Booking Terms & Conditions
"Spacious Barn Retreat with Farm Walks & Fire Pit" — 6 miles from Bury St Edmunds, Suffolk
Contents
- Booking & Confirmation
- Payment
- Security / Damage Deposit
- Cancellation by the Guest
- Cancellation by the Owner
- Arrival & Departure
- Maximum Occupancy
- House Rules
- Fire Pit, BBQ & Outdoor Cooking
- Dogs / Pets
- Bike & Equipment Storage
- Working Farm — Safety & Access
- Parking
- Liability
- Damage, Loss & Breakages
- Lost Property
- Use of the Property
- Access by the Owner
- Complaints
- Force Majeure
- Data Protection (UK GDPR)
- Platform-Specific Terms
- Variation
- Governing Law
Definitions
"The Owner" / "We" / "Us" means the owner(s) of Darney Barn.
"The Property" means the four-bedroom Darney Barn, its enclosed patio, the fire pit / BBQ area, parking area and all contents.
"The Farm" means the wider working arable farm on which the property is situated, including farmyard, fields, tracks, machinery, livestock and outbuildings.
"The Guest" / "You" means the lead booker and all persons staying at or visiting the property during the booking.
"Booking" means the reservation confirmed in writing by email, via the website, or via a third-party booking platform (e.g. Airbnb).
1. Booking & Confirmation
1.1The lead booker must be at least 21 years old and will be responsible for the conduct of all members of the party.
1.2A booking is only confirmed once we have issued a written confirmation (email or platform confirmation) AND the deposit (or full payment, if within 6 weeks of arrival) has cleared.
1.3By paying the deposit or full balance, you confirm you have read, understood and accepted these Terms & Conditions on behalf of all members of your party.
2. Payment
2.1A non-refundable deposit of 25% of the total booking value is required at the time of booking.
2.2The balance is due no later than 42 days (6 weeks) before the arrival date.
2.3For bookings made within 42 days of arrival, the full amount is payable at the time of booking.
2.4If the balance is not received by the due date, we reserve the right to cancel the booking and retain the deposit.
2.5Accepted payment methods for direct bookings: bank transfer (BACS), debit/credit card. Airbnb/Vrbo bookings are paid through the platform's own systems.
3. Security / Damage Deposit
3.1A refundable security deposit of £200 is required on all direct bookings, payable with the final balance.
3.2For Airbnb bookings, Airbnb's AirCover / damage protection applies, and we reserve the right to claim for damage or excessive cleaning via the platform's Resolution Centre.
3.3The security deposit (or platform-held equivalent) will be refunded within 7 days of departure, less any deductions for damage, breakages, missing items, excessive cleaning, removal of rubbish, or breach of these terms.
3.4You agree to report any breakages or damage before departure.
4. Cancellation by the Guest
4.1Cancellations must be notified in writing to bookings@darneybarn.co.uk.
4.2Refunds for direct bookings are as follows:
- More than 42 days before arrival: refund of all monies paid less the 25% non-refundable deposit.
- 29–42 days before arrival: 50% refund of total booking.
- 15–28 days before arrival: 25% refund of total booking.
- 14 days or fewer before arrival / no-show: no refund.
4.3For Airbnb / Vrbo / other platform bookings, the cancellation policy shown at the time of booking on that platform applies.
4.4We strongly recommend all guests take out comprehensive UK travel / cancellation insurance.
5. Cancellation by the Owner
5.1In the unlikely event that we must cancel your booking (e.g. unforeseen damage, flooding, utility failure, farm-access issues), we will refund all monies paid in full.
5.2Our liability is limited to the total value of the booking. We will not be liable for any consequential losses (travel, insurance excess, loss of earnings).
6. Arrival & Departure
6.1Check-in: from 4:00 pm on the day of arrival.
6.2Check-out: by 10:00 am on the day of departure.
6.3Early check-in / late check-out may be available by prior arrangement and may be chargeable.
6.4Failure to vacate by the stated time may result in a charge of £25 per hour (or part thereof).
7. Maximum Occupancy
7.1The barn has four bedrooms and is let for the maximum number of guests stated on your confirmation (maximum 9 persons including children and infants).
7.2No additional persons (including visitors, day-guests or extra overnight stays) are permitted without the prior written consent of the Owner.
7.3Exceeding the stated occupancy, or holding unapproved parties / events, is a material breach of these terms. The Owner reserves the right to terminate the booking immediately without refund.
8. House Rules
8.1No smoking or vaping anywhere inside the property. A deep-clean charge of £150 will apply for any breach.
8.2No candles, incense, fireworks, Chinese lanterns or open flames inside the property.
8.3No parties or large gatherings beyond the booked party. No commercial photography, filming, stag/hen events or weddings without prior written consent.
8.4Please respect our neighbours — sound travels far in the countryside. Quiet hours outdoors: 10:00 pm to 7:00 am. Noise audible outside the property during these hours is not permitted.
8.5The property must be left in a reasonably clean and tidy state. Rubbish to be bagged and placed in the designated bins.
8.6The wood-burning fire pit, covered barbeque and any log burner / stove may only be used in accordance with the written instructions in the welcome folder. Please also see section 8A below.
8A. Fire Pit, BBQ & Outdoor Cooking
8A.1The fire pit is provided for guest enjoyment but must be used responsibly.
8A.2Fires must be attended by a responsible adult at all times and fully extinguished before leaving the patio area or going to bed.
8A.3Only the supplied logs / fuel should be used. Do NOT burn plastics, aerosols, pallets, treated wood or rubbish.
8A.4Children must be supervised at ALL times when the fire pit or BBQ is in use.
8A.5The covered BBQ area must be cleaned down after use and protective cover replaced.
8A.6Any damage, scorching of patio, paving, furniture or planting caused by misuse of the fire pit or BBQ will be charged to the security deposit.
8A.7In periods of very dry weather or during official fire warnings, the Owner may suspend use of the fire pit; guests will be notified in writing.
9. Dogs / Pets
9.1Well-behaved dogs are welcome by prior arrangement only. Maximum 2 dogs per booking.
9.2A pet cleaning fee of £25 per dog, per stay applies and will be added to your invoice (or charged via the platform resolution centre).
9.3Dog rules:
- (a) Dogs must NOT be left unattended in the property at any time.
- (b) Dogs are not permitted on beds, sofas or soft furnishings.
- (c) The enclosed patio is available for your dog's use. Dogs must be kept on a lead in the wider farmyard, on farm walks, on nearby footpaths and in areas where livestock or farm machinery may be present. Fouling must be cleaned up and disposed of immediately.
- (d) Owners are responsible for any damage, soiling or disturbance caused by their dog, which will be deducted from the security deposit or charged in addition.
- (e) Guests must declare all dogs at the time of booking. Undeclared pets will result in a £100 additional cleaning fee and possible termination of the stay.
9.4No other pets (cats, birds, reptiles etc.) are permitted without prior written consent.
10. Bike & Equipment Storage
10.1Secure bike / equipment storage is available on site for guest use. Great local off-road tracks and cycle routes are nearby.
10.2Use of the storage facility is entirely at the guest's own risk. The Owner accepts no liability for loss of or damage to bikes, equipment or any other items stored on the premises.
10.3Guests are responsible for locking the storage facility after each use and reporting any defects to the Owner immediately.
10.4We strongly recommend guests have their own bike / equipment insurance.
10.5Use of off-road tracks, cycle routes, farm tracks and public footpaths is at the guest's own risk. The Owner gives no warranty as to their condition and accepts no liability for injury or damage arising from their use.
11. Working Farm — Safety & Access
11.1The barn is set beside an active, working arable farm. Guests must be aware that farm machinery, vehicles, livestock and agricultural operations may be present at any time, including early mornings and weekends.
11.2Guests must:
- (a) Keep to designated paths, tracks and the suggested farm walks shared by the Owner.
- (b) Keep all farm gates as they find them and never obstruct farm access.
- (c) Supervise children at all times around the farmyard, machinery, outbuildings and any livestock or watercourses.
- (d) Not enter working buildings, barns, workshops, or grain / fuel stores under any circumstances.
11.3Landscaping and some areas of the farm may be a work in progress. Guests accept the property in the condition shown in the listing photography.
11.4The Owner accepts no liability for injury or loss arising from guest interaction with the wider farm, farm machinery, livestock, watercourses or third-party land, except where caused by the Owner's proven negligence.
12. Parking
12.1Parking is provided for up to four (4) cars in the designated area only.
12.2Additional vehicles must not be parked without prior consent and must never obstruct farm access or neighbouring properties.
12.3Parking is entirely at your own risk. The Owner accepts no liability for loss or damage to vehicles or their contents.
13. Liability
13.1You use the property and its facilities entirely at your own risk.
13.2The Owner accepts no liability for any loss, damage, injury or illness to any member of the booking party, their guests, their pets, or their possessions, except where caused by the proven negligence of the Owner.
13.3Children must be supervised at all times — particularly on the stairs, around the fire pit / BBQ, in the kitchen, in the garden, on the patio, and anywhere on the wider farm (see section 11).
13.4Nothing in these terms limits our liability for death or personal injury caused by our negligence, or for fraud.
14. Damage, Loss & Breakages
14.1You are legally responsible for any damage to the property or its contents caused by you, your party, or your pets during your stay.
14.2Accidental damage should be reported promptly; we do not charge for minor breakages.
14.3Significant damage, loss, theft, or excessive cleaning will be charged at cost plus a 15% administration fee.
15. Lost Property
15.1Items left behind will be held for 14 days. We will return items on request; the guest is responsible for postage and a £10 handling fee.
16. Use of the Property
16.1The property is let for holiday / self-catering purposes. Bookings from individuals or groups working locally (contractors, rural workers, project teams, etc.) are welcome and treated as short-stay holiday lets.
16.2Under no circumstances may the property be sub-let, used as a permanent residence, or used for any commercial business purpose (other than incidental use of Wi-Fi / desk space by a working guest), illegal or immoral purpose.
16.3CCTV may be in operation on the external perimeter of the property and farmyard (driveway / entrance only) for security purposes. No cameras or recording devices are present inside the property or in private outdoor spaces (enclosed patio / fire-pit area).
17. Access by the Owner
17.1The Owner (or their representative) reserves the right of reasonable access to the property in the event of an emergency, maintenance issue, or suspected breach of these terms, giving notice where practicable.
18. Complaints
18.1Any complaint or issue must be reported to the Owner as soon as reasonably possible during your stay, so that we have the opportunity to put things right.
18.2Complaints raised only after departure cannot be reasonably investigated and may not be upheld.
18.3Contact: bookings@darneybarn.co.uk (direct bookings) or via the Airbnb / Vrbo message system for platform bookings.
19. Force Majeure
19.1The Owner shall not be liable for any failure to perform obligations under this contract caused by events beyond our reasonable control, including but not limited to: fire, flood, severe weather, utility failures, pandemic, government action, acts of terrorism, harvest / farming-emergency access issues, or industrial action.
19.2In such circumstances, refunds will be handled in line with section 5.
20. Data Protection (UK GDPR)
20.1We process your personal data (name, address, contact details, payment details) solely to administer your booking and comply with legal obligations.
20.2We will not share your data with third parties except where required by law or to fulfil your booking (e.g. payment processors).
20.3Our full privacy notice is available at darneybarn.co.uk/privacy.
20.4You have the right to access, correct or request deletion of your data by contacting bookings@darneybarn.co.uk.
21. Platform-Specific Terms (Airbnb / Vrbo / Booking.com)
21.1Where a booking is made via a third-party platform, the platform's own terms (payment, cancellation, guest protection) apply in addition to these terms.
21.2In the event of a direct conflict between these terms and the platform's terms, the platform's terms prevail only for those specific matters (typically payment and cancellation).
21.3All other house rules, occupancy limits, pet policies, fire-pit rules, farm-safety rules and damage provisions set out above still apply in full.
22. Variation
22.1These Terms may be updated from time to time. The version in force at the date of booking confirmation is the version that applies to your booking.
23. Governing Law
23.1This contract is governed by the laws of England and Wales, and both parties submit to the exclusive jurisdiction of the courts of England and Wales.
Acceptance
By confirming and paying for a booking, the lead guest confirms acceptance of these Terms & Conditions on behalf of all members of the booking party.