Terms and Conditions

## 1. Improved FAQ Page

Got Questions? We’ve Got Answers

Hey there! We’re the team at VLB Properties, your friendly hosts for those unforgettable waterfront getaways on Elk River (Athens, AL) and Wilson Lake (Muscle Shoals, AL). We know booking a vacation rental can feel risky—hairy tubs, surprise fees, ghosting hosts? Not here. We’ve poured real guest feedback into these FAQs to ease your mind. Everything’s transparent, spotless, and waterfront for real. Let’s dive in!

Booking & Pricing

How much do rentals cost?

Rates depend on the property, the season and your dates, and the booking calendar on each listing always shows the live rate. This fall (mid-October to early December 2026), our Elk River cabins run $150–$210/night on most nights and our Wilson Lake home runs $195–$268/night. No bait-and-switch: you see your full total before you pay.

What’s included in the nightly rate?

Everything you need for a cozy stay: full kitchen (coffee maker, microwave), AC/ceiling fans, linens, towels, WiFi, and waterfront access. BBQ grills and fishing decks on select spots. No “resort fees” or nickel-and-diming—it’s all in there, just like a friend’s lake house.

Is there a cleaning fee? How much?

Yes, one cleaning fee per stay: $100 at our two smaller Elk River cabins (Fishing Lovers and River Views) and $250 at the 4-bedroom house and the Wilson Lake home. It covers our thorough pro clean (no hairs, no streaks, no funky smells—we get it, that’s a dealbreaker). Guests rave about our spotless standards in recent reviews.

What about taxes and fees?

No surprises! Your total is the nightly rate + the cleaning fee + $62.58 rental insurance + 5% sales tax, and you see it all before you pay. The rental insurance is included by default; if you don’t want it, just ask us and we’ll take it off.

How far in advance should I book?

Peak summer/fall? 3–6 months out for best picks. Last-minute spots pop up midweek—check our calendar! Flexible dates? We’re here to help match your crew.

Check-In & Check-Out

What time is check-in/check-out?

Check-in: 4 PM. Check-out: 10 AM. Gives our team time for that deep clean you deserve—no rushing into a half-prepped place.

How do I get the keys / access the property?

Smart lock self-check-in! We’ll text door code + directions 24 hours before arrival. No waiting on us—smooth entry, even at midnight. (Poor comms? Not our style.)

What if I need early check-in or late check-out?

We’ll do our best! Text us 48+ hours ahead. Often free if no turnover, or $50/2 hours. Real talk: We prioritize your comfort but keep things fair for all guests.

Cancellation & Refund Policy

What is your cancellation policy?

Super guest-friendly:

• 30+ days before arrival: 100% refund (minus payment processor fees ~3%).
• 14–29 days: 50% refund.
• Under 14 days: No refund, but we’ll help rebook if possible.

Life happens—we’re flexible folks!

What happens if I need to cancel last minute?

Under 14 days? Full credit for future stay within 12 months (same property preferred). No ghosting or “host won’t cancel” drama—we communicate fast and fairly.

Do you offer trip insurance?

Every direct booking includes $62.58 rental insurance by default. If you don’t want it, just ask us and we’ll take it off.

Pet Policy

Are pets allowed?

No. Pets are not allowed at any VLB Properties rental. See our Pet Policy page.

The Properties

How many guests can each property accommodate?

Cozy options for 4 guests (1BR Elk River cabins) up to 8 in our 4-bedroom Elk River house. Exact counts per listing—no overpacking.

Do properties have boat docks?

Yes! Private docks at select Elk River spots (e.g., our Boat Dock Cabin); community dock steps away on others. Tie up, fish, relax—true waterfront living.

Is WiFi reliable for remote work?

50 Mbps fiber WiFi standard—strong enough for Zoom, streaming, work calls. No “weak WiFi” woes; tested daily. Remote workers, we’ve got you.

Are properties actually waterfront?

100%—decks overlook the river/lake, steps to water. Photos match reality (recent, unfiltered). No misleading “views from the roof” tricks—direct access guaranteed.

Why Book Direct vs Airbnb

Why book direct?

No Airbnb/VRBO middleman—you book with the owners and see your full total before you pay.

What’s the advantage of booking direct?

Direct line to us (texts/calls, no platform delays), flexible policies, priority support, and special perks like early perks. Safer, simpler, and we handle issues personally—no middleman disputes.

Local Activities

What fishing is available?

World-class bass/striper on Elk River & Wilson Lake right from our docks. Tips, gear, guides at our Fishing Guide.

What restaurants are nearby?

Rogersville (15 min): Southern eats, BBQ, groceries. Full list at our Restaurant Guide. Farm-fresh and friendly.

What’s there to do in the area?

Fishing, boating, trails, Athens State (30 min), Muscle Shoals music history (40 min). Quiet escapes or adventure—your call. Ask us for personalized recs!