Terms & Conditions for Woodpecker Cottage & Red Kite Cottage


The Contract for your short-term holiday rental will be between the owners of Coedmor Cottages (hereafter referred to as “us” or “we”) and the person making the booking and all members of the holiday party (hereafter referred to as “you” or “your”) under the following booking conditions. UK law will govern the Contract. 

The contract of hire is provisional until we have received your deposit and confirmed your booking by email. The contract will be subject to all these booking terms and conditions, and must be complied with.

The party leader must be at least 18 years of age at the time of booking and the booking must list the party leaders name and address as well as the number of accompanying adults.

Bookings, Deposit and Payment

Bookings for Red Kite and Woodpecker Cottages can be made by using our website booking system or by email and telephone. Upon acceptance of your booking we ask for an initial non-returnable deposit of 30% of the holiday cost. Upon receipt of the deposit, written confirmation will be sent with a summary of your booking. A final invoice will be sent to you approximately 35 days before the start of your holiday and the final balance is payable within 7 days of receipt of this invoice. We reserve the right to cancel a holiday where payment has not been received within 28 days of the start date of your holiday.

If the booking is made within 35 days of the holiday start date, then payment will be due in full immediately.

Telephone and email reservations are held for three days pending receipt of a deposit.


Cancellation by you

*Special Terms during the Coronavirus Situation*

If you need to cancel your booking because of any type of lockdown or travel restrictions, local or nationwide we will refund any money already paid or transfer it to a future booking.

Our usual Cancellation Terms where travel restrictions or lockdown is not a factor:

If you change your mind or are unable to travel and would like to cancel your booking, please contact us by phone or email as soon as possible.

N.B. These terms also apply if you are unable to travel because of contracting Covid 19. We strongly advise that guests take out domestic travel insurance to cover for cancellation costs – it is usually very cheap for UK trips and will also cover you for the cost of any excursions you have booked too if you have to cancel.

More than 35 days notice of cancellation:

On receipt of written cancellation we will endeavour to re-book the accommodation for the holiday period and, if successful for the whole or part of the period, we will refund up to 70% of your deposit payment (depending on whether all cancelled days are rebooked).

35 days or less notice of cancellation:

The full deposit is forfeited. If you cancel the booking for any reason following payment in full for the holiday, the entire sum paid is forfeited.

If at all possible we will attempt to re-let your booking dates and if we are successful we will refund you the final letting price (which may be less than you paid if we need to offer late booking discounts to fill the dates) less the non-returnable initial deposit.

Please note that any refund given to you when cancelling your reservation may be subject to deductions, as set out in these terms.

Any refund under this clause will be made within 14 days of the dates being rebooked.

Cancellation by Us

If, due to circumstances beyond our control, we have to cancel your booking, you shall be refunded the full amount of the booking in an equal amount to time remaining. We cannot, however pay any compensation or expenses as a consequence of such an event.

If our performance is hindered or prevented by a Force Majeure Event (please see definition below), we will, at our sole discretion, offer you:

a full refund; or

alternative holiday dates; or

such other remedy as we consider appropriate with regard to the circumstances.

In this contract, a Force Majeure Event means any of the following circumstances which may hinder or prevent the performance of the contract, including but not limited to:

Acts of God, flood, drought, earthquake or other natural disaster;

Epidemic or pandemic;

Terrorist attack, civil war, civil commotion or riots, war, threat of or preparation for war, armed conflict, imposition of sanctions, embargo, or breaking off of diplomatic relations;

Nuclear, chemical or biological contamination or sonic boom;

Any law or any action taken by a government or public authority, including without limitation imposing a restriction, prohibition, or failing to grant a necessary licence or consent;

Collapse of buildings, fire, explosion or accident;

Any labour or trade dispute, strikes, industrial action or lockouts;

Non-performance by suppliers or subcontractors; and

interruption or failure of utility service.

Any refund under this clause will be made within 14 days of the cancellation.

We strongly advise that guests take out a travel insurance policy which covers booking cancellations. This is available at very affordable rates, and gives you the peace of mind that you will get your money back if YOU need to cancel your holiday.

Terms of Use


You may access the property from 16.00 to 20:00 on the day of arrival. We request notification if you are likely to arrive after 20:00. Please note that cottages are to be vacated by 10.00 am on your day of departure. You and your fellow guest are requested to vacate the cottages promptly on departure day. We need this time to ensure that cottages are ready for following guests.


The cottages are for holiday/short stay use only and must not be used for any other purpose. The agreement to stay in the property for the holiday period does not create the relationship of Landlord and Tenant between the parties. You shall not be entitled to a new tenancy, or to any assured short hold or assured tenancy or any statutory protection under the Housing Act 1988 or other statutory security of tenure now or at the end of the Holiday Period.


On departure, you are requested to leave the accommodation as you found it, in a clean and tidy condition. This includes washing up, removing rubbish from the cottages and putting in outside bins, ensuring ovens and barbeques are clean and free from grease.


Under no circumstances may more than the maximum number of persons (2 per cottage) occupy the property. We reserve the right to refuse admittance if this condition is not observed. The facilities at Coedmor Cottages may not be used by any other persons not occupying the holiday cottages.


Coedmor Cottages shall not be liable to you or your party for loss or damage to property or vehicles. Nor shall liability be accepted by us for accident or injury to guests, either within the property or outside, howsoever arising. You must take all necessary steps to safeguard yourselves and your property.

Please note that our properties are in a rural environment and can be subject to environmental conditions beyond our control such as insects at certain periods of the year, high pollen levels from crops, smells from agricultural activities on neighbouring farms, and so on.

If there is a breakdown of any of the utility services our cottages (ie. heating, electrics, broadband, etc.) we will endeavour to get the problem fixed as soon as possible and will take any appropriate steps to provide an alternative source of heat/power if possible. No refunds will be provided for any loss of amenity in this respect.


Prices are subject to change without notice, however, those confirmed upon booking will always be honoured. Your rate will be confirmed at the time of booking; we cannot change the rate or terms of your stay once a booking has been confirmed. No quotes will be guaranteed until a deposit payment is made.

We reserve the right to amend prices of available weeks and to offer special rates as needed to maximise bookings – discounts cannot be offered for holiday prices already confirmed.


You are responsible for the property and are expected to take care of all furniture, fittings, fixtures, art work and effects, outside and in. You are responsible for taking care of the property and are expected to leave the cottage clean and tidy and in the same condition as at the beginning of your stay. Should the cottage take longer to clean after your departure than the allocated time we will have to make an extra charge.

You must not use the properties for any dangerous, offensive, noxious, noisy, immoral activities or carry on there any act that may be a nuisance or annoyance to the owner or other neighbouring properties.

Smoking is not allowed in any part of the properties.


You must notify us immediately of any breakages or damages. You are legally bound to reimburse us for replacement, repair or extra cleaning costs on demand (although we would not charge you for the odd glass or plate).


We shall be allowed reasonable right of entry to the property at all reasonable times for purposes of inspection or to carry out any routine, emergency or essential repairs or maintenance to equipment fixtures or fittings. We will give advance notice to you if access is required.


The provision of wireless broadband internet access is a complimentary facility and we accept no liability for loss of coverage or quality where technical problems are experienced.


Every effort is made by us to ensure that you have an enjoyable stay. However, if you have any problem or cause for complaint, it is essential that you contact us immediately to give us the chance to resolve it. Complaints which are not reported immediately, during the holiday, will not be entertained subsequently and certainly not after the end of the rental period. No correspondence will be entered into in respect of complaints made on the day of departure or after your return home, when no opportunity has been provided for us to rectify the problem. We value your custom and want you to return. We live on site, and will do our best to resolve any problem you encounter.


No pets are permitted to stay in either of our holiday cottages.


We are in a very rural location and the ground is often uneven. We recommend wearing good quality walking shoes or boots to give your feet and ankles adequate support when walking on our tracks and meadows and surrounding countryside.

Always shut the gate on entering/leaving our land – the surrounding fields often contain livestock. It is not recommended to walk in any fields that contain cows as they can be protective of their young. Please check there are no cows or bulls in the fields above our picnic meadow before walking up the track to the quarry.

Thank you for your cooperation and we hope you have a wonderful holiday.