The short version of the deal.

Who you are booking with

100 Acre Wood Finger Lakes LLC, 1894 W Danby Road, Newfield, New York 14867. When these terms say "we", that is us. When they say "you", that is the person whose name is on the booking, who must be at least 18 and is responsible for everyone in the party.

Booking and payment

A booking is confirmed when you receive a confirmation code from us. Rates vary by season and by night. There is no separate cleaning fee: cleaning is priced into the nightly rate, so the total you are shown before you confirm is the nightly rate plus tax, and that total is what you pay.

No payment is taken when you book. The balance is due at check-in unless we have told you otherwise in writing.

Cancellation

Cancel 14 or more days before check-in and you get a full refund of your accommodation charges; from 7 to 13 days before, half; inside 7 days the reservation is non-refundable. Weather, changes to your dates, no-shows, rebooking and refunds through Airbnb or Vrbo are all covered in full by our cancellation policy, which forms part of these terms and which you agree to when you book.

To cancel, email us your confirmation code. If we ever have to cancel your stay — weather, a burst pipe, something we cannot control — you get a full refund of anything you have paid, and we will help you find another date or another bed if we can.

Arriving and leaving

Check-in is from 3:00 pm and check-out is by 11:00 am. Check-in is self-service with the code we send you. If you need different times, ask — we can often say yes, but only if we know in advance.

Who may stay

Only the guests on the booking may stay overnight, and never more than the cabin's stated maximum. If you would like to invite friends over during the day, that is usually fine — please just tell us first, so we know who is on the land.

The land, the pond, and the fire

The property is woodland. There are uneven trails, tree roots, a spring-fed pond, and fire pits. Please use them with the care they deserve.

• The pond has no lifeguard. Swimming is entirely at your own risk. Never swim alone, never swim after drinking, and never let a child near the water without an adult watching them.
• Children are your responsibility at all times, everywhere on the property.
• Fires stay in the fire pits, never unattended, and fully out before you turn in. During a burn ban there are no fires at all.
• Stay on the marked trails, and take a torch after dark — it gets properly dark here.

House rules

• No smoking or vaping anywhere indoors.
• Quiet from 10pm to 8am. The cabins are far apart, but sound carries across water and the point of this place is the quiet.
• No parties or events without arranging it with us first. Retreats and gatherings are genuinely welcome — they just need planning.
• Please leave the cabin roughly as you found it. Normal wear is expected; we are not fussy.

Damage and lost things

Accidents happen and we would much rather you told us than hid it. You are responsible for damage beyond ordinary wear caused by your party, and we may charge for repair or replacement. We will always show you what it cost.

We are not responsible for belongings left behind, but we will do our best to find them and post them back to you.

If something goes wrong

Tell us while you are here. Almost everything is fixable the same day if we know about it, and almost nothing is fixable a week after you have gone home.

We may ask a guest to leave, without a refund, for behaviour that endangers people or the property, for serious breaches of these terms, or for materially misrepresenting who or how many is staying.

Accessibility

We want to be honest rather than vague: the cabins sit on a wooded site reached by gravel paths with natural slopes and steps, and they were not purpose-built to be step-free. If you have specific access needs, please tell us before you book and we will describe the site truthfully so you can decide, and do what we practically can to accommodate you.

Privacy and law

How we handle your information is set out in our privacy policy. These terms are governed by the laws of the State of New York.

If any part of these terms turns out to be unenforceable, the rest still stands. Nothing here is meant to take away rights you have under New York law that cannot be signed away.