Karin's Place: A Secluded Retreat

There is something for everyone at Karin’s Place–from the peaceful and tranquil gardens, gazebo and pool, a pirate ship playground for the kids, to a game loft with billiards table and enough activities to last several lifetimes! Guests are required to sign a guest agreement upon booking. The base price is for up to 10 people. $59/person/night for additional people. (No additional person charges for children under age 3 and $15/night/kid DISCOUNT (so $44 instead of $59) for children between ages 3 and 5.) The fees are non-negotiable. There is something for everyone at Karin’s Place–from the peaceful and tranquil gardens, gazebo and pool while the kids play on the pirate ship to a full-size billiards table and enough books and games to last several lifetimes! Lie in a hammock and take in the sun or cross country ski on the 22 acres of land. The leaf peeping is also impossible to beat. The idea is imagination. Karin’s Place is a home. You can have your family reunion or Big Chill weekend with your 20 favorite family members and friends or host an organized residency or retreat of any kind! This home is unique and grand. It was conceived by Jenny's father who was a bonafide eccentric. He lived a large life and was truly one-of-a-kind. There is no other home or inn in the area like Karin's Place. There are hotels. There are convention centers. There are inns and B&Bs. None have a a pirate ship in a sandbox, and a grown up sized swing. Our attention to detail and personal investment in your time at Karin's Place makes every visit distinctive and uniquely special. Karin’s Place is an 8,000 square-foot home nestled in the woods of Bennington, Vermont. Far enough off the road for solitude and listening to birds and animals rustling in the woods yet just four miles from the town of Bennington and nine miles from Williamstown, Massachusetts, Karin’s Place is in the middle of nowhere and close to somewhere. She can be your ultimate destination and/or she can be your resting ground after taking in theatre, music, museums, skiing, and more. The house sleeps up to 19 in beds plus a futon with seven bedrooms, two sleeping lofts, and 4 baths. The limit is 20 including children. Rent the entire house for 2 days, a week, add an event. (Discounts for a week or more, children between 3 and 5, and we do NOT charge the overage fees for children 2 and under.) Just come. Why wait? We look forward to meeting you! Jenny and John live in their own home two miles away but Jenny's office is in the basement with a separate entrance and good sound control so you won't even know she's there. A portion of your fee is donated to the Alzheimer's Association in the name of Jenny's mother, Karin. Vermont Meals and Rooms Tax account number : MRT (Phone number hidden by Airbnb) The house is all yours. You receive the keys and Jenny gives a personalized tour upon arrival. During Covid-19, you will receive a series of videos for the tour and Jenny will greet you outside while wearing a mask. Jenny's office is in the basement with a separate entrance and good sound control so you won't even know she's there. Jenny's laundry/supply room and office is in the basement with a separate entrance and she reserves the option to come work if necessary but she doesn't hover or come over without prior notice. She and John live only two miles away. Guest interaction is really up to the guests. We don't intrude, but we also don't make ourselves scarce when guests like more attention! The house is on a road with several apple orchards. The views are spectacular. The road is great for taking a walk or a run. The closest airport is Albany International. You can also come via bus or train. Having a car is definitely recommended as the house is rather secluded but if you don't have wheels, we can discuss excursions and get you there. Karin's Place is close to a lot of culture. However she is also a perfect destination place if you want to arrive and not go anywhere until your visit is over. Airbnb Sales Tax Account Number: MRT (Phone number hidden by Airbnb) Orchard Air, LLC Sales Tax Account Number: MRT (Phone number hidden by Airbnb) RENTAL RULES 1. Smoking tobacco is allowed outside only. Evidence of smoking cigarettes will result in forfeiture of security deposit. 2. People other than those in the Guest party set forth above may not stay overnight in the property.  Any other person in the property is the sole responsibility of Guest.  Guests are not allowed to exceed the occupancy limit agreed to above. 3. Guests should treat our neighbors as their own. While this is a vacation for the Karin’s place guests, we live in a small close-knit community and the neighbors live here full time and value their peace and quiet. Outdoor neighborhood quiet hours are from 9:00 p.m. – 8:00 a.m and amplified music is not allowed outdoors at all. Quiet background music outdoors is fine, but party music should remain indoors. While the house is very secluded, sound travels and the music should not be intrusive for the neighbors. (We will alert you to take it inside if there are complaints.) There is no limit to level of music inside since the house as long as the doors and windows remain closed as the house is well insulated.   4. Keep the property and all furnishings in good order. 5. Only use appliances for their intended uses. 6. Pets are permitted only with prior approval and the Pet Addendum must be completed. There is a one-time $100 pet fee. Dogs only. Limit of two.    7. Parking: Vehicles are to be parked in the designated parking area or on the driveway. Cars should not be parked on the grass. Parking on the town road is not permitted. Any illegally parked cars are subject to towing; applicable fines/towing fees are the sole responsibility of the vehicle owner. There is plenty of parking on the property. 8. Housekeeping:  There is no daily housekeeping service. While linens and bath towels are included in the house, daily maid service is not included in the rental rate.  A separate agreement is possible and the Housekeeping Addendum must be completed. We do not permit towels or linens to be taken away from the house.  9. Garbage: Any garbage must be stowed in the proper garbage or recycling receptacle, located under the deck.   10.  Hot Tub and Sauna: No splashing. If there is excessive water on the floor, it leaks into the basement and could cause forfeiture of your security deposit. No children under the age of five permitted in hot tubs at any time. No children under the age of 10 without adult supervision. (No young child should be allowed in a hot tub until they can stand on the bottom and have their head remain completely out of the water. Children who are big enough to be in a hot tub should not use it for more than five minutes at a time, especially at the maximum temperature of 104 degrees.) When using the hot tub, remember there is a certain health risk associated with this facility. Use at your own risk. We drain, sanitize, refill and replenish chemicals in all tubs prior to your arrival; therefore, it may not be warm until later that evening. [DO NOT STAND ON THE HOT TUB COVERS.  Hot tub covers are for insulation purposes and are not designed to support a person or persons.  They will break and you may be charged for replacement.] Remember when not using the hot tub, leave cover on so hot tub will stay warm. 11.   Fireplace: Please use responsibly. Open the flue and close it when it has cooled down. Wood, kindling, and starter logs are not provided. 12.   Water and Septic: The house is on a well and septic system. The mineral content in the water is high. During a drought, the well water may have an odor. There is a filter system but there is also spring water available. The septic system is very effective; however, it will clog up if improper material is flushed. DO NOT FLUSH anything other than toilet paper. No feminine products should be flushed at any time. If it is found that feminine products have been flushed and clog the septic system, you could be charged damages up to $ (Phone number hidden by Airbnb) 13.   Storms: No refunds will be given for storms. Mountain roads can be curvy and steep. Gravel drives are well maintained; however, we highly recommend four-wheel drive and/or chains during the snow months and mud season. We do not refund due to road conditions. The driveway is well maintained and plowed, salted, and sanded whenever necessary.  14.   Utility Outages: A privately owned estate is similar to your own house, in that power outages, Internet outages, etc. are out of the control of the owner. We are all under the constraints and timelines of the local utility companies. If the internet goes out you will not be entitled to a partial refund on the rental if the outage is directly related to Fairpoint. Unfortunately, getting a service appointment on utility issues in our area can take up to 5 days or more. We ask that you be patient and not let an inconvenience like this disrupt the enjoyment of your vacation. We will, of course, make every effort possible to rectify the situation. 15.   Repairs: Occasionally things break or break down, like appliances, furniture, etc. Unlike a hotel, there is no 24/7 maintenance staff. You will need to notify the owner immediately of an appliance malfunction and the owner will work to have things repaired as quickly as possible. Repair of a dishwasher or washer can take up to a few days. Broken furniture may require replacement and can take a couple days, also, to do so. If you have difficulty reaching the owner in these situations (with the numbers provided), there is a list of local people to help posted on the property. 16.   Departure and Upkeep: As you know there is only a 5 -hour time period for owners to clean, transition, and ready the estate for the next rental. It is critical that you check-out on time so the cleaning staff/person can get started (remember that the owner is paying a cleaning person while they are waiting for a late check-out). It is important that you perform the check-out procedures asked of you in the information document provided. To the extent possible, please try to “leave it as you found it”—at the very least, leave the property “tidy” or “broom clean”, dispose of garbage, run dishwasher (if applicable), wash dishes, and make a list of any damaged items. If you have brought a pet with you will need to tidy up after him/her (including removal of dog feces from the yard). Late check-out, failure to perform check-out procedures or leaving Karin’s Place in an unclean state (requiring additional cleaning above typical cleaning time) will result in forfeiture of a portion or all of your deposit. Please do not re-make the beds. Please strip them and put sheets, towels, and robes in the laundry bags provided. 17.    Liabilities and Amenities: We provide the use of cross-country skis, bicycles, pool, etc., as an added amenity to the property. You must take responsibility for your usage of these facilities. It is at your own risk that you use them. Extra care should be taken with children and these facilities. It is important that you know your own limitations when it comes to swimming, skiing, and biking and the proper safety equipment must be used with them (life preservers and helmets).(URL HIDDEN)18.   Rustic Terrain: You are visiting a rural, natural location with sometimes rustic terrain. Many properties have wooded pathways, gravel driveways, trails, rocky/ledgy waterfronts, etc. You should bring the proper footwear and use caution as you get to know the property. Trails can be “rooty”, shore rocks can be slippery, pathways can be uneven. Take care with your surroundings. 18.   Rustic Terrain: You are visiting a rural, natural location with sometimes rustic terrain. Many properties have wooded pathways, gravel driveways, trails, rocky/ledgy waterfronts, etc. You should bring the proper footwear and use caution as you get to know the property. Trails can be “rooty”, shore rocks can be slippery, pathways can be uneven. Take care with your surroundings. 19.   Alcohol: The laws of the state of Vermont must be followed when consuming alcohol. The Lessor shall not be liable if any accident occurs as a direct result of alcohol consumption.  20.   Perishables: Guests are welcome to any food or drink that has been left behind by prior guests. Food is only thrown away if it is no longer good. Please use the compost bin whenever possible. Please also recycle whenever possible.