Terms & Conditions

1. The Property

Bethel Woods Retreat is a private vacation rental property located in Mongaup Valley, New York (Town of Bethel, Sullivan County). The property includes the main cabin, pool and hot tub area, game barn, fire pit, and approximately 45 acres of private grounds.

2. Reservation & Payment

Reservations are processed through our direct booking system, powered by iGMS and Stripe. By completing a booking, you authorize the charge of all applicable fees including the nightly rate, cleaning fee, and any add-on fees (e.g., pet fee, pool heating). The rate shown at the time of booking is the rate you will be charged.

3. Cancellation Policy

We use a Firm cancellation policy:

• Grace period: Full refund if cancelled within 48 hours of booking, provided check-in is at least 14 days away.
• 30+ days before check-in: Full refund.
• 7–30 days before check-in: 50% refund of the total booking cost.
• Less than 7 days before check-in: No refund.

For reservations of 28 nights or more, a separate long-stay cancellation policy applies and will be presented at the time of booking. Refunds are issued to the original payment method and typically appear within 3–15 business days. We recommend purchasing travel insurance if your plans are subject to change.

4. Check-In & Check-Out

Check-in time is 4:00 PM. Check-out time is 11:00 AM. Early check-in and late check-out are not guaranteed and must be requested in advance. Unauthorized late check-out may result in an additional fee.

5. Occupancy

Maximum occupancy is 10 guests. All guests staying at the property must be listed at the time of booking. Exceeding the listed occupancy or hosting unregistered guests is a violation of these terms and will result in immediate removal from the property without refund.

6. Pets

We allow one (1) pre-approved, potty-trained dog per stay for a $200 pet fee. All pet requests must be submitted and approved before arrival — do not arrive with a pet without prior approval. No cats or other animals are permitted. Animals are strictly prohibited in the pool and hot tub at all times, including service animals.

7. Pool & Hot Tub

The pool is seasonal: available June through September only. It is not available for use outside of these months. Pool heating (to 80°F) is available for stays of 3 or more nights for an additional $50 per night, paid in full prior to arrival. No animals of any kind are permitted in the pool or hot tub. Guests use the pool and hot tub at their own risk. Children must be supervised by an adult at all times.

8. Smoking

Smoking of any kind — including cigarettes, cigars, marijuana, hookah, and vaping — is strictly prohibited inside the cabin and barn. Violation will result in a minimum $250 deep cleaning fee charged to the card on file. Outdoor smoking is permitted, provided guests clean up thoroughly and leave no evidence at checkout.

9. Noise & Quiet Hours

Out of respect for the rural surroundings, we ask that noise be kept at reasonable levels, particularly between 10:00 PM and 8:00 AM. The property is on private land; however, excessive noise that disturbs neighbors may result in removal from the property.

10. Trash & Departure

Guests are responsible for leaving the property in a clean and orderly condition. For weekend stays (1–3 nights), a maximum of 5 bags of trash and recycling may be left at checkout. For longer stays, a reasonable additional amount is permitted at our discretion. Excessive trash will result in a $200 fee. All trash must be secured in bags and placed in the outdoor trash cans next to the barn/garage. Trash pickup is on Thursday mornings — please put bins out Wednesday night.

11. Septic System

The property uses a private septic system. Only toilet paper may be flushed — no wipes (including "flushable" wipes), feminine products, paper towels, or any other materials. Damage to the septic system caused by improper use will be the Guest's financial responsibility.

12. Property Condition & Damage

Guests are responsible for any damage to the property, furnishings, or equipment beyond normal wear and tear. A security deposit may be required and held via Stripe. Any damage, theft, or extraordinary cleaning requirements will be charged to the payment method on file. Please report any pre-existing damage at check-in.

13. Prohibited Uses

The following are prohibited at Bethel Woods Retreat:

• Commercial events, film/photo shoots, or parties with unregistered guests without prior written consent
• Illegal activities of any kind
• Fireworks
• Use of the property in a way that violates local ordinances or New York State law

14. Winter Conditions

During winter months, road and driveway conditions may be affected by snow and ice. The driveway is slightly uphill and we recommend a vehicle with 4-wheel or all-wheel drive. A snow plowing service is scheduled but conditions prior to their arrival are not guaranteed. Guests assume responsibility for travel to and from the property in winter conditions.

15. Limitation of Liability

Bethel Woods Retreat and its owners are not liable for any injury, illness, loss, or damage to persons or property occurring during your stay, except where required by applicable law. Use of all amenities — including but not limited to the pool, hot tub, fire pit, arcade equipment, and grounds — is at the Guest's own risk.

The property is located in a rural, wooded environment. Wildlife including insects, deer, bears, and other animals native to the Catskills region may be present on or near the property. Bethel Woods Retreat is not responsible for any encounters with, or injuries caused by, wildlife. Guests are encouraged to take reasonable precautions and to keep doors closed and food secured.

16. Right to Remove

We reserve the right to terminate a reservation and require guests to vacate the property immediately — without refund — in the event of: violation of occupancy limits, prohibited use, disruptive behavior, property damage, or failure to comply with these terms.

17. Privacy

Information collected during the booking process (name, email, payment details) is used solely to process your reservation and communicate with you about your stay. We do not sell or share your personal information with third parties, except as required to process payment (Stripe) or manage your reservation (iGMS). For questions about your data, contact us at booking@bethelwoodsretreat.com.

18. Governing Law

These terms are governed by the laws of the State of New York. Any disputes arising from a reservation at Bethel Woods Retreat shall be subject to the exclusive jurisdiction of the courts of Sullivan County, New York.

19. Contact

For questions about these terms or your reservation, contact us at booking@bethelwoodsretreat.com. Property: Mongaup Valley, NY (Town of Bethel, Sullivan County).