Policies
Keeping things smooth and simple. We want everyone to have a fantastic time at Talking Water, so please take a moment to review these before your stay.
📖 Read the Songbird GuidebookCabin Reservation & Payment
Booking
A 50% deposit is required at the time of booking to secure your stay.
Payment
The remaining balance is due 14 days before arrival. We accept all major credit cards.
Cancellation
Cancellations at least 30 days before arrival receive a 75% refund; 29–14 days before arrival receive a 50% refund.
Whole-Site Rental Reservation & Payment
Booking
A 50% deposit is required at the time of booking to secure your dates.
Payment
The remaining balance is due 30 days before arrival. We accept all major credit cards.
Cancellation
Cancellations at least 30 days before arrival receive a 75% refund of pre-payments; 29–14 days before arrival receive a 50% refund.
Check-In & Check-Out
Check-In
4:00pm Eastern / 3:00pm Central. You’ll receive detailed instructions the day before arrival, and your door code once the cabin is clean and ready.
Check-Out
11:00am Eastern / 10:00am Central. Late check-out is available for an additional fee (subject to availability) via Enhance Your Stay.
Pet Policy
Pet-Friendly Cabins
With prior approval, dogs are welcome in Chickadee, Goldfinch, and Whippoorwill with a $50 pet fee per dog (up to 2 per household). Pets are not allowed in Blackbird or Meadowlark.
Guidelines
Dogs must remain leashed outdoors at all times and separated from our working animals. Keep dogs crated whenever unattended (crates available), maintain control, and clean up after them. Undisclosed pets incur a $100 fee.
Our Working Animals
A Working Greenbelt Property
Our goats, chickens, and cats have jobs to do, and you may encounter them outside of fenced areas during your stay. Please give them plenty of space, never feed them, and supervise children around them.
Full Guidelines
See Our Animals for the complete list of guidelines on sharing the property safely.
Smoking Policy
Outdoors Only
Smoking is allowed outdoors only and at least 25 ft from all doors and windows. Please use the bright yellow cigarette bins provided. Smoking indoors or littering butts will result in fines and removal from the property.
Children’s Safety
Supervision
Please supervise children at all times and practice Leave No Trace. Being in nature means lots of jumping, climbing, and exploring—along with the chance of encountering snakes, spiders, and mosquitoes.
Environmental Responsibility
Leave No Trace
We offer recycling and composting to all guests and use energy-efficient products throughout the cabins. Above all, we ask everyone to “Assume the Best Intent.”
Swimming Safety
Creek Safety
Suck Creek is fast-moving—never enter without a partner and a working cell phone, and always use common sense. For a safe dip, visit the blue holes just minutes away in Prentice Cooper State Park.
Cabin Rules
- Assume the Best Intent. We host because we love creating positive spaces—and like you, other guests are here to relax. A little kindness goes a long way!
- Treat Talking Water with the care you give your own home.
- No smoking indoors or within 25 feet of doors/windows. Please use the outdoor yellow bins for cigarette butts.
- Guests: only the number of guests in your reservation should spend the night. Let us know about any additional guests (within capacity).
- Parties & noise: gatherings should be approved by hosts beforehand and kept low-key. Quiet hours are 11 PM–8 AM EST.
- Doors & codes: lock doors when away, and don’t share your access code with anyone outside your agreed-upon party.
- Pets: approved pets only, fees paid, crated when unattended, and no pets in Blackbird or Meadowlark. Keep dogs leashed outdoors at all times and away from our working animals, and pick up after your pet.
- Respect our belongings: damages or missing items may incur a fee. Please report any issues upon arrival.
- Practice Leave No Trace.
- Check-in begins by 4 PM EST (3 PM CST); check-out/cleaning begins by 11 AM EST (10 AM CST).
Tennessee agritourism notice
Under Tennessee law, there is no liability for an injury to or death of a participant, or damage to the property of a participant, in an agritourism activity conducted at this agritourism location or by this agritourism professional if such injury, death, or property damage results from the inherent risks of the agritourism activity.
Inherent risks of agritourism activities include, among others, risks of injury and damage inherent to land, equipment, and animals, as well as the potential for you to act in a negligent manner that may contribute to your injury or death or to the damaging of your own property. You are assuming the risk of participating in this agritourism activity.
Tenn. Code Ann. § 43-39-103
Rental Agreement & Legal Terms
Read the full rental agreement
- Term: Occupancy is strictly for the number of nights outlined in the confirmed reservation.
- Rent: The reservation total, applicable fees, and security deposit are due in full prior to check-in on the arrival date. Reservations not paid in full by check-in are deemed null and void, and deposits are forfeited.
- Limited Occupancy: Maximum occupancy is limited to the individuals listed on the pre-arrival form. If this policy is breached, the Host reserves the right to expel the entire party with no refund.
- Non-Disturbance: Guests shall not disturb, annoy, endanger (e.g., fireworks), or inconvenience neighbors, or use the premises for any unlawful purpose.
- Care of Premises / Damages: Violation of these or any House Rules is grounds for automatic eviction plus forfeiture of deposit and reservation cost. Guests agree to pay for any damage to the property, grounds, furnishings, or facilities caused during their stay, including additional cleaning charges.
- Host’s Rights: If the conditions herein are not met, the Host may cancel this agreement and enter the Property to ensure it has been vacated. All monies paid shall be forfeited as liquidated damages.
- Indemnity: Guests agree to indemnify and hold the Host harmless from all claims related to their use of the Property, and assume all risk of injury or loss relating to recreational activities, including firepits and hiking trails.
- No Subletting: Guests may not sublet or assign this agreement for any part of the premises under any circumstances.
- Repairs & Maintenance: The Property is reserved with existing furnishings. Guests will report maintenance issues immediately. The Host will make every effort to repair equipment but cannot guarantee all equipment is in working order at all times; no rate adjustments or refunds are made for equipment or appliance failures.
- Cancellations: Cancelled reservations follow the refund policy of their booking platform. Reservations created on the Talking Water platform are eligible for a refund 30 days prior to the reservation start date.
- Parking: All cars must park in designated spots (see below). Any additional parking must be coordinated with and approved by a Talking Water team member.
Chickadee — 3–5 unmarked spaces in front of the cabin
Whippoorwill — 2 marked spaces in front of the cabin
Goldfinch — 2 marked spaces in front of the cabin
Blackbird — 2 marked spaces in front of the cabin
Meadowlark — 3 marked spaces in front of the bunkhouse
EV charging — 2 pay-per-use spaces on site
By booking, Guest and Host acknowledge they will comply with the terms of this agreement, and each assumes responsibility for the obligations set forth herein. Guest acknowledges receipt of the House Rules and agrees to the terms set forth.
Don’t Hesitate to Reach Out
Questions about any of our policies? We’re happy to help you plan the perfect, worry-free stay.