Bed and Breakfast, Vacation Rental and Cabin Rental information

To see a copy of our vacation rental agreement/lease, click here.  We require acceptance and submission of the rental agreement for Vacation Rentals, Cabin Rentals and for those renting the entire Bed and Breakfast.  When reserving a Bed and Breakfast room, the rental agreement is not required.

OCCUPANCY: Occupancy at our Asheville Cabins and Vacation Rentals is restricted to the stated maximum for the property or unit and rates are at a flat and fixed nightly or weekly rate, independent of the actual number of guests staying.  Occupancy at our Asheville Bed and Breakfast may vary per room and rates are based on double occupancy; if a room can accommodate additional guests, there is an additional guest fee of $15 per guest per night.  Children and infants are considered "extra guests."


For B&B and guest rooms, at Oakland Cottage Bed and Breakfast, 1 night's room rate is due to hold each reservation, refundable minus a $25 booking fee per room, up until 7 days prior to the check-in date, at which time payment is due in full and non-refundable. If reserving multiple rooms or for reservations longer than 3 nights in length, 50% of the total is due and the cancellation period is compounded per room booked. 

For Vacation Rentals: When reserving the entire Oakland Cottage Bed and Breakfast, a Cabin Rental or Vacation Rental, two things are needed to confirm the reservation:

1) 50% is due to hold the reservation; this amount is refundable minus a $35 booking fee up until 60 days prior to the check-in date, at which time payment is due in full and non-refundable. 

In addition to the downpayment,

2) acceptance to the Rental Agreement is required.  A link to the rental agreement is sent with your confirmation.  You will need to open the link, review the information, enter the data requested and click the submit button at the bottom of the page.  This may all be done online, but if you prefer we can snail mail you two hard copies and you will need to sign and return one of the copies to our offices in a timely manner.

CANCELLATION POLICIES: Cancellations made within the non-cancellation period of 7 days for the B&B and 60 days for Vacation Rentals and Cabin Rentals are non-refundable.  Should a cancellation occur within a non-cancellation period, we will make every effort to re-book it.  If we are able to re-book the property, any amount re-booked will be refunded to you up to the full amount minus the $25 booking fee for bed and breakfast rooms and the $35 booking fee for Vacation Rentals and Cabin Rentals.  Refunds are made within 30 days after the check-out day of the re-booked reservation.  NO EXCEPTIONS.  Because of our small size, cancellations affect us significantly. Therefore, we adhere to a strict policy.  If you are concerned about having a last minute cancellation, we invite you to purchase Traveler's Insurance.

CHECK-IN and CHECK-OUT TIMES: For individual guest room reservations at Oakland Cottage B&B, standard check-in time is between 3:00 pm and 7:00 pm. If you need to check in at a different time, be sure to call and make special arrangements.  Check-out is anytime before 11:00 am on your check-out day.

For Whole House Reservations, Cabin Rental or Vacation Rental Reservations, check-in time is anytime after 4:00 pm on your check-in day; check-out time is anytime before 11:00 am on check-out day.   With advance notice, it is likely that we can get you checked in at 3:00 pm and/or checked out at noon, at no additional charge.  If you would like to check-in at 2:00 pm or check-out at 1:00 pm, there is a $35 charge.  Should you need more than 2 hours for an early check-in or late check-out you will need to add a day to your reservation.

WHAT TO BRING: Each house is fully furnished and the kitchen is equipped with cookware and dinnerware to accommodate the maximum stated occupancy of the rental.  Beds will be freshly made and have mattress pads, bedspreads, blankets and pillows.  Towels, washcloths and hand towels are also supplied for the maximum stated occupancy of the rental.  There will be enough Toilet Paper, Paper Towels, trash bags and basic cleaning supplies to get you started at the property for your arrival.  We do not re-supply units with these items.  All properties have WIFI, Basic Cable TV with DVD player and a phone line with unlimited local and long distance (you will receive the phone number with final directions and lock box code).  Most Cell phones will work at our properties, some companies seem better than others, Verizon seems to have the best coverage in the Asheville Area, at least this point in time.  All properties have a Washer and Dryer, gas or charcoal grill (propane is provided, charcoal is not), and a gas or wood fireplace (some wood is provided, but bring your kindling or collect the abundant kindling in the woods around the property).  Inquire about where to purchase wood if you need more than the bundles provided at each property with wood burning fireplaces.

DAMAGES: You will be held financially responsible for any damages to the property or its contents that occur during your stay, or excess uncleaned messes left behind by you or members of your group.  Your credit card will be held on file in lieu of any actual security/damage deposit processed.  Should you wish to pay for your reservation by check and not use a credit card, a $300 security deposit will be added to your final payment - or you may submit a credit card number instead of the $300 check.  The security deposit is in essence a damage deposit that ensures that our cabins and rentals are left in the condition in which renters find them.  The security deposit is fully refundable if the house is found to be in satisfactory condition upon check-out; and if a deposit was paid by you, a check will be mailed to you within 30 days of your check-out.  If any damages were incurred during your stay or if the house was left in an unacceptable condition, you will be made aware of the cost and the charges will be backed out of the check you submitted or charged to the card on file.

REPAIRS: We cannot guarantee that all equipment and systems will work at the properties at all times, as power outages and equipment failures will and do occur at times: electricity, heat, A/C, plumbing, WIFI, Cable, phone, appliances, hot tubs, or like equipment.  NO REFUND will be made upon the failure of any equipment.  Every effort will be made to make repairs as soon as possible to provide for your comfort.  Do notify our offices if you discover any item that needs the attention of our maintenance or housekeeping staff.

PETS: Most of our units allow pets.  There is a $15 nightly per pet fee or $75 per pet per stay fee, whichever is less.  Make sure your pet is claimed on your reservation.  An unclaimed pet may be cause for eviction.  Pets may be added as late as the day of your check-in.  If you are uncertain as to whether or not your pet has been claimed, call our offices or email us.  Acceptance of the Pet Agreement is required when bringing a pet and may be submitted online by opening the link and entering the requested data.  The pet fee is a permission fee, not a cleaning fee.  If there is additional clean-up for your pet, additional charges will be assessed. Vacation In Asheville and Oakland Cottage Bed and Breakfast are a pet friendly bed and breakfast  and Vacation Rental company in Asheville, NC.

ITEMS LEFT BEHIND: We are happy to mail back items left behind.  Unless shipping is excessive, you can expect a flat fee of $25 assessed to return items, which includes staff time and shipping costs.  Honestly, we don't like to charge for getting your things back to you, but our staff members don't work for us for free; so, please, please check closets and drawers, look for phone chargers and computer plugs, check for those shoes under the bed, before you leave the premises.

ADDITIONAL FEES: 13% State and Accommodation taxes will be applied to Rental totals. 

There are NO additional cleaning fees added to totals, although be sure and follow the simple check-out procedures (click here to review and scroll to the bottom of the Vacation Rental Page) found at the rental - on the fridge and/or in the Guest Notebook.  If you do not follow the check-out procedures, you can expect additional fees to be charged to your card on file or against the security deposit.  We do not expect or want you to be cleaning on your vacation, but we do expect the property to be in a tidy, respectful condition when you leave, as you would your own home.

A variety of area tickets may be purchased at an additional price through us and we often have them at discounted prices.  Taxes are not added to ticket prices.  We have discounted Biltmore Estate Tickets, Trolley Tour Tickets and "Eating Asheville" Food Tour Tickets.

Pet fees are in addition to room, cabin or vacation rental rates and 7% state taxes are added to pet fees.  

We have a variety of gifts you may want add to your rental rate, which include Flowers, Coffee Gift Basket, Soap Gift Basket, Biltmore Estate Tickets, "Eating Asheville" Food Tour tickets, Trolley Tour Tickets.  Prices vary, be sure and visit our Specials and Packages page for more information. 

For longer stays, you may also wish to hire extra housekeeping services, which may be added to your reservation at $75 per visit of up to 3 hours, $20 each additional hour if more than 3 hours are requested.  Advance notice is needed in order to schedule staff and may be made for times between 9 am and 5 pm daily, of your choice during your stay. 

Pet Stay Requirements

Please review the following information. Once you have read it, please put a check in the box below, provide your e-mail address, and click submit. This confirms that you have read, understood, and agreed to the list of pet friendly policies below. If you have any questions about these policies, please call us toll free at (866) 858-0863. Thank you for helping us remain a pet-friendly company!

Most of our units allow pets. There is a $15 nightly per pet fee or $75 per pet per stay fee, whichever is less. Make sure your pet is claimed on your reservation. An unclaimed pet may be cause for eviction. Pets may be added as late as the day of your check-in. If you are uncertain as to whether or not your pet has been claimed, call our offices or email us. Acceptance of the Pet Agreement is required when bringing a pet and may be submitted online by entering the requested data below. The pet fee is a non-refundable permission fee, not a cleaning fee. If there is additional clean-up for your pet, additional charges will be assessed.

  • Please keep your pet(s) on a leash when outside. No pets should run loose or be unattended. This is a county leash law (if the pet is “under your control” he/she is considered to be leashed). Also, we would hate for your pet to get hurt in some way while unleashed.
  • If you are staying in a room or Suite at one of our Inns, pets are not allowed in the dining area, nor are they allowed to wander freely about the Inn (unless you have a group that has booked the entire Inn).  Other guests may not have the tolerance or like for animals that you have, so be respectful of other guests at the Inn.
  • Please clean any pet waste out of the yard and place it in a small trash bag, then put the “doggie bag” in the large curbside trash can, which may be found outside the property.
  • Do not let your pet onto the furniture or beds. Housekeeping can tell & additional cleaning fees will be assessed if there is evidence of pets on furniture.
  • Crate your pet inside if you leave your pet unattended - we have found that pets are very uncomfortable when left alone in a “strange” house. This is when they often “misbehave” and cause problems (chew, go to the bathroom, have a “tantrum”, etc!!!). Usually, pets are more comfortable in the crate when you leave because it is “their space."
  • The pet fee is a privilege fee, not a cleaning or damage fee! If any of the above requirements are not met, a fee will be assessed and added to your bill.
  • If the pet makes excess noise or disturbance to neighbors or others in the B&B, you must be willing to kennel your pet. We can recommend several area kennels.
  • Please help us to keep this home a pet-friendly place, and leave no reminders that your pet was here!

Your pet and other pet owners appreciate this!! And so do we!

Thank you.

The Managers
74 Oakland Road
Asheville, NC 28801
(click here for mailing address)
(866) 858-0863, toll free

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