Owning a Vacation Rental
in the Smokies

Choosing a real estate agent starts with finding someone who knows the Smoky Mountain market and sells mountain property, not just houses in town. A cabin on a ridge raises questions a suburban agent may never think to ask: how steep the driveway is, whether a sedan can make it up in January, what is holding up the deck, the age of the septic system, and which side of a city line the lot sits on.

Interview at least two or three agents to compare their experience and approach. Ask what they have sold in Sevier and Blount Counties lately, how often they will communicate, and what strategies they use in negotiations. A strong agent should be clear, data-driven, and attentive to your needs rather than pushy.

Make sure your agent is licensed, and check reviews on platforms like Zillow and Realtor.com, focusing on consistent feedback about communication, professionalism, and results. Pay attention to responsiveness now. How quickly they answer you while you are shopping is how quickly they will answer you at closing.

If you already have a property in your sights, send it to us. We are happy to look at it the way a guest and a cleaner will.

Estimating revenue is both an art and a science. In the Smokies it depends on the individual home far more than on the market as a whole: a great many cabins and chalets chase the same weekends, so two places on the same road can have very different years. Rather than quote a market average, we look at your property, the listings it actually competes with on Airbnb and Vrbo, and what those listings charge and book.

The Smokies is a group-trip market. Families, reunions, church groups and friends traveling together drive a large share of demand, so cabins that sleep a group and carry the amenities those trips look for tend to earn the most. Smaller cabins and condos can do well too, especially for couples, when they offer a view, a hot tub or an easy walk to downtown Gatlinburg.

Demand peaks in October and over the winter holidays, with a strong summer in between, and drive-in weekend traffic runs all year. That rewards homes priced sharply for each season. Ask for a free revenue estimate and we will walk you through the number for your property.

Upper-bound performance depends on:

• Quality photography, the single biggest driver of booking conversion
• Proximity to the Parkway, downtown Gatlinburg, Dollywood or a national park entrance
• Entertainment amenities such as a hot tub, game room, theater, or pool
• Cabin or lodge character, such as log or timber walls, stone and a covered deck, versus standard residential construction
• Views, since a long-range mountain view commands a meaningful premium
• A driveway guests feel comfortable on in every season
• Unique, photogenic decor and features

The Smoky Mountain market covers the Tennessee side of the national park across Sevier and Blount Counties, from the Parkway towns of Pigeon Forge and Sevierville to downtown Gatlinburg and the quieter valleys around Wears Valley and Townsend. Each pocket draws a slightly different guest and books on its own rhythm. A Gatlinburg chalet near downtown books differently than a big-group cabin on a Sevierville ridge or a quiet Townsend place by Cades Cove.

• Gatlinburg: The park's front door. A walkable downtown, the Arts & Crafts Community, and view cabins and chalets on the ridges above town make this a year-round draw for couples and families alike.
• Pigeon Forge: Dollywood, the Parkway and its shows and attractions. A natural home for families and big groups, busiest when Dollywood's seasons and events are running.
• Sevierville: Close to the interstate and the Parkway, often with a gentler purchase price, and plenty of larger cabins on the ridges and hollows outside town.
• Wears Valley: Quieter and greener, with mountain views and a short drive to the park, for guests who want space without giving up the attractions.
• Townsend and Blount County: The quiet side of the Smokies, close to Cades Cove and the Little River, for guests who came for the woods rather than the Parkway.

A few things shape demand everywhere here. The Smokies is primarily a drive-in market, with guests coming from Atlanta, Nashville, Charlotte, Ohio and across the Midwest, so weekend and holiday traffic runs heavy and many guests arrive late after a long drive. Dollywood's seasons, Winterfest and the holidays, October color, and spring wildflowers all bring their own spikes, and Great Smoky Mountains National Park keeps people coming all year.

The exact lot also decides your lodging tax and which permit rules apply, because both follow city limits, not the mailing address (see 4.1). Confirm what applies to a specific address with the county or city before you buy.

Financing a vacation rental is not the same as financing your own home. Whether a lender treats it as a second home or an investment property meaningfully changes your down payment and your effective cash-on-cash return, so talk to a lender early.

Before you start searching seriously:

• Get your pre-qualification letter or proof-of-funds letter ready in advance
• Line up your agent first, since they are your eyes on the mountain
• Check new listings daily on Zillow, Realtor.com, and the MLS search your agent sets up

Desirable cabins in the Smokies can go under contract quickly. Be prepared to make competitive offers and expect to lose a few before winning one.

Spend the inspection period on what is costly to fix in the mountains: the septic system, the well if there is one, deck framing and railings, the roof, the hot tub, a damp crawlspace, and the driveway. Your agent and title company will explain how earnest money and closing work in Tennessee.

The first month or two after onboarding may be minimally profitable or even slightly negative as we invest in setup. Plan for this, it is normal and worth it. Owners transitioning from self-management or another manager will typically have fewer of these costs.

Repairs. Every inspection generates a list of items to address. We will help you triage what is critical before guests arrive versus what is cosmetic and can wait, and guide you through the process.

Decor & Furniture. Fresh wall art, bedding, lamps, and a few statement pieces can meaningfully increase nightly rates. Unique, photogenic elements are the highest-return decor investment.

Professional Photography. You are making a major investment in this property. Professional photography is the single most important marketing decision you will make, and the one cost not to trim. Old listing photos, Zillow shots, or cell phone pictures are not acceptable. In the Smokies that means the view, the hot tub at dusk, the deck and the game room, shot properly.

Linens. Rental sheets and towels wear out much faster than your own under heavy guest use. We explain how linens are handled and charged at your property before you start (see 5.10).

Trash Setup. The Smokies is black bear country, and a trash can a bear can open teaches it to come back. Depending on location, your setup may be a bear-resistant can, an enclosure, or a community dumpster, and some areas have their own rules about it. We confirm what applies to your address and make sure guests know exactly where trash goes and when, so it does not attract wildlife.

Welcome Basket. A small arrival gift - local snacks, coffee, a handwritten card - sets the tone and shows up in reviews.

Door Lock. A smart door lock lets us give each guest a unique door code that only works during their stay, keeping your property secure.

We schedule at least one deep clean per year. High-traffic, larger, or pet-friendly properties should expect two. A deep clean takes considerably longer than a standard turnover and includes:

• Moving and cleaning under all appliances and furniture
• Dusting blinds, fans, ceiling fixtures, beams, and ledges
• Treating wood surfaces and clearing cobwebs from log walls and high ceilings
• Flushing and deep-cleaning hot tubs and jetted tubs
• Detailed grout, tile, and bathroom treatment

We coordinate scheduling to minimize vacancy impact, typically during a mid-week gap or the quiet weeks of January and February.

After closing, get all utilities into your name. We suggest creating a dedicated email account for the property so you can share streaming and service logins with us for after-hours guest support.

Electric. More than one provider serves the area, depending on where the home sits. Confirm your provider by address.

Gas and Propane. Many cabins use propane for fireplaces, ranges, or outdoor grills. Confirm the existing supplier with your agent and sign up for tank monitoring or auto-refill so the tank never runs low during a guest stay, least of all over Christmas. If your grill runs on a small portable tank, we will agree with you up front how swaps are handled and make that clear to guests before check-in.

Internet. Guests expect fast Wi-Fi, and some mountain roads have few options. Confirm what the address can actually get before you buy, and make sure the signal reaches every floor and the deck.

Water and Sewer. Setups vary widely here. Some homes are on city water and sewer, and many cabins outside city limits are on a private well, a septic system, or both. Confirm what serves your property at closing, and keep the service records.

Guests expect access to live sports, and on a fall Saturday in East Tennessee that means college football. Streaming services with live TV are essential. We recommend YouTube TV or Hulu Live over traditional cable, for lower cost and fewer hardware failures.

Register streaming accounts with the property email address and share credentials with us so we can help guests who run into issues. All TVs should be smart TVs or equipped with Roku or Fire TV devices. Roku is the simplest for guests.

Setting yourself up for success starts with meeting, and ideally exceeding, what the market expects. Key principles:

• Meet baseline expectations: all appliances working, grill, fireplace (if listed), coffee maker, a driveway guests can manage, and live TV
• Offer something guests cannot have at home: a real mountain cabin feel, a long-range view, a hot tub under the trees, a game room, an amazing fire pit
• Invest in features that photograph well: neon signs, chunky statement furniture, built-in bunk beds, a themed room, colorful decor elements

For standalone cabins and homes (versus condos that typically have community amenities), income is higher but guest expectations are higher as well. In the Smokies a hot tub is close to a given, and amenities should scale with property size.

• 1 to 2 bedrooms: Hot tub expected; one entertainment amenity recommended (pool table or arcade cabinet)
• 3 to 4 bedrooms: Hot tub plus two or three entertainment amenities; game table, air hockey, foosball, shuffleboard
• Larger cabins: Theater or media room; a real game room; potentially an indoor pool

High-return amenities to consider:

• Hot tub, one of the first filters guests tick when they search here
• Indoor pool, a real draw for large group cabins, with real upkeep to match
• Arcade or game room, a standout at small properties and expected in big ones
• Pool table, popular and space-efficient; prioritize it over sacrificing a bedroom
• Covered deck with seating, since guests come for the mountain air and the view
• Fire pit or outdoor entertaining area, the evening everyone remembers

Avoid amenities that become unusable when a single piece goes missing (puzzles, board games, nerf guns). Stick to things that function even when imperfect.

Our management agreement is straightforward and written in plain language. The term, how either of us can end it, and what happens to future bookings if you leave are all spelled out, and we go through it with you before you sign. We would rather keep you because your property is doing well than because a contract says so. We earn your business every month.

If you are purchasing a property with existing bookings, the transition requires coordination. In most cases we target our start date as the day of closing, or the day your current manager steps away.

If a manager is in place: Set a stop date with them and a start date with us, and agree how bookings after that date will be handled.

If the owner self-manages: Bookings are typically canceled or transferred at closing, and we can send guests a note inviting them to rebook.

Far-out bookings: A calendar full of bookings far in advance is often a sign the home was underpriced, and we can usually improve the dates still open.

Expect some guest friction during any transition. We handle it diplomatically.

Every property is different, but a typical launch looks like this:

Repairs and staging can run concurrently with the photo process. We check every kitchen and household supply item and purchase what is missing on your behalf. If you prefer, ask for our setup checklist and source items yourself.

We list your property on Airbnb, Vrbo, Booking.com, and our own direct booking site.

We optimize your listings for search rankings on each platform, but our goal is not simply high rankings, it is maximum revenue. We balance visibility with rate optimization continuously, working to achieve the ideal mix of occupancy and nightly rate.

Your property is a business asset as well as a mountain getaway. Guests will occasionally move furniture, leave dishes soiled, bring a dog nobody mentioned, or break a wine glass. This is a normal part of operating a short-term rental, not a crisis.

The owners who succeed long-term are the ones who can emotionally separate themselves from the property and treat it as a revenue-producing tool that requires ongoing investment and maintenance. We will help you do that.

We take guest screening seriously within the limits allowed by law and by the platforms. Our approach:

• A minimum age for the primary booker, enforced more strictly on larger cabins
• Sensible minimum stays, shortened only to fill a gap between two existing bookings
• House rules on group size, parties, and parking, shown before anyone books
• Nightly rates that reflect a private mountain home, which on its own filters out a certain kind of booking
• A polite no to pet requests at cabins that do not allow them

When guests bend the rules, bringing a couple of extra people or sneaking a pet, we generally follow the hospitality industry model and do not confront unless forced. This is a calculated decision:

• Kicking out guests or demanding more money almost always results in a bad review
• Bad reviews hurt your search ranking and may require rate reductions that cost far more than the violation itself
• A removed guest may be owed a refund, or file a chargeback

Safety is different. A party, a dangerous situation, or a real threat to the property gets a firm response. Guests may leave things messy, but your property will almost always be left in acceptable shape.

Unless damage is significant, we repair or replace items and pass the cost through on your monthly statement. We generally do not chase guests for reimbursement on smaller items. Here is why:

• Guests almost always deny causing damage
• Platform claims are slow and often denied
• An upset guest leaves a bad review, which damages rankings
• A small drop in nightly rate across a year of booked nights costs far more than a broken chair

Our recommended approach: set aside a share of gross revenue for repairs and maintenance (see 5.1). That covers the full spectrum from worn comforters to replacement cookware sets.

Real damage is different from everyday wear, and we treat it differently. When a guest causes genuine damage, we document it with photos and file a claim through the booking platform's own damage process as part of our regular workflow. If we recover money from the guest or the platform, it shows up as a credit on your statement. You should not need to be involved beyond seeing it there.

Platform damage programs generally do not cover:

• Normal wear and tear (faded paint, carpet worn from foot traffic)
• Damage from weather
• Damage that is not reported promptly after checkout
• Incidents outside the rental period or off the property

Anything outside that scope falls to your short-term rental insurance or out of pocket, which is why the right policy matters (see 3.10).

Every booking platform screens guests before they can reserve, though the depth varies and the platforms change their checks from time to time:

• Airbnb - identity verification, payment validation, and its own reservation screening
• Vrbo - email, phone, and payment verification
• Booking.com - email and payment verification

On top of that, we read every booking request and message, and ask questions when a reservation does not add up.

We triage maintenance like a hospital does:

• Guest-impacting and urgent (no heat in January, AC out in July, hot tub down mid-stay): addressed immediately, credit or refund offered to guests
• Non-urgent but notable (broken appliance drawer): part ordered, patched in the interim
• Safety issues (a loose deck railing): property blocked until repair is complete
• Low-priority items (worn carpet): batched with other tasks to reduce service call costs

We refund guests liberally for inconveniences. A modest goodwill credit saves many times its cost in review protection.

For projects exceeding one day, we connect you with local contractors and coordinate scheduling, door codes, and post-project cleans. Examples requiring outside vendors:

• Roofing or siding replacement, including log and timber restoration
• Flooring replacement
• Kitchen cabinet repair or appliance installation
• Deck rebuilds and structural repair
• HVAC replacement

Nobody wants cancellations, but they happen from time to time. For bookings on Airbnb, Vrbo, and Booking.com, the listing's cancellation policy and the platform's own rules decide what the guest gets back. We pick a policy for your property that appeals to guests without leaving your calendar exposed.

Airbnb also lets guests cancel without penalty in certain situations, such as severe weather or a major travel disruption. We push back when it is warranted, but are sometimes at the platform's discretion.

The good news is that canceled dates often rebook, and we work hard to make that happen. Depending on what surrounds the open dates, we will often reach out to the guests booked on either side of a cancellation and offer them extra nights.

During the peaks (October color, Winterfest and the holidays, and summer family travel) we target occupancy well above the market. During the slower stretches, notably January and February, you may see mainly weekends booking, helped along by the steady drive-in weekend traffic from across the Southeast and Midwest. We always work to beat the market on occupancy so your revenue is maximized, but be prepared for off-season nights to book at well below peak rates.

If you have questions or requests, just send us a message.

We recommend a policy written specifically for short-term rentals. Ordinary homeowners coverage often excludes rental use. Several national carriers specialize in it; ask about liability limits, lost rental income, and how guest damage is treated. Any coverage we require, and how our team is covered while working at your property, is set out in your management agreement.

Proper pricing is the single biggest lever on your revenue. We monitor booking pace constantly, using both software and experienced human judgment to adjust to market dynamics.

Peak October weekends and the holidays book well in advance, and the largest group cabins book furthest out. In the quiet season, many bookings arrive in the last couple of weeks before the stay. Either way, we adjust quickly to maximize occupancy.

If your calendar fills too fast months out, you are underpriced. Owners who brag about being sold out six months ahead are often leaving real revenue on the table.

We actively manage the guest review cycle from the moment of booking through post-checkout:

• Pre-arrival: FAQ messaging, notes on the road and the driveway, written directions for the last few turns, and building rapport
• During stay: Mid-stay check-in message, proactive issue resolution
• Post-stay: Thank-you message and review request

We respond to reviews publicly so future guests can see that issues have been addressed. You see every review, positive and negative, unfiltered.

Our default recommendation is not to allow pets. Here is the trade-off:

• Plenty of families bring the dog to the mountains, so pet-friendly cabins do get extra interest
• Pets increase cleaning complexity and deep clean frequency
• Dog hair penetrates everywhere: blinds, under furniture, HVAC filters, hot tub covers

Owners of smaller properties can earn more by being pet-friendly, which may be worth it at that scale. We will think it through with you.

Service animals are legally required to be accommodated. You may ask only two questions: whether the animal is required because of a disability, and what work or task it has been trained to perform.

Marova charges one flat management fee. The fee, and exactly what it covers, are written into your management agreement before you sign. Guests pay cleaning fees and taxes on top of the nightly rate.

Here is who pays what on a typical booking:

Item	Who Pays
Nightly rental revenue	Guest, paid to you
Sales tax and local lodging tax	Guest, on top of the rate
Cleaning fee	Guest, on top of the rate
Platform guest service fee	Guest, where the platform charges one
Platform host service fees	Owner, itemized on your statement
Marova management fee	Owner, one flat fee
Gross receipts tax (Pigeon Forge, Gatlinburg)	Owner

Tennessee taxes. Every stay at a Tennessee vacation rental carries sales tax of 9.75% (7% state plus 2.75% local) and a local lodging tax. Which lodging tax applies depends on whether the property sits inside a city's limits, not on its mailing address:

Where the Property Sits	Local Lodging Tax
Unincorporated Sevier County	3% (county)
Pigeon Forge city limits	2.5% (city)
Gatlinburg city limits	3% (city)
Sevierville city limits	3% (city)
Unincorporated Blount County	5% (county)
Townsend city limits	5% (county) + 3% (city)

Pigeon Forge (1%) and Gatlinburg (1.25%) also levy a gross receipts tax, which the owner pays rather than the guest.

Who files. Airbnb collects and remits the sales tax and the lodging tax on its own bookings. On Vrbo, Booking.com, and direct bookings, Marova charges the guest those taxes and files the returns, which are due the 20th of the month after the stay.

Permits. Sevier County requires a short-term rental permit, and fire-safety inspections apply. The county and each city set their own rules, so what applies depends on exactly where the property sits. Marova handles the paperwork. Rules and rates do change, so if you are weighing a specific property, confirm the current requirements with the county or city, and we are happy to help you figure out what applies to it.

Your property's own costs are yours: utilities, HOA dues, insurance, and repairs.

Dynamic pricing is one of the most important things we do. Pricing software sets the base, and a person watches it against the listings your property competes with on Airbnb and Vrbo. Key principles:

• We raise rates around demand peaks and events, such as October color weekends, Winterfest and the holidays, spring break, summer family travel, and big Dollywood and Pigeon Forge events
• Properties booking too quickly far out are being underpriced, so we raise rates
• Last-minute bookings at heavy discounts signal over-pricing earlier on, so we adjust sooner next time
• We typically price to reflect what a private mountain home is worth, which also maintains guest quality
• Dates far ahead can carry a premium for early planners
• Open dates close to arrival may come down to catch last-minute travelers

Setting smart minimum nightly rates is one of the most important levers you have for keeping occupancy healthy, especially in a market like the Smokies where supply can outpace demand in the quiet months.

Getting heads in beds matters. The Smokies is a crowded field, with a great many cabins competing for the same guests. On a January Tuesday only some of them will book, and price is the plainest way to be one of them. In a market that deep, the gap between a sharp listing and an average one adds up to weeks of extra booked nights, which is exactly what good pricing, strong photos, a steady review record, and fast guest response buy you.

Minimums help you backfill cancellations. When a guest cancels and you have a short window to fill the gap, slightly lower pricing can mean the difference between an empty cabin and a recovered booking. A floor you have already agreed to means we can act right away.

Dynamic pricing should do the heavy lifting. With active revenue management, you should rarely hit your minimums during peak or shoulder season. They exist as insurance for the nights that need it most.

Remember what the guest actually pays. A modest nightly rate might sound cheap compared to a hotel, but once you add cleaning fees, taxes, and booking platform fees, the guest's total is often higher than a comparable hotel stay.

Lower rates do not mean more damage. Owners worry about this often. Group size and property size have far more to do with wear than the nightly rate does.

The Smokies has two peak seasons rather than one, with a strong summer in between. Here is how the calendar generally breaks down.

October is the first peak. Fall color fills the mountains and the cabins, and it is one of the busiest months of the year at the best rates. The winter holidays are the second peak, from Winterfest lights and Thanksgiving through Christmas and New Year's, strongest around the holidays themselves.

Layered on top of the seasons, drive-in weekend getaways from across the Southeast and Midwest run all year and stack demand onto Fridays and Saturdays, which is why sharp weekend pricing earns its keep in every month. Summer brings family travel and Dollywood crowds, and spring break and wildflowers bring families back in March and April. January and February are the annual low.

Month	Season
January	Slow
February	Slow, with busy weekends
March	Spring break
April	Spring wildflowers
May	Shoulder, building
June	Summer family travel
July	Summer family travel
August	Summer, easing as school starts
September	Shoulder
October	Peak: fall color
November	Winterfest and Thanksgiving
December	Peak: the holidays

This is a general guide for the whole market. Well-positioned properties with strong photography, active pricing, and solid reviews consistently take more than their share, especially in the shoulder months.

Owner payouts go to your bank each month for completed bookings, on the schedule set out in your management agreement. Bookings that check out in the last few days of a month may appear in the next month's payment if platform funds arrive after the month closes.

You receive a monthly statement, and year-end tax documents follow after the close of each year.

When your listing first goes live, we price aggressively to build booking momentum. Listing platforms reward high conversion rates, so early bookings at slightly lower rates get us featured, which drives more views and more revenue. We gradually increase rates after each booking until we have dialed in your ideal pricing tier.

Expect the first several weeks to book below what you will ultimately achieve. This is by design, not a problem.

We suggest setting aside a share of each year's gross revenue for basic wear and tear on consumable items such as kitchen supplies, comforters, and shower curtains. If you like to plan ahead, keep a separate reserve for occasional larger surprises like a water heater, an HVAC unit, a hot tub motor, or a deck repair.

We handle routine and minor maintenance without contacting you. For any repair above the approval limit in your management agreement, we will get your approval first.

Anything done in under a day, from hanging a ceiling fan to fixing a sticking door or installing an appliance, we handle between guests. Larger projects such as deck rebuilds, HVAC replacements, or flooring typically require more coordination for blocking off the rental and getting work order approvals (see 3.7).

A very active property generates a few service calls. Common calls include:

• TV remote not working or streaming login issues
• Hot tub not reaching temperature
• Thermostat and HVAC troubleshooting
• Door code issues
• Wi-Fi dropping

We always attempt remote resolution first, by phone or message, and send someone only when that fails.

Airbnb policy allows guests to claim a full or partial refund when something important (heat, AC, hot water, the hot tub, Wi-Fi) is not working, and in practice its protections cover a wide range of guest complaints. We counter this by resolving issues fast and offering small goodwill credits before a guest files a formal refund request.

A few dollars of goodwill prevents a bad review that could cost far more in annual revenue.

Malicious damage is rare and may be covered by platform protection programs. What does accumulate is normal consumable wear: cookware, bath mats, pool cues, silverware, wine glasses. These are expected replacement costs, not chargeable damage.

Dozens of guest groups cycling through your property in a year will leave it looking different than when you visited last fall. This is normal, not alarming. That is a cabin doing its job.

We can schedule regular preventative maintenance on your behalf:

• Leaves and landscaping: In season; an HOA may handle it
• HVAC preventative maintenance: Twice per year
• Pest control: On a recurring schedule, inside and out
• Gutters: Cleared, especially once the leaves are down
• Decks and exterior wood: Inspected regularly, sealed or stained as needed; log and timber walls restained every so often
• Window washing: Once or twice per year, so the view looks like the photos
• Deep clean: Annually, more often for high-traffic properties
• Holiday decor setup and takedown: Available on request
• Snow and ice: Removal arranged where it makes sense, since a steep, icy mountain driveway changes everything when winter weather does come

GPS also gets mountain roads wrong, often on the last switchback. Every guest gets written directions for the final few turns and, in winter, plain notes on the road and the driveway, including when a vehicle with better traction is wise.

Standard home warranties are not practical for short-term rentals. Response times of days or weeks are incompatible with our need to resolve guest issues in hours. A single extended appliance outage can cost more in guest refunds than the warranty saves. We recommend against them.

The pests we see in the Smokies are seasonal and tied to wooded, mountain settings: ladybugs and stink bugs that push indoors in the fall, carpenter bees and carpenter ants that go after wood structures, ants, spiders, wasps, and mice in the cooler months. Bed bugs are the universal short-term-rental risk, and we act on any report the same day. Regular treatment is strongly recommended. Some communities include or coordinate certain treatments, so it is worth checking what your association already covers before adding a separate service.

• Standard extermination: On a recurring schedule, all year
• Bed bugs: Rare and costly to treat, which is why fast action matters
• Rodents: Traps deployed immediately when reported; exterminators called if traps fail, and the gaps they used sealed

Moisture is the quieter problem. Humid summers and shaded slopes leave crawlspaces damp and rooms musty. A dehumidifier, good airflow, and clear gutters and drainage go a long way.

When shipping supplies or decor for your property:

• Ask us where to send it first; once you are on board we will give you the right delivery address
• Address the package to your property's name first, so it is easy to match
• Forward us your order confirmation so we know to expect it
• We bundle delivery with scheduled visits to keep costs down, so allow some time unless it is urgent

We use standardized, hotel-grade linens for consistent quality control; matching sets make quality easy to check and show up in reviews. Linens wear out under constant washing, so replacement sets are part of the cost of running the property, and we explain how they are handled and charged at your property before you start.

Comforters are washed during deep cleans and replaced when soiled. Duvets are preferred, as they launder more easily, and we ask owners to keep one spare per bed at the property so a bed can be remade on the spot after an unexpected incident.

Our cleaners are the most critical people in the operation. They see the property more than anyone, report damage, flag maintenance needs, and make sure every guest arrives at a clean home. Every report they make is logged so it gets done.

We balance thoroughness with efficiency. After-guest cleans focus on what guests notice: bathrooms, kitchen, hot tub, and floors. Deeper items such as under-appliance cleaning, beams, and blind dusting are saved for scheduled deep cleans (see 2.2). That balance keeps cleans cost-efficient and review scores high.

Hot tubs are the most requested amenity in the Smokies and require proper care. A cloudy tub is a bad review, and a cold one is a refund.

• Water tested, sanitized, and balanced after each stay
• Filters cleaned each turn and replaced when worn
• Periodic drain, refill, and line flush to clean internal plumbing
• Cover kept secure and sound; it keeps the water clean and the heat in on cold mountain nights
• Pumps, heaters, and control panels fail now and then over a tub's life. Budget for it.

Many Smoky Mountain cabins, particularly outside city limits, are on septic. A full house of guests works a septic system harder than a family does, so we recommend pumping and inspecting tanks on a regular schedule.

Warning signs of a full tank: slow-draining toilets and showers. We do not always get advance warning, so scheduled pumping is the safest approach. If you do not know the last pump date, start fresh immediately. If you have a well, keep its service records with the septic ones.

We check smoke detector, carbon monoxide detector, and door lock batteries during our regular cleaning and inspections. HVAC filters are changed on a set schedule, every few months. Keeping heat and AC running at peak performance matters on a January night and a July afternoon alike, and this simple preventative step goes a long way.

Once your management agreement is signed, we set you up with clear reporting from day one. You will be able to:

• See all booking dates and revenue
• Block dates for owner stays
• Read all guest reviews, unfiltered
• Receive monthly statements

Your calendar shows every booking and the nightly rates behind it. This is where you can see our pricing strategy in action, with rates changing day by day in response to demand. Ask us any time and we will walk you through why a date is priced the way it is.

Your property is yours, so use it! To block dates for an owner stay:

1. Send us your dates as early as you can
2. We block them on every channel
3. You receive a confirmation with your dates and a door code

A standard post-stay cleaning is scheduled automatically. If you do not need a clean (for example, for a furniture delivery), let us know.

Your visits are invaluable. If you notice anything we may have missed, please share feedback after each stay.

To book a discounted stay for someone you know:

1. Send us the guest's name and the discount you want to give
2. Send them your listing link and ask them to contact the host for a special offer
3. We will respond with a discounted offer through the platform

If the price is close to market rate, the guest can leave a review as well.

Requests are how you communicate maintenance needs, shipping tracking, questions, or anything else you need from us. Put them in writing so every request is tracked, with no lost text messages or missed emails.

We batch and group requests by location and urgency to minimize your service call costs.

Each month you get a statement listing every completed booking, what it earned, and every expense, including platform host service fees, itemized. Your payout follows on the schedule in your management agreement, and year-end tax documents follow after the close of each year.