Colonial Properties Cabin & Resort Rentals
Please read this agreement carefully before your stay. Payment for a reservation constitutes acceptance of all terms below. All policies apply to the registered guest and every member of their party.
Information regarding individual property listings is believed to be accurate but cannot be guaranteed. Colonial Properties makes every effort to ensure that all information on its website and other marketing platforms is current and complete. However, rates, furnishings, amenities, fees, and taxes are subject to change without notice. Colonial Properties is not responsible for errors or omissions in property descriptions and reserves the right to correct inaccuracies at any time.
On this page
Guests must be at least 21 years old to reserve a 1-bedroom rental and at least 25 years old for rentals with 2 or more bedrooms. The registered guest must meet the minimum age requirement and must remain on-site for the duration of the stay. Valid ID verification is required through the Guest Portal or in person prior to check-in.
By completing a reservation, you consent to identity verification by the property manager.
Each property has a maximum occupancy limit established by local fire codes. Exceeding this limit is a serious violation and will result in immediate eviction without refund. All children count toward the occupancy limit, except children under two years of age. There is no per-person charge.
These properties are for residential vacation use only. Parties, events, and large gatherings are not permitted. Unlawful activity or excessive noise will result in immediate eviction and forfeiture of all rent, fees, and deposits.
The Cancellation Promise is an optional add-on available at the time of booking. If purchased, you may cancel your reservation and receive a full refund — minus the Cancellation Promise fee and any processing fees — provided you cancel at least:
Without the Cancellation Promise, all reservations are non-refundable and non-cancellable.
A 50% deposit is required at the time of booking for reservations made more than 14 days before arrival. Reservations made within 14 days of arrival require payment in full. The remaining balance is due 14 days before arrival and will be automatically charged to the credit card on file unless alternative arrangements have been made in advance. Reservations with unpaid balances will be canceled without refund. All rates include applicable taxes. We accept all major credit cards. Personal checks are not accepted.
All advance rent deposits, damage fees, taxes, and balances of rent due are deposited into a bank rental operating account. These deposits are considered earned income to Colonial Properties upon receipt and may be used immediately. Any refunds are disbursed from the general fund of Colonial Properties and are handled on a case-by-case basis.
Refunds are not provided for the following:
We will work to resolve maintenance issues as promptly as possible. Property details, amenities, and furnishings are subject to change without notice.
In the event a property is sold and management changes, your reservation may be transferred to a comparable property. If no comparable property is available, a full refund will be issued to the card on file.
Guests are responsible for any damage to the property, its contents, or surrounding areas that occurs during their stay beyond normal wear and tear. This includes but is not limited to damage to furniture, fixtures, appliances, flooring, walls, decks, and outdoor amenities.
In the event of damage, the cost of repair or replacement will be charged to the payment method on file. By accepting this agreement, you authorize Colonial Properties to charge your card on file for any damage assessed following your departure. We will make every reasonable effort to notify you of any charges before processing.
Guests are encouraged to report any pre-existing damage or maintenance concerns to our office upon arrival. Unreported damage discovered after checkout will be assumed to have occurred during the reservation period.
Check-in begins at 4:00 PM EST. Delays may occur during peak dates or due to unforeseen circumstances — please plan accordingly. You will receive the property address and entry code seven days before your arrival, provided all payments and required paperwork are complete.
Check-out is at 11:00 AM EST. Late departures will be charged $30 per hour. Before leaving, please complete the following:
Lost or unreturned keys may result in a fee of up to $150.
Parking is limited to the number of spaces available at each property. Vehicles must be parked in designated areas only.
Trailers of any kind — including boat trailers, utility trailers, and camper trailers — are not permitted at any property. Oversized vehicles, RVs, and buses are also prohibited unless explicitly approved in writing by Colonial Properties prior to arrival.
Violation of this policy may result in the vehicle being towed at the guest's expense.
In the event of an emergency, an agent may enter the property at any time. We will make every effort to notify you in advance, but entry will proceed if you cannot be reached.
Most properties do not allow pets. A limited number of properties accept dogs under 25 pounds only — no other animals are permitted. Where pets are allowed, a non-refundable fee of $75 per dog applies, with a maximum of two dogs. The fee must be paid in advance and is subject to agent approval.
Bringing an unauthorized pet onto the property will result in immediate eviction, forfeiture of all payments, and a minimum fine of $200.
Dogs may not be left unattended unless crated. Leashes are required by local ordinance.
The pet fee covers permission to bring your dog onto the property only. It does not cover damage of any kind, including:
Any damage caused by your pet is your financial responsibility.
Smoking is not permitted inside any property. Cigarette butts may not be discarded on the property. Violations will result in a cleaning fee of $150–$750 or more, depending on the extent of remediation required.
Fireplaces are operational from October through late February only and are turned off in the spring and summer months. Gas log arrangements may not be altered by guests. Tampering with gas logs will result in a minimum fee of $200. No refunds or relocations are provided if a fireplace is out of service; we will make every effort to restore functionality. Firewood is not supplied for wood-burning fireplaces and may be purchased locally.
All properties are treated regularly by a licensed pest control service. However, due to the natural mountain environment, guests may occasionally encounter insects or other wildlife common to the region. This is an expected aspect of mountain living and not indicative of a lack of care or cleanliness at the property. No refunds or relocations are provided as a result of insects or wildlife encountered during your stay.
The Great Smoky Mountains is home to a thriving black bear population. Bear encounters near cabins and resort communities are not uncommon, particularly during warmer months. Guests are expected to take the following precautions during their stay:
Black bears are wild animals and should be treated with respect and caution. Colonial Properties and property owners are not liable for any encounters, injuries, or property damage resulting from wildlife interactions. Guests who leave food or trash unsecured in a manner that attracts wildlife may be subject to additional cleaning or damage fees.
The Smoky Mountain region is an active and growing area. Construction activity — including new home builds, road work, and resort development — may occur near your property during your stay. Colonial Properties has no control over third-party construction schedules or noise levels. No refunds or relocations are provided due to nearby construction activity.
Some properties are equipped with exterior security cameras installed by the property owner. Cameras are positioned to monitor outdoor areas such as driveways, entryways, and parking areas only, and are not placed in any location that would interfere with the privacy or enjoyment of guests. No cameras are permitted inside the property.
Colonial Properties does not monitor, access, or view camera footage.
Properties with private pools are available for use by registered guests only. Pool access is included with your reservation and subject to the following terms.
Use of the pool is entirely at your own risk. Colonial Properties, property owners, and agents assume no liability for accidents, injuries, or drownings occurring in or around the pool area. No lifeguard is on duty at any time.
Guests are responsible for the safety of all members of their party, including children. Children must be supervised by a responsible adult at all times when in or near the pool. The property owner and Colonial Properties are not responsible for unsupervised access to the pool by children or any other individuals.
The following rules apply at all properties with pools:
Guests with medical conditions, including heart conditions, skin sensitivities, or respiratory issues, should consult a physician before use. Pregnant guests should consult a physician before use.
Any damage to the pool, pool equipment, or surrounding deck area caused by guests will be charged to the card on file. This includes but is not limited to damage to pool covers, lighting, filtration equipment, and furnishings.
Pool temperature is not guaranteed and no refunds are provided for heating equipment malfunctions. Pools are maintained on a regular schedule; however, water clarity and temperature upon arrival may vary depending on conditions.
Hot tubs are cleaned and chemically treated before each arrival. Water may still be warming when you arrive and is typically at full temperature by evening. Use of the hot tub is at your own risk.
To maintain proper sanitation, keep the bromine dispenser (the floating device) in the water at all times. Cover the hot tub when not in use. Shower before and after use to reduce skin irritation. Do not sit or stand on the cover — replacement costs range from $350 to $500.
Children under 12 must have adult supervision. Guests with medical conditions or who are pregnant should consult a physician before use.
If residue from lotions, food, or other products is found in the tub, an additional cleaning fee of $250 or more will apply.
Mountain weather can cause power outages. Properties on well water will also lose water service during an outage, as well pumps require electricity. We recommend keeping extra water on hand as a precaution. To report an outage, contact our office or call Sevier County Electric Company directly at 865-774-6300.
Mountain roads may be steep, curvy, or unpaved. Road maintenance is managed by each resort's Homeowners Association and varies by location. Hazardous driving conditions can occur from late fall through early spring and may result in limited access or temporary road closures.
Four-wheel drive and/or tire chains are recommended during winter months but do not guarantee access. No refunds are provided for weather-related issues or road conditions. Colonial Properties does not maintain roads, provide transportation, or cover towing costs.
If road conditions are deemed unsafe by our team, we may offer to transfer or cancel your reservation. Guests are responsible for monitoring local forecasts and road conditions before and during travel.
The property is reserved for the exclusive use of the registered guest and their approved party. Guests may not sublet, re-rent, or otherwise transfer occupancy of the property to any other individual or group during the reservation period.
Listing the property — or any portion of it — on any short-term rental platform, or otherwise making it available to third parties for compensation or free of charge, is strictly prohibited.
Violation of this policy will result in immediate eviction, forfeiture of all payments, and may result in additional legal action.
Guests are welcome to photograph and record the property for personal use and are encouraged to share their experience on social media. When posting publicly, please tag us — we'd love to see it.
Guests may not use photographs, video, or other recordings of the property for commercial purposes without prior written consent from Colonial Properties.
To protect the privacy of other guests and neighbors, publicly posted content should not display or identify the specific location, address, or access points of the property.
Guests are solely responsible for their personal belongings and any damage to the property caused during their stay beyond normal wear and tear. Colonial Properties and property owners are not liable for theft, fire, water damage, or loss of guest belongings, nor for injuries or incidents occurring on or near the premises. Items left behind may be returned at the guest's expense if recovered, but this is not guaranteed.
We maintain all properties on a regular basis and address issues as they arise. Refunds and discounts are not provided for equipment or utility malfunctions, but we will respond to reported issues promptly during business hours.
Our team is happy to assist with questions about how to operate televisions, WiFi, appliances, and other in-home technology. Many common questions can be resolved quickly by phone or through the Guest Portal. If a maintenance visit is dispatched at the guest's request and the issue is found to be a matter of equipment operation rather than an actual malfunction, a service call fee may be charged to the card on file.
Non-emergency maintenance
865-774-3233
After-hours emergencies only (power, heat, water, leaks, lockouts)
865-963-5698
Life-threatening emergencies
911
Groups seeking tax-exempt status must provide one of the following:
Out-of-state tax forms from other states are not accepted. To apply for a 501(c)(3) certificate, contact the Nashville IRS office at 800-342-1003. Allow 7–14 days for processing.
To qualify for tax exemption, all of the following conditions must be met:
Tax exemption must be requested at the time of booking. A valid certificate must be submitted to the rental agent within 24 hours of making the reservation.
Colonial Properties is not responsible for items left behind at the property. If you believe you have left an item behind, please contact our office as soon as possible after your departure. We will make every reasonable effort to locate and hold the item for up to 30 days. After 30 days, unclaimed items will be donated or discarded at our discretion.
If a lost item is located, it may be returned to you at your request. All shipping and handling costs are the responsibility of the guest and must be arranged and paid in advance. Colonial Properties is not liable for items that are lost, damaged, or not recovered.
Any suit, action, or legal proceeding seeking to enforce any provision of, or based on any matter arising out of or in connection with this agreement must be brought in a federal or state court located in Sevier County, Tennessee. By accepting this agreement, you expressly consent to the exclusive jurisdiction of such courts and irrevocably waive, to the fullest extent permitted by law, any objection to venue or claim that any such court is an inconvenient forum. This agreement shall be governed by and construed in accordance with the substantive laws of the State of Tennessee.
Guests may not assign or transfer this agreement without prior written consent from Colonial Properties. Colonial Properties reserves the right to assign this agreement.
By accepting this agreement or accessing the property, you consent to receiving communications from Colonial Properties by phone, email, mail, or other channels. You may opt out of marketing communications at any time in accordance with applicable law.
Colonial Properties
3049 Veterans Blvd
Pigeon Forge, TN 37863
Phone: (800) 371-0341
Email: info@colonialproperties.com