Terms & Conditions.

These Terms & Conditions ("Terms") govern direct bookings made through crookedcreekproperties.com with Crooked Creek Properties LLC ("we," "us," "Owner") for the cottage located at 1511 Oak Orchard River Rd, Waterport, NY 14571 ("Property"). Bookings made through Airbnb or VRBO are governed by those platforms' own terms in addition to these.

Booking agreement

A booking confirmation issued by us — by email, with a CRK-prefix confirmation code — constitutes a binding agreement between you (the "Guest") and us. The Guest named on the booking is responsible for the conduct of all occupants, including any guests visiting during the stay.

You must be at least 21 years of age to book. We reserve the right to refuse any booking that appears to be a misrepresentation of group composition or intended use.

Rates & fees

Two-night minimum at all times. Prices are quoted in U.S. dollars and may change at any time, but the rate at the time of confirmed booking is locked. Current rates and fees are pulled live from our booking system; the table above reflects the values in effect right now.

Payment

Payment is processed through Stripe. The full amount (nightly × nights + fees + tax) is charged at the time of booking. We do not place a separate damage hold or deposit on your card; the card on file is retained only for the purposes described in section 09.

Cancellation policy

Calculated from the time of cancellation request to scheduled check-in (Eastern Time):

The cleaning fee is always refunded in full upon cancellation, regardless of timing. Refunds are issued to the original payment method within 5–7 business days. We do not refund occupancy tax we have not yet remitted; if remittance has occurred, you may pursue a refund directly with Orleans County.

Modifications

Date or guest-count changes are subject to availability. Submit requests through the My Reservation page or by texting Dan at (585) 523-1395 (text only — no inbound calls). If the modified booking has a higher total, the difference is charged to the card on file; if lower, the difference is refunded. Modifications made within 7 days of check-in are treated as a cancellation + new booking under section 04.

Check-in & check-out

Check-in: 3:00 PM (self check-in via 4-digit keypad). The code is sent by email and SMS 24 hours before arrival and is valid only for the dates of your stay.

Check-out: 11:00 AM. Late checkouts are sometimes possible if requested in advance; an unauthorized late checkout may be billed at — per hour to cover cleaning impact.

House rules

• Maximum 5 guests total. Day visitors are welcome but must depart by 9:00 PM.
• One dog, under 50 lbs, by prior arrangement only. See the House Manual for details.
• No smoking indoors or on the deck. Outside, beyond the driveway, is fine.
• No events. Parties, weddings, photo shoots, or any gathering exceeding the registered guest count are not permitted.
• Quiet hours: 10:00 PM – 8:00 AM. Carries down the river.
• Wood stove: operational. Guests are welcome to use it only if experienced operating a wood stove. Wood is stacked near the deck.
• Dock & river: use at your own risk. Children must be supervised at all times. The water in front of the property is too deep to wade — use St. Mary's Archers Club for wade-in access.

Liability & assumption of risk

The Property includes river frontage, a dock, fishing access, and outdoor recreation areas. Guest assumes all risk associated with use of the Property and surrounding waters, including but not limited to: drowning, slips and falls, wildlife encounters, weather events, and travel to and from the Property.

To the maximum extent permitted by law, the Owner is not liable for personal injury, illness, lost or stolen items, weather-related disruption, river conditions, mechanical failure of appliances, internet outages, or interruption of utilities. We carry standard property insurance; we are not responsible for guest belongings.

Property damage

Guest is responsible for any damage to the Property, its contents, or the dock occurring during the stay beyond reasonable wear. We will document and photograph any damage and notify you within 72 hours of checkout. Charges are applied to the card on file at actual replacement or repair cost, with itemized receipts provided. Disputes are handled through Stripe's standard process.

Governing law

These Terms are governed by the laws of the State of New York, without regard to conflict-of-laws principles. Any dispute shall be resolved in the state or federal courts located in Orleans County, New York.

If a court of competent jurisdiction finds any provision of these Terms unenforceable, that provision shall be modified to the minimum extent necessary; the remainder shall continue in full force.