Your booking should be made using our booking form or online booking form.  A booking is  regarded as accepted when you receive written confirmation from us and you have paid an initial payment or full balance if due; which has been processed and cleared. This will include a non refundable booking fee of £35 per cottage and a refundable security deposit (refer to our terms below).  You will receive written confirmation of your booking and further details.

If there is a balance left to pay on your booking it must received by us no later than eight weeks before the beginning of your holiday. We reserve the right to cancel and re-advertise a holiday where full payment has not been received more than 3 days after the due date.  In this event, the initial deposit and non-refundable booking fee will not be refunded. By booking with us you are agreeing to these Terms and Conditions of Booking.

In the event of a booking being affected by COVID legislation on, for example, numbers of people or bubbles we will not offer a change of date or refund.  We have/will provide the accommodation as booked and the method of compliance of these rules will be the guests responsibility and it will be assumed that guests have travel insurance for these instances (see Insurance below).


If your stay is over 8 weeks away cancellation with full refund is given (minus the non refundable booking fee of £35 per cottage). You must notify us in writing before the due date of your balance (8 weeks from the commencement date of your holiday) with the reason for your wish to cancel.

In the event of a visitor cancelling a holiday after the 8 week mark you will be reimbursed if the property can be re-let in the following circumstances:  If it is not re-let you will have to pay the whole quoted price for the period booked. If it is re-let at a reduced price you will be liable for the difference.  Reimbursement will be minus a cancellation fee of £100 and only if the property is re-let. 

Your booking must be insured via your own comprehensive travel insurance to cover any eventuality or reason for cancellation (please refer to insurance clause below).

Depending on your method of payment there may be a transaction charge for example a PayPal charge or Stripe charge and this will be deducted from your re-imbursement in the event of any cancellation.  You will be notified of the amount prior to the refund.  There will be no charge for a bank transfer. There will be no transaction charge if a cancellation fee or booking fee is charged.

NON REFUNDABLE BOOKING/ADMIN FEE: Each booking has a non refundable booking and administration fee of £35 per cottage included in the quoted price.  In the event of any cancellation or change of date to any booking this will not be refunded and will be deducted from any reimbursement of rental cost or security deposit.

NOTE: Non payment by the due date will be treated as a cancellation and the cottage may be re-let without reference to the applicant.

We reserve the right to amend prices advertised at our discretion.


Your cottage is available for occupation from 4.00 pm on the first day of your booking and must be vacated by 10.00 am on the last day.   The owner shall permit you, and the members of your party as named on the booking form only (and no-one else), to occupy the property for holiday purposes. For the avoidance of doubt, the number of people in the property must at no time exceed the amount of people we have stated the property ‘sleeps’. No-one other than those named on the booking form may sleep at the property.   DURING COVID Arrival Time is 5 pm and Departure Time is 9 am this is to ensure enough time to allow the required deep cleaning and anti viral fogging necessary to preserve cleanliness and health.

The owner reserves the right to refuse entry to the entire party or ask the party to leave without compensation should the tenant part with or share possession of the cottage except with those named on the booking form.

If you commit a serious breach of these Terms and Conditions of Booking the owner will have the right to terminate your booking.  If you are already at the property, the owner may require you to vacate it at once. A serious breach may include failure to comply with the rules of the house or where your behaviour, or that of your guests’ behaviour, is likely to have an adverse effect upon those staying or living nearby the property. If you or your guests’ behaviour has made the possibility of your stay continuing untenable, you may be asked to leave immediately. Unless we are able to find someone else to rent the cottage for the remaining period, no refund of the fees you have paid will be returnable to you.

The tenant must permit the owners reasonable access to the cottage to affect emergency maintenance or resolve problems.


Our Terms and Conditions of Booking require that your cottage must be left clean and in good order as you found it. You will be responsible for any breakages. We shall be entitled to claim from the damage deposit the cost of remedying any breach of these obligations together with the cost of any service or goods provided to or for you and for which you have not paid. The amount of the damage deposit may vary.

Out of courtesy dog owners are required to clean up the garden after their dog for the next guest.  Your deposit re-payment may be reduced or withheld if you do not.  Dog owners are also asked not to allow their pets on beds or furniture, any damages done will be deducted.

You are responsible for cleaning the BBQ if you use it during your stay.  The BBQ should be left with griddle and plates cleaned (gas) . There will be a £30 charge for this if left dirty.

Breakages and damage should be reported to the housekeeper prior to vacating the property.

Deposit will be fully or partly withheld in the following circumstances:
Exceptional cleaning
Broken or damaged furnishings or equipment or decor
BBQ left uncleaned
Dogs been allowed on beds/furnishings or cause damage
Garden not cleared after visit by owners of pets 

Lost Keys charge £30

The damage deposit will be refunded to you if due minus any relevant charges.  It will be returned by bank transfer into your account. In any other circumstances the balance after any deductions will be sent to you in due course, once final amounts owing have been established. Exceptional cleaning will be charged for.


We do not have provision on site for the charging of electric vehicles, nearby charging is available and information can provided on request.  No attempt to charge your vehicle from your own supply linked to the cottage should be made.  If you are in breach of this term there will be a charge of £50.


The description of the property is believed to be true and accurate.  Whilst all efforts have been made to ensure the descriptions and other information given to you are accurate, we cannot be held responsible for errors contained in websites or leaflets, or of any mis-description.  Differences may arise between the photographs, illustrations, tariff and descriptions and described on website or leaflet and the actual property.


Please immediately notify the owner of any difficulties in the first instance, or housekeeper secondly. Because of difficulties in investigating the validity of any complaint once you have departed from the cottage, please notify promptly (before the end of your holiday) and every endeavour will be made to put any issues right. Consideration must be made for any repairs, electrical, plumbing over weekends and bank holidays. Under no circumstances will complaints be considered after departure from the property.


A booking may be cancelled if the property becomes unavailable for reason beyond our control. Examples of such may include flooding, fire, and other significant damage to the property or failure of utility services to the property. If this happens we will refund you any sums you have paid, but we shall not have any other liability to you.


We welcome pets and responsible owners.  However you may only bring pets where you have mentioned them on our booking form and we have confirmed that this is acceptable.  There is a surcharge for a pet to stay. By booking our cottage you are agreeing to our house rules regarding pets as follows:

Please clear up after them and remove all trace or your pets having been present before you leave the cottage.
Pets must cause no damage to the cottage.
Pets are not allowed on furniture or on beds.
Pets must not disturb the neighbours (for example by barking at night)
Pets must not be left on their own in the cottage if they are disruptive by barking or by causing damage.
Pets must be kept under control at all times.
Aggressive pets are not welcome.
You will forfeit your deposit if you do not adhere to these rules.


The use of Drones at our properties is prohibited. We ask our guests to keep Putsborough a Drone free area.  The residents of Putsborough and holiday makers are entitled to privacy on their property and rental property.  Please limit the use of Drones to the beach or open areas aways from our hamlet.


It is your responsibility (the holiday maker) to ensure that you have adequate holiday insurance for any instances of losses.  This could be due to cancellation or difficulties in travel, illness, accidents or injuries, theft of personal possessions etc or any other reason a cancellation or losses may be required or incurred.  This includes pandemics or epidemics as declared by the World Health Organisation, Department of Health or DEFRA, including COVID.

No liability is accepted by the owner for any accident or injury suffered by you (the holiday maker) during the period of your rental and occupation of the property.

The parents of children are responsible for the supervision and safety of their children whilst at the property and whilst using the facilities, for example garden, play equipment and tennis court etc.

PLEASE NOTE There is a small brook bordering the property.

These are our current and valid Terms and Conditions of business, all previous versions of our Terms are null and void.