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Booking Terms and Conditions
Please read these Booking Terms and Conditions carefully. They explain the terms of the contract you enter into when you make a booking with us. Please contact us before booking if there is anything you do not understand.
Your contract for a short-term holiday rental is with Fallodon Farming Partnership, trading as Brunton House and Cottages (“we”, “us” or “our”).
The person making the booking is referred to as the “Lead Guest”. “You” and “your” refer to the Lead Guest and all other people included in the booking.
A binding contract comes into effect when:
- we have received the required deposit or full payment in cleared funds; and
- we have issued written confirmation accepting your booking.
The Lead Guest must be at least 25 years old at the time of booking and must have the authority to accept these Booking Terms and Conditions on behalf of everyone included in the booking.
Before arrival, the Lead Guest must provide the names, ages, postcodes and contact details of all guests when requested.
These Booking Terms and Conditions, your booking confirmation and any other conditions agreed by us in writing form the contract between us.
A deposit of 30% of the total booking price is required to secure your booking. For bookings made within eight weeks of arrival, the full amount is payable when booking.
The remaining balance is due eight weeks before your arrival date. If payment is not received by the due date, we may treat the booking as cancelled by you and apply the cancellation terms below. Although we may send a reminder, it remains the Lead Guest’s responsibility to ensure payment is made on time.
If you paid the deposit by credit or debit card, you authorise us to charge the outstanding balance to the same card on the balance due date unless you contact us beforehand to arrange another method of payment.
We accept payment by most major credit and debit cards, bank transfer or cheque made payable to Fallodon Farming Partnership. Please allow sufficient time for cheques and bank transfers to clear before the payment due date.
Prices are quoted in pounds sterling and include VAT at the prevailing rate where applicable.
Once we have accepted your booking, a binding contract exists between us. If you need to cancel, please notify us in writing as soon as possible, preferably by emailing stay@bruntoncottages.co.uk.
We will acknowledge your cancellation and make reasonable efforts to re-let the accommodation.
You will be responsible for the loss we reasonably incur as a result of the cancellation, up to the total cost of the booking. This may include:
- the amount by which we have to reduce the price to secure a replacement booking;
- any part of the cancelled stay that we are unable to re-let; and
- a £50 administration fee.
Any amount recovered through a replacement booking will be credited against the amount you owe. We will not recover the same loss twice.
Where a refund is due, it will normally be calculated and processed after the scheduled departure date of the cancelled booking.
Each property included in a multi-property booking is reserved separately. Cancelling one property does not automatically cancel or alter any other property included in your booking.
We strongly recommend that you arrange suitable travel insurance or purchase optional refund protection.
We strongly recommend taking out suitable travel insurance for UK holidays, including appropriate cancellation cover.
Optional refund protection is available through XCover (Booking Protect). This may allow you to apply for a refund if you or another member of your party cannot attend because of certain unforeseen circumstances, subject to the provider’s own eligibility requirements, exclusions and terms and conditions.
Refund protection is offered during the online booking process. Its cost is calculated according to the total value of your stay and it may be selected or left unticked.
Refund protection is provided under a separate agreement between you and the protection provider. Brunton House and Cottages does not decide whether a claim is accepted or administer any refund due under that agreement.
You can submit a refund request here. Any approved refund will be paid by the protection provider, regardless of the method originally used to pay for your booking.
If you decide not to arrange suitable insurance or refund protection, you accept responsibility for any loss arising from a cancellation which is not otherwise recoverable under these Booking Terms and Conditions.
We will only make a significant change to or cancel your booking where reasonably necessary, including where the accommodation becomes unavailable for reasons beyond our reasonable control.
If we have to cancel your booking, we will offer you:
- suitable alternative accommodation or alternative dates, where available; or
- a refund of all payments made to us for the accommodation affected.
You will not be required to accept an alternative arrangement.
We will not be responsible for losses which we could not reasonably have foreseen when the booking was made, losses unrelated to any breach by us, or losses connected with a business or commercial activity.
Nothing in these Booking Terms and Conditions affects your statutory rights.
We will not be responsible for a failure or delay in performing our obligations where it is caused by events beyond our reasonable control which we could not reasonably have foreseen or avoided.
Such events may include severe weather, flooding, fire, epidemic or pandemic restrictions, interruption of utilities or communications by an external supplier, industrial action, acts of government or other comparable events.
If an essential service or item of equipment fails during your stay, please notify us immediately. We will take reasonable steps to investigate the problem and restore the service or arrange a repair as soon as practicable.
If an event beyond our reasonable control significantly affects our ability to provide your accommodation, we will contact you as soon as possible to explain the available options.
Nothing in this section excludes any rights or remedies available to you under applicable law.
Your accommodation will be available from 4.00pm on the arrival date shown on your booking confirmation. Please do not arrive early unless we have agreed this with you in writing.
You must vacate the property by 9.30am on your departure date unless we have agreed a later departure in writing.
These times allow our team to prepare and inspect the accommodation safely between bookings. Where an unauthorised early arrival or late departure causes us additional costs or disrupts another booking, we reserve the right to recover the reasonable costs incurred.
The arrival and departure days and minimum stay applicable to your booking will be shown during the booking process and on your booking confirmation.
Only guests named on the booking, or subsequently notified to and accepted by us, may stay overnight at the property.
The maximum occupancy shown on our website and booking confirmation must not be exceeded. Babies and children count towards the maximum occupancy unless we have expressly confirmed otherwise in writing.
The accommodation is provided for holiday use only and must not be sub-let or used for any commercial purpose without our prior written agreement.
Stag and hen parties are not permitted. We may request further information before accepting a booking from a majority single-gender group or a group consisting mainly of guests under 25.
Visitors who are not staying at the property must be agreed with us in advance where their attendance would create an event, exceed the permitted capacity or materially change the nature of the booking.
For bookings at Brunton House or across more than one property, the person making the booking will act as Lead Guest for the whole group.
The Lead Guest is responsible for:
- providing complete and accurate booking and pre-arrival information;
- making all payments due;
- communicating these Booking Terms and Conditions and our safety guidance to the group;
- ensuring that the maximum occupancy is not exceeded;
- ensuring that members of the group and any approved visitors behave responsibly; and
- notifying us promptly of any damage, breakage, accident or problem.
The Lead Guest must familiarise themselves with the guest information provided and bring relevant guidance to the attention of everyone in the group.
Please take reasonable care of the property and its contents throughout your stay.
The property must be left in a clean and tidy condition, with:
- bins emptied in accordance with the instructions provided;
- dishes washed and put away;
- furniture returned to its original position; and
- excessive mess, food waste and pet hair removed.
Our housekeepers prepare the accommodation for incoming guests; their role is not to undertake excessive cleaning following a departure.
We may charge the reasonable additional cost of cleaning, repair or replacement where a property is left excessively dirty or where damage extends beyond fair wear and tear.
Please report any damage, breakage, fault or equipment failure as soon as possible so that we can arrange any necessary repair or replacement.
The Lead Guest is responsible for damage or loss caused by members of the booking party or their approved visitors, except for reasonable wear and tear.
We do not normally charge for minor accidental breakages. However, we may recover the reasonable cost of additional cleaning, repair or replacement where significant damage or loss has occurred or these Booking Terms and Conditions have not been followed.
A refundable security deposit is required for our dog-friendly properties:
- Brunton House – £500
- Brunton Granary – £200
- Stable Cottage, Brunton Lake, Long Byre and Garden Cottage – £75
The security deposit is normally taken by debit or credit card pre-authorisation on the day of arrival. A pre-authorisation temporarily reserves funds against the available balance on your card; it is not usually taken as a payment.
Provided no charge is required, we will release the pre-authorisation after the property has been inspected. The time taken for the funds to become available again is controlled by your card issuer.
If we propose to make a charge, we will explain the reason and provide reasonable supporting information. Charges will reflect the loss or cost reasonably incurred.
We recommend that guests have suitable insurance to cover accidental damage.
Well-behaved dogs are welcome by prior arrangement in the following properties:
- Brunton House – up to two dogs
- Brunton Granary – up to two dogs
- Stable Cottage – up to two dogs
- Brunton Lake – one dog
- Long Byre – one dog
- Garden Cottage – one dog
Additional dogs may occasionally be accepted with our prior written permission.
Dogs are not permitted in bedrooms, carpeted rooms or on furniture. In Brunton House they must remain in the permitted uncarpeted ground-floor rooms. In Brunton Granary they must not enter the upper or lower-ground-floor areas.
Stairgates are provided where appropriate, but guests should bring a suitable crate if a more secure barrier is required.
Dogs must never be left unattended in a property or garden, including while you visit guests staying in another property.
Dog owners must leave no trace of their dogs inside or outside the property. We may make a reasonable deduction from the security deposit where:
- a dog has entered a restricted area;
- pet hair or soiling is found on carpets, furniture or bedding;
- dog waste has not been removed from gardens or adjoining mown areas; or
- additional cleaning or repair is required.
Brunton is a working farm with livestock, wildlife and moving machinery. Dogs must be supervised and kept under close control at all times, and on a lead wherever livestock, wildlife, farm activity or signage requires it.
Please remove dog waste from paths, gardens and mown areas. Guidance about walking dogs locally is available in Taking Your Dog to the Coast.
Farm workers, gamekeepers and machinery may move around the estate early in the morning or late at night.
For the safety of guests, properties, livestock and wildlife:
- candles, tealights and ethanol burners are strictly prohibited;
- fireworks and sky lanterns are strictly prohibited;
- hot tubs may not be brought onto or used at Brunton;
- drones may not be used without our prior written permission; and
- party confetti, table confetti and party poppers should not be used.
Smoking and vaping are not permitted inside any property.
The Lead Guest must ensure that all members of the party and any approved visitors comply with these restrictions.
Two dedicated electric vehicle charging points are available in the main Brunton parking area for the use of guests and staff.
To use a charging point, scan the QR code displayed on the unit and follow the instructions to download and use the ProjectEV app. Charging points cannot be reserved and availability is not guaranteed.
For the purpose of this policy, an electric vehicle includes any vehicle powered wholly or partly by rechargeable batteries, including plug-in hybrid cars, motorbikes, bicycles, scooters, buggies and utility vehicles.
Electric vehicles must not be charged from any domestic socket at the property. Domestic charging cables, sometimes called “granny chargers” or “trickle chargers”, are strictly prohibited because the electrical installation has not been provided or assessed for that purpose.
When using a dedicated charging point, you must not:
- use a splitting cable or alter the charging equipment;
- smoke in the vicinity of the charger;
- allow a non-charging vehicle to occupy or obstruct the charging space; or
- leave a vehicle in the charging space after charging has finished.
We may recover a reasonable cost where a vehicle is not removed after charging and this prevents others from using the facility.
Use of the charging points is at the vehicle owner’s risk. We are not responsible for interruption or failure of the charging service unless caused by our failure to exercise reasonable care.
You will be responsible for damage caused to a charging point through misuse by you or a member of your party.
We reserve the right to undertake a reasonable inspection where we have grounds to believe that unauthorised domestic charging is taking place.
Brunton House and Cottages is licensed for legal civil marriages and civil partnerships.
Ceremonies may take place in:
- Brunton House Hall for up to 20 people; or
- the Blacksmith’s Shop for up to 46 people.
Any wedding, ceremony, celebration or other organised event must be discussed with and approved by us in writing before arrangements are made with suppliers or invitations are issued.
Events are subject to additional charges, capacity restrictions and our separate Events, Weddings and Civil Ceremonies Terms.
The Lead Guest is responsible for ensuring that everyone attending the event, including visitors and third-party suppliers, complies with those terms.
A standard holiday booking does not include permission to hold an event.
You must obtain our written permission before engaging a third party to provide services or equipment at the property. This includes, but is not limited to, caterers, chefs, entertainers, beauty professionals, photographers, childcare providers and equipment-hire companies.
Requests should be emailed to stay@bruntoncottages.co.uk and include full details of the supplier, the proposed service and any equipment to be brought onto the estate.
Where relevant, approval may be subject to evidence of suitable insurance, qualifications, risk assessments or other safety information.
Any supplier we mention or recommend is an independent business. Recommendations are based on our genuine experience or feedback, but the agreement for their services is between you and the supplier. We are not responsible for a supplier’s acts, omissions or failure to provide their service unless we have failed to exercise reasonable care in making the recommendation.
You are responsible for ensuring that all equipment brought onto the estate is used safely and removed by the agreed time without causing damage or leaving waste.
You and your guests must behave responsibly and must not cause unreasonable noise, nuisance, disturbance or danger to neighbours, other guests, staff, livestock or wildlife.
Illegal activity, serious antisocial behaviour, deliberate or significant damage, threatening behaviour and persistent unreasonable disturbance are prohibited.
Where behaviour presents a serious or immediate risk, or continues after a reasonable request to stop, we may terminate the stay and require the group to leave. No refund will be payable where termination results from a serious breach by you or a member of your party.
A travel cot with a bottom sheet and/or a high chair can be provided on request. Please bring all other cot bedding required.
Beds will be prepared with fresh bed linen and towels will be provided for your arrival.
For stays of 14 nights or more, complimentary replacement linen and towels will be made available after each seven nights of occupation.
Additional linen, towels or housekeeping support may be available for an extra charge, subject to staff availability and at least four weeks’ notice.
Complimentary Wi-Fi is provided for reasonable and lawful use. Although our properties are served by a leased-line connection, speeds and availability may be affected by circumstances outside our reasonable control.
We are not responsible for temporary interruptions or reduced speeds unless caused by our failure to exercise reasonable care.
Our properties have Smart TVs on which you may use your personal streaming accounts. You are responsible for signing out of and removing your accounts before departure.
We cannot accept responsibility if a subsequent guest accesses an account which you have left signed in, except where the loss results from our failure to exercise reasonable care.
We or our authorised representatives may enter the property at a reasonable time where access is required for inspection, maintenance, repair, safety, legal compliance or to respond to an emergency.
Except in an emergency or where we reasonably suspect a serious breach of these Booking Terms and Conditions, we will give reasonable notice and seek to minimise any disruption.
We want you to enjoy your stay. If you encounter a problem, please contact us as soon as possible so that we have a reasonable opportunity to investigate and resolve it.
We live nearby and will make reasonable efforts to address any issue promptly.
If a problem is not reported during the stay when it could reasonably have been resolved, this may affect our ability to investigate it afterwards. This does not affect your statutory rights.
Any discount, promotion or special offer is subject to its published eligibility requirements and must be selected or quoted before the booking is confirmed.
Low-occupancy discounts may be available in selected properties from November to February, excluding public and school-holiday periods. These discounts are conditional upon the stated maximum number of guests and bedrooms being used:
Brunton House
- 25% reduction for up to 12 guests using no more than six first-floor bedrooms and bathrooms.
- Second-floor bedrooms will remain closed and must not be accessed.
Brunton Granary and Stable Cottage
- 15% reduction for two guests using one bedroom.
- 10% reduction for up to four guests using no more than two bedrooms and bathrooms.
Brunton Lake and Mill Race
- 10% reduction for up to two guests using one bedroom and bathroom.
The applicable low-occupancy option must be selected from the “Extras” menu during online booking and cannot be added after the booking has been confirmed.
Our Refer-A-Friend rewards apply to direct seven-night bookings made by first-time guests who have never previously stayed with us under any name, email address or telephone number.
The new guest must book through our website or by calling 01665 598120 and must provide the valid referral code together with the referring guest’s name and email address.
Once an eligible booking is confirmed:
- the new guest will receive £50 off a seven-night cottage booking or £100 off a seven-night Brunton House booking; and
- the referring guest will receive a voucher worth £100 towards a future cottage stay or £200 towards a future Brunton House stay.
Bookings made through an agent or third-party platform are not eligible.
Only one offer, promotion or discount may be used for each booking unless expressly stated otherwise. Offers cannot be applied retrospectively.
We may withdraw or amend an offer for future bookings at any time. Any qualifying offer already incorporated into a confirmed booking will be honoured in accordance with its agreed terms.
We will collect and use personal information for the purpose of administering your booking, providing your stay, meeting our legal obligations and protecting our legitimate business interests.
Further information about how we collect, store and use personal information is available in our Website Policy and Privacy Statement.
We are responsible for losses you suffer which are a foreseeable result of our breach of these Booking Terms and Conditions or our failure to exercise reasonable care and skill.
We are not responsible for:
- losses which were not reasonably foreseeable when the contract was formed;
- losses caused by your own act, omission or breach of these terms;
- loss of or damage to personal belongings unless caused by our negligence; or
- business losses, including loss of profit, revenue, opportunity or goodwill, because the accommodation is supplied for private holiday use.
You are responsible for taking reasonable precautions to safeguard yourself, members of your party and your belongings.
Nothing in these Booking Terms and Conditions excludes or limits liability for death or personal injury caused by negligence, fraud or fraudulent misrepresentation, or any other liability which cannot lawfully be excluded or limited.
Nothing in these Booking Terms and Conditions affects your statutory rights.
These Booking Terms and Conditions and your contract with us are governed by the laws of England and Wales.
If you live in England or Wales, the courts of England and Wales will have jurisdiction. If you live elsewhere in the United Kingdom, you may also be entitled to bring proceedings in your local courts under applicable consumer law.