Terms of Service
These Terms of Service ("Terms") govern your use of this website and your booking of accommodations from Berkshire Rental Properties ("we", "us", "our"). By accessing this site or making a reservation, you agree to these Terms.
1. Reservations and Bookings
A reservation is confirmed only after you complete the booking flow and we (or our payment processor) successfully charge the required amount. We may decline or cancel a reservation at our discretion, including for suspected fraud, misrepresentation, violation of these Terms, or unavailability of the property. Confirmed reservations are subject to the cancellation policy disclosed at the time of booking.
2. Payment, Fees, and Taxes
You agree to pay the total amount disclosed at checkout, including nightly rates, fees, deposits, and applicable taxes. Charges are processed by our payment provider; by providing payment information, you authorize us to charge the amount due. We may place a hold or pre-authorization on your payment method to cover incidentals or damage.
3. Cancellations and Refunds
The cancellation policy that applies to your reservation is the one shown at checkout and on your booking confirmation. Refunds, if any, are issued under that policy and may take several business days to appear on your statement, depending on your payment provider.
4. Guest Conduct and House Rules
By staying at one of our properties, you agree to:
- Use the property solely for short-term lodging by the registered guests.
- Comply with house rules, occupancy limits, and any community or HOA regulations.
- Respect quiet hours and neighbors; no parties or events without prior written approval.
- Refrain from illegal activity, smoking where prohibited, and any conduct that damages the property or disturbs others.
We may terminate a stay without refund and pursue costs and damages if these rules are violated.
5. Damage, Loss, and Liability
You are responsible for damage to the property or its contents caused during your stay, beyond ordinary wear and tear. We may charge your payment method for repair or replacement costs. To the maximum extent permitted by law, we are not liable for indirect, incidental, or consequential damages, and our total liability for any claim arising out of or relating to your stay or use of this site is limited to the amount you paid for the reservation in question.
6. Assumption of Risk
Use of pools, hot tubs, kitchens, outdoor areas, equipment, and surrounding amenities is at your own risk. You are responsible for the safety and supervision of any minors or guests in your party.
7. Intellectual Property
All content on this site — including text, images, logos, and design — is owned by or licensed to Berkshire Rental Properties or our service providers and is protected by intellectual property laws. You may not copy, modify, or redistribute it without our written permission.
8. Privacy
Our handling of personal information is described in our Privacy Policy. By using this site or making a booking, you acknowledge that policy.
9. Changes to These Terms
We may update these Terms from time to time. Material changes will take effect when posted; continued use of the site after that point constitutes acceptance of the updated Terms.
10. Contact
- Berkshire Rental Properties
- Office in Great Barrington MA, 01230, Since 2005
- Email: info@berkrentals.com
- Phone: 413.644.0223
11. Additional Terms from Berkshire Rental Properties
Role of Berkshire Rental Properties (BRP)
Guest acknowledges the role of BRP is to act only as liaison, consultant and/or facilitator between the Guest and Homeowner. BRP assumes no responsibility or liability for any of the obligations assigned to either the Homeowner or the Guest. Further and specifically, BRP assumes no responsibility or liability for any defective or dangerous condition arising at any time before, during, or after the term of this Agreement.
Renter Requirements
The Guest is the person placing the reservation and is the responsible party. All other persons involved with the rental are considered the Guest's invitees, and discussion pertaining to the reservation, cancellation, and damage policies will be solely discussed between BRP and the Guest. The Guest, as stated herein, includes the Guest’s invitees.
- The Guest must be a responsible adult(s) over the age of 25.
- The guest count — all adults and children — must be accurate and disclosed.
- The Guest is required to sign the rental agreement.
- The Guest agrees to follow the guidelines as stated in the House Manual, including the prior-to-departure procedure. This may be provided prior to arrival, upon request.
- There is no smoking permitted at any Berkshire Rental Property.
- All pets, including visiting pets, must be disclosed and/or approved and the appropriate pet fee(s) shall apply.
Guest shall review/sign the lease agreement, which comes directly after reserving the property. Guest shall have 24 hours to review/sign or to give notice of termination, for a free cancellation, less the 2.85% credit card fee. After 24 hours, see the Cancellation policy below.
Cancellation
In the event of cancellation, the Guest shall provide notice to BRP in writing (email is acceptable). Once the reservation is cancelled, Guest may not reclaim time. BRP shall do its utmost to re-book and refund the Guest to the best of their ability. BRP does not guarantee success in re-booking dates. When/if the re-booking is successful the Guest shall be paid back in the same month as the original check-in date. When in doubt, cancelling earlier is better. The more time BRP has to re-book the reservation, the higher the success. Guest is encouraged to secure travel insurance.
- Change your mind? 48-hour grace period → Guests who cancel within 48 hours of booking receive a full refund, less the payment processing fee and 3% booking fee.
- Cancel 30+ days before check-in → Guest receives cleaning fees and RSD charges paid to date (PTD). If BRP successfully re-books the full rental amount of the cancelled reservation, Guest is reimbursed for rent PTD, less a 20% rebooking fee. Guest shall also be reimbursed for taxes PTD. If the reservation is not rebooked in full, prior to the arrival date, the Guest shall not receive a refund. See alternative option.
- Cancel less than 30 days before check-in → Guest receives all taxes, fees, and RSD, PTD. If BRP successfully re-books the full rental amount of the cancelled reservation, Guest shall be reimbursed for rent PTD, less a 20% rebooking fee. If the reservation is not rebooked in full, prior to the arrival date, the Guest shall not receive a refund. See alternative option.
- Alternative option → Guest may choose to re-book new dates (in like-kind season) and transfer the reservation if the Homeowner agrees to the new dates. There will be a 10% transfer fee applied to what was paid to date, at the time the transfer is confirmed. New dates must be chosen from the time of the cancellation until the check-in date, but not after check-in date. New dates are firm and may not be changed again.
Note: 2.85% payment processing fee and a 3% booking fee are non-refundable upon cancellation.
Berkshire Rental Properties, Since 2005 — Office in Great Barrington, MA 01230 — website: www.berkrentals.com — email: info@berkrentals.com — office: 1-413-644-0223
Platform Notice
This site is operated by Berkshire Rental Properties on the Wander platform. Wander, Inc. publishes its own platform terms, privacy practices, booking rules, and other policies governing the technology that powers this site. You can review them at wander.com/legal.