Policies
Everything that applies to a direct booking, in plain language. The policy shown on your quote is the one that applies to your stay, even if this page changes later.
Cancellation
The current policy is shown on every quote before you pay and on your confirmation. It is frozen onto your booking at the time you book. In outline: full refund if you cancel well ahead of arrival, a partial refund closer in, and no refund of the nightly rate inside the final window; the cleaning fee is always refunded; taxes are refunded in proportion. The exact day counts and percentages are on your quote.
Payment and confirmation
- Checkout runs through Stripe. We never see or store your card number.
- Your card is authorized, not charged, when you book. We confirm by hand within 24 hours, usually within a couple of hours, and the charge happens at confirmation. If we cannot confirm, the authorization is released and nothing is charged.
- For stays booked far in advance, a split payment may apply: part at confirmation, the balance charged automatically to the same card before arrival. The schedule is shown at checkout.
- Taxes shown on your quote are collected for the State of Oklahoma and McCurtain County.
Pet hold
Bringing a dog? There is no pet fee. Instead, a refundable $50 hold goes on the card you booked with on the morning of check-out. It is a hold, not a charge. Our cleaner checks the cabin after you leave, and the hold comes off on its own within 3 days, with an email to let you know. It is only used if there is extra cleaning or damage, and we always email you photos and a list first. Details in the Pet Addendum.
House rules
- Check-in after 4:00 PM, check-out by 11:00 AM
- Maximum 4 guests
- Primary guest must be 25 or older
- No parties, events or large gatherings
- No smoking inside or outside
- Up to 2 dogs welcome: house-trained, not on beds or furniture, not left alone inside unless crated. No pet fee; a refundable $50 hold applies (see Pet hold).
- No RV hookups or tent camping
- Please do not cut or remove trees or plants
- Exterior cameras face the front door and back patio; there are no cameras inside or around the hot tub
Short-term rental agreement
Accepted electronically at checkout by ticking the box and typing your name. We record the agreement version, your typed signature, the time and the IP address, and email you a copy with your booking. Text last revised 2026-10-23.
- Parties and property. This agreement is between the primary guest named at checkout ("Guest") and the owners of Smokey Marshmallow, Broken Bow, Oklahoma ("Host"), for the short-term rental of the cabin for the dates on the confirmation.
- Eligibility. The Guest must be at least 25 years old, must be present for the entire stay, and is responsible for every person and pet on the property. The Guest is the cardholder, or has the cardholder's permission to use the card.
- Occupancy. No more than 4 overnight guests. No parties, events, or gatherings beyond the registered guests. Day visitors beyond the registered guests require the Host's permission.
- Check-in and check-out. Check-in from 4:00 PM; check-out by 11:00 AM. Late check-out without prior agreement is charged at $50 per hour or part of an hour.
- Payment. The quoted total, including fees and taxes, is due as shown at checkout. The Guest authorizes the Host to charge the card on file for the booking, any balance shown on the confirmation, the pet damage hold described in the Pet Addendum, and any amounts due under this agreement.
- Cancellation. The cancellation policy displayed on the quote and confirmation applies. Refunds are issued to the original payment method.
- Pets. Up to 2 dogs, declared at booking. There is no pet fee. Dogs must be house-trained, kept off beds and furniture, not left unattended inside unless crated, kept leashed outside, and cleaned up after. The Pet Addendum, including the refundable pet damage hold and the fee schedule, is part of this agreement. An undeclared pet is charged $250 and may end the stay without refund.
- Care of the property. The Guest agrees to leave the cabin in the condition found, normal wear excepted, to keep furniture where it is, and to report damage promptly. The Guest is responsible for the cost of repairing or replacing items damaged, lost, or excessively soiled by the Guest's party or pets, including linens, towels, the hot tub cover, and kitchen items, and for excess cleaning at $50 per hour. Trees and plants may not be cut or damaged; tree damage carries a minimum charge of $500.
- Smoking. No smoking or vaping inside or outside. A $300 cleaning charge applies for violations, plus any repair cost.
- Hot tub, fire pit, fireplace, trail and grounds. These are used at the Guest's own risk. The Guest will supervise children at all times, keep glass out of the hot tub area, keep the hot tub cover on when not in use, never leave a fire unattended, and fully extinguish fires before leaving or sleeping. The Guest will follow posted hot tub guidance and any burn restrictions in effect. No fireworks on the property.
- Charges after the stay. If the Guest's party or pets cause damage, excess cleaning, or missing items, the Host will email the Guest within 7 days of check-out with photos and an itemized statement. The Guest authorizes the Host to apply the pet damage hold and, for any remainder, to charge the card on file for the itemized amount within 30 days of check-out. The Guest may reply with questions or evidence before the charge is applied beyond the hold.
- Cameras. Exterior cameras monitor the front door and back patio for security. There are no cameras inside the cabin or around the hot tub. Tampering with cameras is a breach of this agreement.
- Quiet and neighbours. The cabin sits in a residential forest setting. No amplified music outdoors after 10 PM.
- No RVs, tents, or trees. No RV hookups or tent camping on the property. No cutting or removing trees or plants.
- Lost items. The Host is not responsible for items left behind. Items found can be shipped back for a $25 handling fee plus postage.
- Access. The Host may enter the property with reasonable notice for maintenance or emergencies.
- Breach. Violation of occupancy, party, smoking, fireworks, or pet terms may result in immediate termination of the stay without refund.
- Liability. To the extent permitted by Oklahoma law, the Host is not liable for injury, loss, or damage to the Guest's party or property arising from use of the cabin and grounds, including the hot tub, fire features, trail, wildlife, and insects, except where caused by the Host's gross negligence. The Guest agrees to indemnify the Host for claims arising from the Guest's party's use of the property.
- Force majeure. If the cabin becomes uninhabitable or inaccessible due to weather, utility failure, or events outside the Host's control, the Host will refund the unused nights, which is the Guest's sole remedy.
- Electronic signature and records. The Guest agrees to sign this agreement electronically by typing their name and checking the acceptance box, and to receive this agreement and related notices by email. The electronic signature has the same effect as a handwritten one.
- Governing law. This agreement is governed by the laws of the State of Oklahoma. Venue for any dispute is McCurtain County, Oklahoma.
- Entire agreement. This agreement, the Pet Addendum, the house rules, and the confirmation email are the entire agreement between the parties.
Pet Addendum
We love dogs here. The hold exists so that the next couple walks into a clean cabin and so that the rare bad stay does not cost us the week.
The hold. When your stay includes a dog, we place a refundable $50 hold on the card you booked with on the morning of check-out day. It is a hold, not a charge. After check-out our cleaner checks the cabin. If everything is as it should be, the hold comes off on its own within 3 days and you get an email saying so. Banks usually clear a released hold within 2 to 5 business days.
What gets charged against the hold. Only the items below, at the amounts listed, and only after we email you photos and an itemized list.
| Issue | Charge |
|---|---|
| Pet hair on furniture, beds or bedding needing extra cleaning | $100 |
| Urine, feces or stains on floors, rugs, furniture or bedding | $150, or the actual cleaning cost if higher |
| Scratches, chewing or other damage to the cabin or its contents | Repair or replacement cost |
| Excess cleaning beyond the above | $50 per hour |
| Undeclared pet | $250 |
If the cost is more than the hold. The hold is applied first. Any remainder is charged to the card on file under clause 11 of the rental agreement, after the itemized email and within 30 days of check-out.
How to keep the hold. Dogs off the beds and furniture, crated if you leave them inside, a quick vacuum of obvious hair before you go, and tell us right away if something breaks. Honest accidents reported early almost always cost less.