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Papa Bear Members

Are you an out of town owner or simply do not have the time and resources to manage your cabin?

We are your solution!!!

“Bear Tootin … your getaway – go between” has created a program that puts the owner’s needs first. By charging a much lower management fee & allowing the owner to receive all the money up front, you are able to pay your bills, maintain your cabin (which keeps the guest happy), and achieve the ultimate goal…making a profit.

  • What We Do For You

    *Take, Edit, & Post Pictures (Free) *Take, Edit, & Post 3D Virtual Tours (Free) *Take, Edit & Post Drone Pictures (Free) *Setup your property on all websites (BT Website, Vrbo, Homeaway, AirBnb, Etc.) *Book Reservations *Handle all calls *Handle all guest issues (by phone / in person) *Create & display all cabin instructions *Schedule & be present for repairs *Yearly / Monthly inventory & maintenance inspections *Promote your cabin on social media sites *Shop for items you need (you only pay the cost of the items) *Coordinate activities for guest *Reply to guest reviews *Provide our own cleaning company “Grime Evictors” *Provide guests with starter pack (toilet paper, paper towels, soap, etc..) *We provide standard light bulbs, batteries and air filters at no additional charge to you.

  • Advertisement

    In the rental business success is measured by rental frequency and income.. Advertisement is the key in both! Bear Tootin has went above and beyond to make sure your property is well seen and known. Below are the listing sites your cabin will be advertised on: *VRBO/Homeaway (this is the ONLY one you pay for $499 a year) *AirBnB *Trip Advisor *Flipkey *Holiday Letting *HouseTrip *Red Awning *Booking.com *Vacation Home Rentals *For Getaway.com *Hotels.com *Agoda *Perplaces.com *Travel Pro Rentals *Trivago *Expedia *Tripz *Facebook *Instagram *Pinterest *Travelocity *Cheap Tickets *Orbitz *Kayak

  • Cabin Startup Cost

    Bear Tootin does not have any mandatory start up cost. However, we do make recommendations that will help you maximize income, cut down on bad reviews, and guest complaints (such as bear proof trash cans, kitchen items, cabin inventory, etc.) Also, as mentioned above, you have a yearly fee of $499 for VRBO/Homeaway that will be purchased when we first put your cabin online and is renewed once a year. (Highly Recommended)

  • Management Fee 20%

    We spent months researching how other cabin rental companies operate. We also talked to many owners about percentages taken, compared to services rendered and it seemed to be a very lucrative business, for the rental companies! The standard rate of 40% compounded with various fees, repairs etc. actually came closer to a 50/50 split. We ask only 20% of the nightly rental rate, not the “gross amount” of the reservation (after fees, cleaning, taxes, etc.). We feel this is a more fair percentage for our services, since you as the cabin owner, have other expenses associated with owning a rental cabin. We want your property to thrive as a vacation rental, instead of being a burden and an unprofitable debt.

  • Are there any Hidden Fees?

    ---NO--- We know that it’s frustrating for the owners to get their statement at the end of the month to find out all kinds of fees & surprise charges have been taken out. This is how most cabin rental companies operate, but not Bear Tootin. We want to earn your trust and your business by being open and honest with what we charge from the beginning. You will never be charged for something we have not previously discussed.

  • Owner’s Accounting Records

    You will be given a login & password to keep track of your cabins records. From your login you can view all past & future reservations, accounting records, maintenance reports, etc.

  • Nightly Rates

    We make suggestions on what we think is most profitable but the owner has the final call on the nightly rental rates.

  • Credit Card Fees

    Credit card fees is one expense that our owners are responsible for.. With our management being so low already, we cannot take on the cost of the credit card fees. To help you out, we did search and negotiate a low set rate of 2.5%. This is 2.5% of the gross total and is taken out automatically when a payment is made.

  • Linen Cost

    ---NONE--- When you sign up with Bear Tootin we provide all linens and towels. We understand that you already have a list of things you would rather spend your money on to make improvements in your cabin. We appreciate and encourage that for the benefit of your guests. We purchase top quality linens and beautiful brown towels from walmart & amazon. We have found that the colored linens & towels are more efficient and match the cabin decor perfectly.

  • Maintenance Questions

    ---NO Monthly Maintenance Fees--- *Anything we can do like changing light bulbs to hanging up a bathroom towel bar, we will take care of with no charge to the owner. We consider that part of our job as being your management company. *If there becomes a major issue concerning plumbing, HVAC, electrical, etc. We have 24 hour maintenance guys that are certified to handle these kinds of situations. *You are always contacted for approval before any major repairs are made. (if we cannot reach you in case of an emergency, we will take necessary steps to protect your property)

  • Maintenance Upkeep

    As a cabin owner we are sure you know there are times light bulbs and remote batteries will need to be changed. Also the monthly expense of air filters can add up as well. These are things that are necessary to change, but should not be something you have to worry about since you have a management company to maintain your property. Since our policy is to not “nickel and dime” our owners, we have set aside $5 in each cleaning fee (the guest pays) to cover these costs.

  • Cleaning after Guest

    *We have created our own cleaning company called “Grime Evictors”. We feel that it’s best if we have full control of everything instead of contracting out cleaners. *Our cleaning crews are only allowed to clean 2-4 cabins a day mainly because they are in each cabin 2-5 hours depending on size. We feel that the cabin cleanliness should be top priority. This eliminates upset guests, bad reviews, and we want your cabin to be showcased at it’s best quality.

  • Owner’s Stay Policy

    We do not have a maximum amount of nights that you can stay. It is your property and we feel that you should be able to enjoy it when you please. The only fee we require the owner to pay is the cleaning fee (if we clean it). Bear Tootin Cleans: Two cleaning fee options $65 - if one bedroom and bathroom is used Full price (what the guest pays) if any more is used Owner Cleans: You do have the option to clean it yourself. However, if the guest complains about cleaning issues, the owner is responsible to refund the cleaning fee or pay the cleaners to go back and clean it.

  • Deep Cleaning

    *When we first take on a new cabin, we carefully inspect to see if a deep clean is necessary prior to renting so that we can get the cabin up to our strict standards. *Different areas in the mountains get dustier than others. If you or we feel it is necessary to perform another deep clean, or partial deep clean, we will agree upon a price at that time.

  • Hot Tub Services

    *After each guest the hot tub will be tested, cleaned, and the necessary chemicals added. *The owner never has to pay for the hot tub service after the guest leaves. This cost is included in the cleaning fee that the guests pay. *If there is something electrical or internal wrong with the hot tub, upon your approval, we have several independent contractors we can send to repair or diagnose the problem.

  • Lawn Care

    *Each owner can choose their own lawn care provider but if you do not have one in mind, we can recommend one for you. *They will put your cabin on a schedule & you will pay them directly.

  • Pest Control

    *Each owner can choose their own pest control provider but if you do not have one in mind, we can recommend one for you. *They will put your cabin on a schedule & you will pay them directly. *The companies we deal with, will give you a better rate for being with Bear Tootin. The packages range from $25-$45 (We highly recommend the $45 package. It covers bed bug treatments which can easily cost several thousands)

  • Damage Protection: Protect My Bear Den

    Bear Tootin has come up with a new “damage fee” to benefit us both called Protect My Bear Den. The guest will pay a non-refundable damage fee per reservation. This money will be held by Bear Tootin to be used to replace broken or damaged items by the guest. Bear Tootin will cover up to $1500 per reservation. The owner will still be responsible to replace major wear & tear items, repairs or breakdowns. We put this fee in place as a protection plan for you. We do not want to have to bother you for every little pool tip or coffee pot that gets broken. We will simply purchase and replace damaged items. Please see the “Protect My Den” sheet for more details.

  • Guest Necessities

    This cost is included in the cleaning fee the guest pays per reservation. We buy our supplies from A&W Supply to make sure we get top quality products. This keeps the guests happy & helps in eliminating guest complaints. We provide a starter pack of: toilet paper / paper towels / bar soap (for each shower) / liquid dish soap / dishwasher powder / trash bags / laundry powder. Since we don’t have the convenience of being in close quarters like a hotel, if the guest runs out, it is up to them to buy more.

  • Guest Refunds

    Our general policy is: *If the guest calls 30 days prior to their arrival date, they get their money back minus a $50 cancellation fee. *If guests cancel within 30 days, we will reopen their dates for availability and whatever dates we can rebook, that is the amount we will refund (minus $50). *Guests have the option to move their dates at anytime with no charge. *If there is an issue during a guest stay and they request a refund, we will inform the owner on “case by case” basis to make a decision before any refunds are given. *Each site has their own listing guideline and cancellation policies that we have no control over. We have to abide by these guidelines in order to advertise on their sites.

  • Guest Reviews

    Reviews are extremely important! All reviews that are posted online by a guest, cannot be changed or removed. Just like anything else, you will get the good with the bad. This is always kept in the back of our minds, so everything that we do we try to do A++. We respond to all reviews that get posted. If any issue has been brought to our attention thru reviews, we make necessary work orders or pass suggestions on to you.

  • Management Contracts

    In our personal opinion, we would prefer not to have a contact that binds you to continue renting with our company. We do not want our owners to feel like they are “trapped” with us. We want to earn your trust each day! We are taking on a big responsibility by managing your property. If you feel we are not providing the best service, or if you feel another rental company can suit your needs better, we want you to be free to make the best decision for your investment. The only agreement that we have states what we are responsible for and what you, the owner are responsible for in this relationship.

  • 1099’s

    Because we pay you, we send you a 1099 at the end of the year.

  • Steps to switch rental companies

    1st: Find out from your current rental company how many days notice they require. (Usually 30 days but there are some that require longer.) 2nd: Once you have a final date with your current rental company you will notify us. We will start scheduling when to post your cabin, take pictures, inspections, etc. 3rd: We can list your cabin online as soon as the current rental company has formal notification.This way we can start booking dates for the future (we’ll block your cabin off online until your official start day with us) which means you’ll start getting money from us before you even leave the other company.

  • Steps with a brand new rental

    1st: If buying, the transaction should be completely closed before we can post online. 2nd: We will schedule inspection & inventory 3rd: We will let you know the requirements for your cabin to be a rental and make suggestions of how to make it more successful. 4th: Schedule pictures and cleaning. 5th: Get your cabin posted online to start booking reservations.