1. Agreement and Acceptance
These Terms of Service govern every booking and stay at Angler’s Perch, a short-term rental property in Roscoe, New York, operated by Angler’s Perch LLC (“we,” “us,” or “Host”). By booking, making a payment, or checking in, the person who made the booking (“Guest”) agrees to these Terms on behalf of themselves and everyone in their party.
The Guest must be at least 25 years old and must stay at the property for the full duration of the reservation. The Guest is responsible for making sure every member of the party knows and follows these Terms.
2. Bookings, Payment, and Taxes
Bookings are by request. We review and approve each request, and a booking is confirmed only once we approve it and send written confirmation. Payment is collected in full up front, and no separate security deposit is required. If we decline a request, any amount collected is refunded in full. Rates are shown at the time of booking and include the nightly rate plus any cleaning or other fees listed.
- Payment. Payment is collected online through a third-party payment processor. We do not store full card details.
- Taxes. Rates are subject to applicable New York State sales tax and local occupancy taxes, which are itemized at checkout and collected by us on behalf of the taxing authorities.
- Minimum stay and dates. Any minimum-night requirement shown for your dates applies. Changes to dates are subject to availability and our written approval.
- Pricing errors. If a listing error is made, we may correct it and give you the choice to rebook at the correct price or cancel for a full refund.
3. Cancellation and Refund Policy
Guests who cancel more than 14 days before the check-in date receive a full refund. Guests who cancel 14 days or fewer before check-in receive a 50% refund.
| Cancellation timing | Refund |
|---|---|
| More than 14 days before check-in | 100% of amounts paid |
| 14 days or fewer before check-in | 50% of amounts paid |
- How to cancel. Cancellations must be sent to us in writing (email is fine). The cancellation date is the date we receive it.
- Method and timing. Refunds go back to the original payment method. Please allow up to 10 business days for the refund to appear, depending on your card issuer.
- Early departure and no-shows. No refund is given for early departure after check-in or for failing to arrive.
- If we cancel. If we must cancel for any reason, including unsafe conditions at the property, we will refund everything you paid in full.
- Processing fees. We do not deduct payment processing fees from refunds. Your refund is the full percentage shown above of everything you paid.
4. Check-In, Occupancy, and House Rules
- Check-in and check-out. Check-in is at 2:00 p.m. and check-out is by 11:00 a.m. Late check-out or early check-in requires our prior written approval and may carry a fee.
- Occupancy. The maximum occupancy is 8 people, including children. Additional visitors require our prior approval. This includes use of the annex, which is part of the rental only if included in your booking.
- Parties and events. No parties, events, or commercial filming or photography without our written consent.
- Quiet hours. Please observe quiet hours between 10:00 p.m. and 8:00 a.m. and respect neighbors at all times.
- Smoking. No smoking or vaping indoors. This includes cannabis. Smoking is permitted outdoors only in designated areas, with butts disposed of properly.
- Pets. Pets are allowed only if approved in advance and listed in your booking.
- Fires and heating. The wood-burning stove and fireplace may be used only as described in the house guide. Use only the wood provided, never leave a fire unattended, and make sure ashes are fully cool before disposal. Do not burn trash or accelerants.
- Cleanliness and trash. Please leave the property in reasonable condition and follow the trash and recycling instructions in the house guide.
- Wi-Fi and devices. Guest Wi-Fi may be used for lawful purposes only. Do not tamper with the router, smart locks, or other property equipment.
Damage and Additional Charges
We do not require a separate security deposit. We may charge the payment method used for the booking, or invoice the Guest, for damage beyond normal wear and tear, missing items, excessive cleaning, or violations of these house rules. We will provide an itemized explanation and supporting photos or receipts. The Guest is responsible for damage caused by anyone in their party.
5. Safety, Assumption of Risk, and Property Monitoring
Angler’s Perch is a rural property near rivers, woods, and wildlife. Guests who fish, wade, hike, swim, or otherwise use the surrounding area do so at their own risk. Water levels, weather, and terrain can change quickly, and cell service may be limited. The Guest is responsible for supervising children and for the safety of everyone in their party.
Smoke and carbon monoxide detectors and a fire extinguisher are provided. Guests must not disable or remove them and should review the safety information in the house guide on arrival.
Monitoring. The property uses smart locks to manage entry. A security camera is installed on the screened-in porch, which guests may use during their stay. There are no cameras or recording devices inside the house. Guests agree not to cover, move, or disable any device.
6. Liability, Disputes, and General Terms
- Limitation of liability. To the fullest extent permitted by law, Angler’s Perch LLC, its members, and its agents are not liable for personal injury, death, or loss of or damage to personal property arising from your stay, except where caused by our gross negligence or willful misconduct. Our total liability for any claim is limited to the amount you paid for the booking. Nothing in these Terms limits liability that cannot be limited under New York law.
- Indemnification. The Guest agrees to indemnify and hold harmless Angler’s Perch LLC from claims, damages, and expenses arising from the acts or omissions of the Guest or anyone in their party, or from a breach of these Terms.
- Personal property. Guests are responsible for their own belongings, including vehicles and fishing or outdoor gear. We are not responsible for items lost, stolen, or left behind.
- Removal and termination. We may end a stay without refund if the Guest or their party breaks these Terms, endangers people or the property, or disturbs neighbors.
- Privacy. We collect booking and contact information only to manage your reservation and comply with tax and legal obligations. We do not sell personal information.
- Governing law and disputes. These Terms are governed by the laws of the State of New York. Disputes will be brought in the state or federal courts located in New York, after the parties first try in good faith to resolve the matter informally.
- Changes and entire agreement. We may update these Terms for future bookings. The version in effect on the date of your booking applies to your stay. These Terms and your booking confirmation are the entire agreement between us. If any provision is found unenforceable, the rest remains in effect.
Contact
Angler’s Perch LLC, Roscoe, New York. Email: owners@anglersperch.com. Phone: 408-836-6424.