Formerly Wroxham Cottage learn more here

Sign up
for our latest offers & news

Terms and Conditions


Any contract for hire of this property shall be between us, the holiday home owners (Owners) and you, the person completing the Booking Form on behalf of all members of the holiday group (Hirer). All bookings are accepted by the Owners and are subject to these conditions which are deemed to have been accepted in full by the Hirer and all members of the holiday group on completion of the booking form. The contract of hire only becomes effective once we have received full and final payment, including any security deposit requested, and we have sent written confirmation to you. Bookings cannot be accepted for unaccompanied person’s under 18 years of age.

This agreement is subject to English law.


After making a reservation with us, the party leader must complete our online booking information or the booking form and sign or select “confirm agreement” tick box on the behalf of all members of the party that these booking conditions together with our general information have been read and accepted by all members of your group.

  • To confirm your booking, we will require a non-refundable deposit for each week at the time the booking is made. Your booking is confirmed once we have received your deposit and booking information, and confirmation of receipt has been issued by us. The deposit for each property is 30% of the cost of the holiday


The balance of your rental cost and security deposit is payable 9 weeks prior to your arrival. Where payment in full has not been made by this date, we reserve the right to cancel the booking and cancellation charges as detailed in Clause 10 will apply. If you book less than 9 weeks prior to your holiday, we will require full payment at the time of booking.


All prices are subject to change without notice. Rentals paid for IN FULL at the time of booking will not be subject to any increase or surcharge.


We understand that accidents do happen, but we do ask that you inform us of any defects or breakages as soon as possible and pay for the repair or replacement so that neither you nor the following guests are inconvenienced.

A security deposit of £150 (Waterside Retreat & Brightside only) and £100 (Kingfisher Lure, Sunset Haven and Swan Cottage) will be payable by you when the balance is due. This charge will be held to cover or part cover any breakages, excess cleaning costs or damage to the property. The deposit will be returned within 10 days of the end of the rental period subject to inspection by the management company, less any deductions to cover the cost of replacement or repair. Costs in excess of this amount will be invoiced and payable in full immediately.


Only persons listed on the Booking form may occupy the holiday home and must be within the maximum limits shown for each property. These limits must not be exceeded under any circumstances. The holiday home cannot be re-let/sublet to any other group/party.

The Owners or their local representatives reserve the right to refuse admittance to the holiday home to the Hirer and their party or require them to leave if they are in breach of this condition.

The holiday home will be available for occupation from 4pm on the day of arrival and must be vacated by 10am on the day of departure. Booking periods run from Friday to Friday, Friday to Monday. Monday to Friday and Monday to Monday. Variations to this are possible but must be confirmed and agreed in writing.


You have use of the property including all reasonable gas, electricity, water and linen. If the use of gas, electricity or water is excessively high we reserve the right to deduct an appropriate amount from any security deposit or request additional payment.


It is your responsibility to take all reasonable and proper care of the property and its furniture, fittings, effects in or on the property, including the rowing dinghy and to leave them in the same state of repair and in the same clean and tidy condition at the end of the rental period as at the beginning.

Except in the case of normal wear and tear the Hirer will be responsible for making good any damage to the holiday home or its contents which has occurred due to negligence, wilful damage or irresponsible behaviour on the part of those occupying the holiday home or their guests. Such damage must be reported, without delay. The cost of the repair or replacement must be agreed with and paid to our representatives or to the owners.

On the final day, the kitchen, cooking utensils, bar-b-que (if supplied by us), plates and cutlery must be left clean and tidy. Although a final clean is included in the price, the Owners reserve the right to make a retention from any security deposit to cover additional cleaning costs necessary as a result of failure to comply and if the property is found in an unacceptable condition.

We have provided waste bins for your rubbish.


Any amendment to a confirmed booking may incur a charge of £35 as an amendment fee. Changes within 2 months may result in additional charges or a cancellation charge.


In the event of your needing to cancel, the following conditions will apply:

  • 13 weeks or more prior to departure – Deposit retained
  • 9 weeks or more prior to departure - 50% of the total charge
  • less than 9 weeks - 100% of the total charge


We will refund all monies paid, providing it does not arise for reasons of 'force majeure'.


No liability can be accepted for events, which are 'force majeure'. These include, but are not limited to war, threat of war, riots, civil commotion, terrorist activities, industrial disputes, technical difficulties with transportation, natural or nuclear disaster, fire, adverse weather conditions or other events outside our control.


We accept no liability whatsoever for any injury or loss sustained by guests or any other visitors to the home, or for any loss or damage howsoever caused to any property brought to the premises.


While it is unlikely that you should have a complaint about our holiday home, occasionally things do go wrong. If you have a problem during your stay, you MUST inform us immediately and we will endeavour to rectify the matter. We will not accept liability for any dissatisfaction or other complaint not reported to us during your stay.


It is vital that you have adequate comprehensive holiday insurance cover for you and all members of your party. Check that any policies you are considering do in fact cover you for rented accommodation booked independently of travel arrangements. Under no circumstances will the owners be responsible for loss of life, personal injury, medical expenses, accidents or forfeited deposits or damage to property and/or motor vehicles howsoever caused. The Hirer and their group are recommended to insure against these risks.


All information supplied by the owners and their representatives is given in good faith and is based on information available at the time. Our web site is a guide to the quality and description of our holiday home and facilities. Changes to facilities or furnishings may be made without notice. All reasonable measures have been taken to ensure the accuracy of any statement made, but no liability is accepted for unintentional errors, mistakes or omissions, which may arise as a result of subsequent changes.


When the final balance is paid we will send you details, giving directions to the cottage and information on key collection.

18. PETS

We allow up to two dogs at our properties. An additional charge of £25 per dog should paid with the final balance. Hirers are responsible for clearing up after their dog wherever you are.


For the comfort of all our guests NO SMOKING is allowed in any of our cottages although we do allow smoking outside.


The owners, their representatives or their subcontractors have the right of access to the property at any time with due regard to the convenience of the Hirer for the purpose of inspection of the property and to carry out any essential repair or maintenance work.


The Hirer agrees to be considerate and to take good care of the property and its contents and to leave it in a clean and tidy condition at the end of the rental period. The Hirer also agrees not to act in any way which would cause disturbance to those residents in the neighbouring properties. The Owners reserves the right to take any appropriate action, including immediate termination of the tenancy (when no refunds will be made and the Owners will have no further liability to you) if the property and its grounds are abused or misused or if the number of persons staying at the property exceeds the number stated on your booking form without prior arrangement with the Owners. Parking caravans or pitching tents is not permitted. Damage to the property as a result of the fault or abuse (wilful, negligent or otherwise) of the Hirer will be fully charged including any consequential loss re future lettings. The owner’s may have boats moored at the property (other than the rowing dinghy for the use of the Hirer) and they are not available for the guest’s use and must not be boarded, moved or interfered with.