We rely primarily on advance reservations; therefore, cancellations cannot always be filled on short notice. We understand travel plans can be altered by last-minute emergencies or other unforeseen circumstances. In fairness to all concerned, exceptions to our policy cannot be made. Ask about Travel Insurance.

All and any type of cancellation must be made by phone with Brea Gratia the owner and manager at  828 348 5488.  Upon processing of your credit card, cancellations will be subject to the cancellation policy.

All cancellations will incur a cancellation fee of $100 – exception “Inside 14 days before arrival”.  No refunds on Property Damage Protection or Vacation Rental Trip Insurance.

Cancellations made:

  • 8 weeks or more before arrival will be refunded 100% of the prepaid monies less $100 & all insurance fees.
  • 4 weeks up to 7.5  weeks before arrival will be refunded 50% of prepaid monies less $100 & all insurance fees.
  • 14-27 days before arrival will forfeit 75% of entire reservation cost plus $100 cancellation fee & all insurance fees. Damage waiver fee will be returned.
  • Inside 14 days before arrival, will forfeit 100% of entire reservation cost, including insurance fees; cleaning & Damage Waiver fee will be refunded in full.

All guests are financially responsible for the time reserved.  There will be no refunds due to late arrival, car trouble, injuries, death in the family, inclement weather, road conditions, power failures, change of plans, or early departure.  There will be no refunds because of these or any other circumstances.  We suggest vacation rental insurance to protect your travel investment; especially during the months of November through April.  We cannot refund vacation rental insurance once purchased.

We make every effort to re-rent the property for any portion of your dates.  If you cancelled inside 45 days of arrival and we are able to re-rent the property, you will receive 70% of the nightly rental rate amount we have collected for those dates including a refund of taxes on rental rate amount and fees.  (see CHANGES below for an alternative to cancelling)


You may change reservation dates if done so 45 days or more prior to arrival with no charge. If a second change is requested or it is between 28-44 days before arrival, there will be a charge of $100.

If you need to change your reservation once you are inside 28 days before arrival, you may do so for an extra fee of 25% of your nightly rental.  If that changed reservation is cancelled, there will be no refunds other than the cleaning fee.




Effective January 1, 2018