all day or night I recommend bringing bug/mosquito repellant. Just a precaution.

-Swimming in Pond is not permitted.

-We have 2 cats, Dexter a Maine Coon and Tasha a siamese. They are both very friendly and are not supposed to be in your area of the home. That being said, I CAN NOT guarantee them getting inside by accident if you leave the door open so if you or your other guests have a allergy/problem with cats please look for another listing that does not have them.

Please let me know if you think I missed any safety concerns or warnings and I will add them to this list.