Terms
Terms Of Use.
These cover the website. The terms that govern your stay are in the rental agreement you sign when you book — that document is the one that counts, and nothing here overrides it.
Last updated 18 August 2026.
Who We Are
Smooth Sailing FLX is a privately owned waterfront cottage in Burdett, New York, run by Ben and Sarah Hoadley.
Where The Rental Terms Actually Live
Booking a stay means signing a rental agreement in our reservation system. That agreement carries the cancellation terms, the payment schedule, the house rules and everything else that governs your stay.
We have deliberately not repeated those terms here. Two versions of the same document is how contradictions happen, and a contradiction in a rental agreement is nobody’s friend.
Prices And Availability
Every price on this site comes live from our reservation system at the moment you ask for it. Nothing is calculated here and nothing is cached, so the figure you see is the figure you would pay.
A price is not held until a booking is complete. Dates and rates can change until then, and in high season they do.
Accuracy
We work hard at accuracy and we say so plainly when something is unconfirmed rather than guessing. Photographs are of this property, taken here, not stock. If you find something on this site that is wrong, tell us and we will correct it.
Booking And Payment
Payment is taken by our reservation system on their secure page. We do not handle, see or store card details at any point.
The minimum stay is 2 nights and the maximum is fourteen. Whoever books must be at least 25 and must be staying.
The cottage sleeps 4. The number on the booking is the number who may stay.
The Things We Ask
Quiet hours are 10 PM – 8 AM. No smoking indoors or on the deck. No parties and no events.
Up to 2 dogs are welcome with prior approval, and they are not left unattended in the cottage.
These are also in the rental agreement, where they are enforceable. They are here because you should not have to sign something to find out what is expected.
Using This Website
The words, photographs and design on this site are ours. Please do not copy them for another listing or property.
We link to other places — wineries, restaurants, state parks. What happens on those sites is not something we control.
Limits
This site is provided as it is. We cannot promise it will never be unavailable or never contain an error, though we would rather it did neither.
Anything to do with your actual stay is governed by the rental agreement, not by this page.
Governing Law
New York State law applies.