Timber View Lodge Details: Guests: Up to 14 guests (guests 3 and under are not counted in guest count figures. Properties are priced on a base rate and additional nightly guest charges will apply after the guest count exceeds the base rate) Pets: Up to 3 (dogs only, $50/dog/reservation) Bedrooms: 4 (bed linens, pillows, comforters provided) Baths: 2 (bath towels, hand towels, wash clothes, hand soap provided- personal toiletry/shower items not provided) Minimum Booking Age: 21 Main Level: Open floor plan with great room, dining space, and kitchen Newly-added great room with queen sleeper sofa, floor-to-ceiling stone wood burning fireplace, flat screen smart TV with satellite and dvd, and sliding doors and windows to let natural light in Common area with pool table and new granite bar with seating for lounging (seating for 4) Dining area with custom-built barn-wood table, chairs, and benches (table seating for 14 guests) Full kitchen with new flooring and granite counters (paper towels, dish rags, hand soap, dish soap, dishwasher tabs provided- any food items, coffee filters, spices not provided) Full bath (tub/shower combo, pedestal, and toilet) Private queen bedroom with new bedding and fresh decor Private bedroom with 2 queen beds with new bedding and fresh decor King master suite with new bedding and fresh decor- full attached bath (step in custom tile shower, vanity, toilet) Private bedroom with 2 queen beds with new bedding and fresh decor Laundry room with washer and dryer (laundry soap provided), access to master bath, and rear exit to new, covered hot tub patio Exterior Features: 2 acres New covered patio with hot tub Gas grill (propane tank available for rent) Open, sloping yard space Fire pit (firewood available for purchase) Seasonal in-ground pool (not heated) chaise lounge seating (3-6 ft deep, 14x28, fenced) Open Memorial Day Weekend-end of October (weather permitting) Convenience Features: Wifi Satellite television Limited steps on to deck and into main level Single floor plan Central heating and cooling Laundry access Can be rented with other units Items included in your rental: Fully stocked kitchen with plates/cups/bowls, glasses, silverware, cookware, bakeware, utensils, large and small (toaster, blender, mixer, drip coffee maker) appliances, and pots and pans. Starter supply of hand soap, dish soap, paper towels, toilet paper, detergent (if applicable), dish tabs (if applicable), and trash bags Linens and towels- Fully made beds with sheets, blankets, and comforters, bath towels, hand towels, wash cloths, dish rags/clothes for washing and drying, misc. spare blankets (amount varies by property) Common items to bring for your stay: Clothing and personal bath toiletries- for allergenic reasons we do not supply shower soap, shampoo, conditioner, etc. Food and food related items- spices, coffee/flat bottom coffee filters, specific/unique small appliances (rice cooker, slow cooker, etc.) Firewood/Fire starting materials- as mentioned above, you may choose to purchase firewood through our company, which must be done 7 days prior to your arrival Grill propane or charcoal/lighter fluid for grilling (where applicable)- as mentioned above, you may choose to rent a propane tank through our company, which must be done 7 days prior to your arrival Beach towels Pet supplies (where applicable)- dog bowls, leashes, doggie bags, crates/bedding Specific/preferred bedding and bedding for the pull out beds and/or futons Check In/Check Out Times: Check In is at 4 pm and Check Out is at 11 am Payment Terms and Cancellation Policy: 25% of your rental total is due at the time of booking and final payment is due 30 days prior to arrival. Please note that if your reservation is made within 30 days of your check in, full payment is due at the time of booking. Unless another credit card is provided, final payments will automatically be charged to the card on file, based on the guest count claimed at the time of booking, 30 days prior to arrival. Note that your balance may change if your guest count or number of pets changes. You may increase your occupancy up until check in and we will charge your card accordingly. No daytime visitors or extra guests are permitted without permission from staff or management. Cancellations more than 60 days in advance are subject to a $75 Cancellation Fee. Cancellations sooner than 60 days from Check In date will not receive a refund unless a new reservation, made by a different party, takes the place of the cancelled dates. The refund will be the equivalent of the new rental, a full refund, or whichever is less. Note that the "new reservation" does not mean that the guests who are canceling have the option to reschedule for different dates, using the money paid as a credit for a future reservation. Optional Cancellation Insurance Coverage: Buffalo Lodging Company has partnered with RentalGuardian.com ® and InsureStays TM to help safeguard your booking deposit and other pre-paid non-refundable payments related to planned travel. We strongly encourage you to purchase optional travel insurance. Travel Insurance covers risks incidental to planned travel such as sickness, accidental injury, or death of you or a family member (or of a traveling companion), weather delays, natural disasters, unexpected changes in your employment, and many more specified reasons. ✓ The coverage costs 7% of your total reservation invoice. The premium charged for travel insurance is generally non-refundable after 15 days of coverage purchase. ✓ As a covered traveler, should you have a medical issue or experience trip delay or interruption due to unforeseen developments, you may initiate your claim by calling (833) 610-0736. ✓ Guests opting not to purchase travel insurance should be aware that no refund of your reservation deposit(s) will be available if the date of cancellation is within 60 days prior to your reservation date; therefore, your entire booking payment is at risk. For more information, please visit https://buffalolodgingco.rentalguardian.com/ or consult your coverage documents. Damage Protection Coverage: This $69 Damage Protection is program covers up to $1500 in accidental damage to your rented unit that occurs during your covered occupancy. Buffalo Lodging Company is responsible for filing all program claims on behalf of the tenants and the tenant will be notified in writing of any such claim. Tenant verification may be required in certain cases. Tenant will be responsible for the cost of repair of all damages that exceeds the coverage Limit of the Property Protection Program. The amount you pay for the Property Protection Program includes any related insurance, technology-support, service, and claims adjudication costs, along with administrative fees charged by the Buffalo Lodging Company for making this coverage available. This program does not cover intentional damage, those damages resulting from the negligence of tenant, or damages from non-compliance with the terms of this agreement. Determination of actual damages will be at the sole discretion of Buffalo Lodging Company and the program underwriter. Please see detailed program description https://insurestays.com/property-protection-guest-summary/. A full list of our Terms and Conditions can be found here.