• According to our Lawyer, we must have this page, so here  we go.
  • Since we are a small family owned resort, each reservation is important and special to us.
  • All reservations require a 50% deposit at time of booking, (one night stays are charged in full and may be subject to moving to an equal or greater room if scheduling requires it.) If you must cancel any or all nights, notify us by phone, not email, within 30 days or more to receive a partial refund of your deposit,  the cancellation fee is equal to one night stay  in your unit or units. Cancellation made 7 days or less from your arrival date  will be charged in full to the credit card on record.   It is your responsibility to check your confirmatoin and make sure the dates are correct.


  • You will be sent a confirmation email after you have booked your reservation. WE URGE YOU TO BUY TRIP INSURANCE FOR YOUR TRIP.If you buy trip insurance you will be able to recoup your deposit and airline tickets from them if an emergency arises.
  • Cleaning Fees: there is a $ 30 cleaning fee for cabins. This will be applied to your bill. Any damages or missing items are not covered by this fee, and are subject to the laws of Colorado.Leave the cabin in reasonable clean condition to avoid additional cleaning fees at $ 40 per hour.
  • Check-in time is from 4pm to 8pm, check-out is by 10:30am.If you are not going to make your stated checkin time, please call us so we can rearrange our schedule. and please help us stick to our schedule by checking in and out at the hours posted.  Summer Office hours are 8am to 8pm, Mountian Time. Let us know if you require a  late checkin so we can be at the office to meet you.

  • Our cancellation/refund policy is structured to guarantee you a place to stay when you arrive. When we remove a room or cabin from the available market all future requests for that lodging are denied regardless of the time of your arrival, we will not let your cabin go if you are running late.
  •  We reserve the right to change our policies as needed.  If you have any special needs, concerns, or questions, we encourage you to call BEFORE you reserve your stay to ensure that your needs are addressed to allow your vacation to be everything you would like it to be.


  • Only Registered Guests are allowed on the property at any time..  NO outside visitors are allowed on the property.. This is a private resort , we strive to keep a quiet and relaxing environment for all our  guests. You cannot invite your friends over for a party! If you want to book a reunion or party space we can discuss our fees.  We would be happy to provide information about  other nearby gathering spots that you and your family/friends can enjoy. Although it is not usually a problem, anyone who is rowdy or does damages to the property will be asked to leave immediately with no refunds .

  • All Gift Certificates issued must be used in the season in which they are purchased, and are non refundable, but may be transfered to another party in that same season.

  • This is a family owned business and our home, therefore we reserve the right to refuse service to anyone.We strive to remain non-judgemental and open-minded and welcome people from all walks of life.

  • Dripping Springs is a Non-Smoking Inn. All our buildings are smoke-free for the health and enjoyement of our guests. OUTSIDE smoking is permitted as long as it does not bother another guest or drift into another cabin.  Please be a considerate smoker and dispose of your butts properly.This also applies to Colorado's controversial new law legalazing marajuana. Thank you.


  • Pet Policy: for 2012 We are accepting pets on a limited basis by prior appointment and approval. You must book by phone to include your pet.  Your pet must be currently vaccinated and  must be well behaved. We accept small dogs only, housetrained, maximum 25lbs. The charge  is $15/ per night per pet. We  accept up to two small dogs per cabin,  one per cottage room, indoor pets only.
  • You will be charged for any damage to the cabin by your pet. Please note you will not be allowed to leave your pet alone in the cabin unless it is kenneled.Your pet must  be on a leash  under your control at all times on the property when outside your cabin.  You must pick up after your pet immediately. If the dog becomes a nuisance it will have to be removed to a kennel.
  • RMNP also has restrictions on dogs, they are only allowed in paved areas/parking lots, not on any trails or grassy areas.
  •  Please be advised that we do have our dogs in the main office. This is our personal residence and is separate from any lodging quarters.  Please ask if you have any questions or concerns. The B&B rooms are pet friendly, so if you have pet allergies, this may not be the place for you. We clean  even more thoroughly  than normal after a pet has been in the room. We implemented this policy in April 2011, due to popular demand and we love our pet-guests.

  • For Packages  and Services,you must give a 24hour notice to recieve full credit,otherwise there will be a 50% cancelation fee charged to your card.

  • Groups like family reunions and wedding parties over 12 people will have an automatic 10 % gratuity added to their bill.

  • Only ONE special or discount can be used at a time, and we reserve the right to alter the contents and price of packages. Our prices are subject to change without notice, and may be seasonal, and vary from unit to unit.


  • ADA compliance. We are pet friendly and happily accept designated service animals in our establishment. Our property is unique , built on the side of a mountain, with many steps that are difficult for most people to navigate. Also our property was built in the 20's and 30's, when there were no ADA guidelines. The rooms and bathrooms are small and the doors in many units are only 24 inches wide.  This is not  a feature that can be changed without totally altering the structures and changing the purpose of our facility. We do our best to accomodate everyone we can.

Mail: 37 Dripping Springs Lane
Drake, Colorado 80515