Effective from 17th June 2024 – Last updated 26th October 2025
Definitions
“Owner” refers to the legal owner of the property. “Representative” refers to any person authorised by the Owner to act on their behalf in matters relating to the property. “Hirer” refers to the lead guest who makes the booking and accepts responsibility for the stay, including bookings made via third-party platforms such as Airbnb.
1. Agreement
1.1 These terms and conditions form the basis of your agreement with the Owner or their Representative for the property known as Irton Manor or any other associated property.
1.2 The contract is between the Hirer (you) and the Owner or their Representative and is subject to the following conditions. The contract is effective once the booking is confirmed in writing, via email, or through a third-party platform such as Airbnb. Where applicable, the platform’s terms may also apply in addition to these Terms and Conditions, which are further accepted during the check-in process.
1.3 These terms and the Privacy Policy are deemed accepted upon payment or confirmation of the booking.
1.4 For bookings made via Airbnb, submission of the Guest Check-In Form and subsequent access to the property constitutes acceptance of these Terms and Conditions in full. These terms supplement the Airbnb booking agreement and apply to all matters relating to the stay, including property usage, safety protocols, and liability.
1.5 By making a booking, submitting payment, or accepting a reservation offer (including via third-party platforms), the Hirer confirms that they have read, understood, and accepted the full property listing and house rules as published online. This includes all information relating to room and bed configurations, pool availability or closures, accessibility indications, and any other restrictions or conditions that may apply to the property or stay.
2. Booking and Payment
2.1 A booking is confirmed upon receipt of payment and written confirmation from the Owner, their Representative, or the relevant booking platform (e.g. Airbnb).
2.2 Standard holiday bookings – To secure a reservation more than 30 days before arrival the Hirer shall pay 25% of the total hire cost (“the deposit”).
- The balance is due 12 weeks before arrival.
- The deposit becomes non-refundable after the 48-hour cooling-off period (provided cancellation occurs ≥ 30 days before arrival).
- If the booking is made within 12 weeks of arrival, the total hire cost is payable in full upon booking.
2.3 Event bookings – A non-refundable securing deposit is required to reserve the date, calculated according to the tiers in Clause 17.4. The remaining balance is due 12 weeks (84 days) before arrival and must be settled in full by that date.
2.4 Failure to pay any balance by the due date may result in cancellation, loss of all monies paid, and application of the relevant cancellation terms in Clause 15.
3. Security and Damage Deposit
3.1 A refundable damage deposit may be required as part of your booking, either paid directly or held as a pre-authorised amount on a card. For event bookings, this deposit is taken in accordance with Section 17 and is refunded as set out below.
3.2 This deposit covers damage, breakages, additional cleaning, unauthorised guests, or breach of terms.
3.3 The deposit, or balance thereof, will be returned within 7–14 days of departure, subject to inspection.
3.4 For bookings made via Airbnb, any damage or loss caused during your stay may be claimed through Airbnb’s AirCover for Hosts programme. In such cases, the Owner or their Representative reserves the right to open a case with Airbnb and submit evidence of the damage or issue. You will be notified of any claim and given the opportunity to respond directly through Airbnb’s resolution process.
3.5 If no damage deposit is paid, we reserve the right to securely retain your credit/debit card details via our payment processor (Stripe) for the duration of your stay. This authorisation does not result in an immediate charge but permits us to deduct reasonable costs for damage, breakages, unauthorised guests, or breach of terms. In the event of a charge being necessary, you will be notified by email with a breakdown of costs at least 48 hours before the transaction is processed. Card details are not stored by us directly and are held securely by Stripe in accordance with PCI-DSS standards.
4. Occupancy and Use
4.1 The number of guests occupying the property must not exceed the number stated at the time of booking unless otherwise agreed in writing.
4.2 The Hirer must not use the property for any purpose other than that of a private holiday residence.
4.3 The property must not be used for parties, events, or gatherings without prior written permission from the Owner or their Representative.
4.4 Only registered guests are permitted to use the house, grounds, and facilities. Visitors are not permitted on site unless approved in advance and in writing by the Owner or their Representative. Approved visitors must be registered upon arrival, either via an online form or by signing a visitor form on site. Visitors are not permitted to stay overnight and must conduct themselves respectfully at all times. The Owner reserves the right to ask any unregistered or disruptive visitors to leave the property immediately.
5. Arrival and Departure
5.1 Check-in and check-out times are specified in your booking confirmation. Early arrival or late departure is only permitted with prior agreement.
5.2 You agree to leave the property in a clean and tidy condition, with furniture and appliances returned to their original positions.
6. Care of the Property
6.1 You must take reasonable care of the property and its contents.
6.2 Any breakages or damage must be reported immediately.
6.3 You agree to promptly reimburse the Owner or their Representative for any loss, damage, or additional cleaning required as a result of your stay. This reimbursement may be deducted from your security deposit or, where applicable, recovered through a formal claim via Airbnb’s AirCover for Hosts programme. In such cases, the Owner or Representative reserves the right to open a case with Airbnb and submit evidence of the damage or issue. You will be notified of any claim and given the opportunity to respond directly through Airbnb’s resolution process.
For bookings made outside of Airbnb, the Owner may seek reimbursement through other appropriate means, including the use of pre-authorised credit/debit card details securely held by our payment processor (Stripe). In such cases, you will be notified by email with a breakdown of costs at least 48 hours before any charge is processed. Card details are not stored by us directly and are handled in accordance with PCI-DSS standards.
7. Right of Entry
7.1 The Owner or their Representative reserves the right to enter the property at reasonable times, with prior notice where feasible, for the purposes of inspection, maintenance, servicing, or to address any concerns raised by guests or staff. Every effort will be made to minimise disruption to guests.
7.2 In the case of emergency, suspected breach of these terms and conditions, risk to health or safety, property damage, or where there is reasonable cause for concern (e.g., excessive noise, unauthorised guests, or misuse of facilities), the Owner or their Representative reserves the right to enter the property immediately and without prior notice. This includes interior spaces, outdoor areas, and any facilities provided as part of the booking.
7.3 Where third-party contractors or tradespeople are required for essential works during a stay, the Owner or their Representative may grant access at appropriate times, and where possible, provide advance notice to the Hirer. Guests are expected to cooperate reasonably with such arrangements.
7.4 Refusal to allow access under the above circumstances, or obstruction of entry by guests, may result in immediate termination of the booking and forfeiture of the damage deposit. This clause applies equally to standard holiday bookings and event hires.
8. Pets
8.1 Pets are only permitted at the property with prior written consent from the Owner or their Representative.
8.2 Additional cleaning charges may apply for authorised pets.
8.3 Pets must not be left unattended in the property and must be kept off carpets, furniture and beds.
9. Smoking
9.1 Smoking or vaping is not permitted inside the property.
9.2 If smoking outdoors, please dispose of cigarette ends responsibly.
10. Behaviour and Noise
10.1 The property is situated on a private estate and is a quiet retreat.
10.2 Guests must respect quiet hours between 10:00pm and 10:00am.
10.3 Loud music or disruptive behaviour will not be tolerated and may result in termination of your stay without refund and potential loss of security deposit.
10.4 The use of open flames, including but not limited to candles, oil burners, or incense, is strictly prohibited inside the property due to fire risk and insurance restrictions. Battery-operated candles are provided for ambience and may be used safely throughout your stay.
10.5 The use of drones or unmanned aerial vehicles (UAVs) is not permitted anywhere on the estate without prior written consent from the Owner or their Representative. This restriction is in place to protect the privacy of all guests and staff, and to ensure the safety of local wildlife. The estate is home to several protected species, including badgers, deer, and buzzards, whose disturbance is prohibited under the Wildlife and Countryside Act 1981 and the Protection of Badgers Act 1992. Unauthorised drone use may result in termination of your stay without refund and may be reported to the Civil Aviation Authority (CAA) if necessary.
11. Facilities and Amenities
11.1 All facilities and amenities described in the property listing, including but not limited to the swimming pool, hot tub, heating systems, kitchen appliances, games equipment, and garden furniture, are provided subject to availability and may occasionally be unavailable due to maintenance, servicing requirements, seasonal considerations, or adverse weather conditions. No compensation will be offered for temporary unavailability. The temporary unavailability of any facility or amenity does not constitute a breach of contract, and refunds or discounts will not be provided in such cases unless explicitly agreed in writing.
11.2 Wi-Fi and other utilities or digital services (including but not limited to broadband, smart TVs, streaming services, and audio systems) are provided as a courtesy and may be subject to interruptions, performance limitations, or outages beyond the Owner’s or Representative’s control. While every effort is made to ensure continuous provision, no guarantees are given as to speed, quality, or availability.
11.3 The use of any equipment or amenities is entirely at the guest’s own risk. The Owner or their Representative shall not be held liable for accidents or injuries arising from misuse, neglect, or failure to follow safety instructions. Guests are responsible for ensuring that children and vulnerable individuals are properly supervised at all times when using any facilities.
11.4 Where certain items or amenities require setup, maintenance, or specific operation (e.g., firepits, BBQs, air conditioning, or entertainment systems), guidance will be provided and must be followed. Guests must not tamper with, alter, or attempt to repair any facility or equipment.
11.5 Where third-party services or utilities are involved (e.g., satellite providers, water companies, or power suppliers), the Owner or Representative is not responsible for outages or delays in service caused by those external providers.
11.6 Guests are expected to use all facilities and amenities responsibly and in accordance with any provided instructions or guidelines. The Owner or their Representative reserves the right to withdraw access to any facility or amenity in the event of misuse or if continued use poses a risk to safety or property.
12. Hot Tub (if provided)
12.1 Use of the Hot Tub – Safety Rules
To ensure the safe and enjoyable use of the hot tub, guests must follow these rules:
- Shower thoroughly with soap and water before entering.
- Do not use if you have fake tan, infections, open sores or skin conditions.
- Never use the hot tub alone.
- Use for 20-minute intervals, then take a 10-minute break.
- Avoid after heavy meals or strenuous exercise.
- Avoid alcohol, drugs, or medications that cause drowsiness.
- Do not immerse your head under water.
- Only use provided plastic glasses – no glass in or around the hot tub.
- Rinse your swimsuit after use to prevent chemical build-up.
- Avoid loose clothing or jewellery near the jets.
- Leave the tub and shower immediately if you experience any reactions or dizziness.
- Children under 4 must not use the hot tub.
- Not recommended for children under 8. Parents accept full responsibility for use.
- Report any faults or concerns to management immediately.
- Do not use the hot tub after 08:00 on your day of departure.
12.2 The hot tub chemicals are checked daily between 8am and 5pm. A sign will be placed if treatment is in progress. Do not use the tub while this sign is displayed.
12.3 The hot tub may only be used between 09:00 and 22:00 to ensure comfort for all guests.
12.4 Damage or misuse of the hot tub or equipment must be reported. Guests may be liable for any costs incurred due to misuse.
12.5 Guests must shower before using the hot tub. No glassware or food is permitted in the hot tub area.
12.6 The Owner or their Representative reserves the right to close the hot tub at any time for safety, misuse, or essential maintenance.
13. Swimming Pool (if provided)
13.1 Guests agree to use the swimming pool responsibly and at their own risk. Please read and follow these safety and usage rules to ensure an enjoyable and safe experience for all:
- Pool access is limited to designated hours selected during check-in — either 08:00–20:00, 09:00–21:00, or 10:00–22:00. Please do not enter the pool outside of your allocated time.
- Children under 16 must be actively supervised by a responsible adult at all times while in or near the pool.
- Diving, bombing, running, rough play or any unsafe behaviour is strictly prohibited.
- No outdoor footwear is permitted in the pool area. This helps keep the area clean and prevents damage to the tiles.
- Only use the plasticware provided. Glass or ceramics are not allowed in the pool area under any circumstances.
- Please keep noise to a minimum to respect other guests and maintain the peaceful environment of the estate.
- All guests must shower before entering the pool. Avoid using the pool if suffering from any contagious illness or skin condition.
- The poolside showers are intended for a quick rinse only. Due to hot water limitations, they are not suitable for long showers.
- Each guest is provided with a dedicated leisure towel (blue-striped) for pool and hot tub use. Please do not use bathroom towels in the pool area.
- The pool area is climate controlled and doors must remain closed to ensure proper function and safety.
- Keep the door between the pool and kitchen closed. If you wish to move extra furniture outside via the pool, please contact staff who will assist.
- The pool is for the exclusive use of registered guests. No unauthorised visitors are permitted in or around the pool area.
- Avoid swimming alone for your own safety.
13.2 Maintenance or cleaning staff may require access at any time of day to test water quality or carry out necessary checks. They will be as discreet as possible.
13.3 Any damage or misuse of the pool or its facilities may result in deductions from the security deposit.
13.4 The Owner or their Representative may revoke pool access at their discretion in the event of misuse or breach of safety policies.
14. Complaints and Issues
14.1 Any issues, faults, or concerns regarding the property, facilities, or services must be reported promptly and during the stay, via the contact details provided in your booking confirmation or Guest Information Folder. This allows the Owner or their Representative a fair opportunity to investigate the matter and, where possible, resolve it during your stay.
14.2 The Hirer agrees to allow reasonable time and access for the issue to be assessed or rectified. Any refusal of access or failure to cooperate may affect eligibility for compensation.
14.3 No refund, reduction, or compensation will be considered for any matter that was not brought to the attention of the Owner or Representative during the stay. Complaints raised only after departure will not be accepted unless it is clearly demonstrated that it was not reasonably possible to report the issue earlier.
15. Cancellation Policy
15.1 Cancellations are subject to the terms provided at the time of booking. These may vary depending on whether the booking was made directly with the Owner or via a third-party platform (e.g. Airbnb). Where cancellation terms differ between platforms and these Terms and Conditions, the stricter policy shall apply.
15.2 Refunds may only be issued in accordance with the stated cancellation policy. The Owner or Representative shall not be liable for cancellations due to transport disruption, illness, weather, personal circumstances, or other reasons beyond their control.
15.3 The Hirer is strongly advised to obtain comprehensive travel insurance that includes cover for cancellation, curtailment, illness, and any losses arising from disruption before or during the booking.
15.4 In the unlikely event that the Owner or Representative is forced to cancel the booking due to unforeseen circumstances or property unavailability (e.g. emergency repairs), the Hirer will be offered a full refund or the opportunity to rebook for a future date. The Owner’s liability will be limited to the return of any monies paid and shall not extend to consequential losses, travel expenses, or other costs incurred by the Hirer.
15.5 For standard holiday bookings made directly with the Owner or Representative (i.e. not via Airbnb), the following cancellation terms apply:
- Guests may receive a full refund if they cancel at least 30 days before check-in.
- Guests may also receive a full refund if they cancel within 48 hours of booking, provided that the cancellation occurs at least 14 days before check-in.
- Cancellations made fewer than 30 days before check-in are non-refundable, except at the discretion of the Owner or Representative in exceptional circumstances.
15.6 The following cancellation terms apply to all direct event bookings:
- Cancellation more than 90 days before the event: 75% refund of the total balance paid (excluding the securing deposit).
- Cancellation between 60 and 90 days: 50% refund.
- Cancellation between 30 and 59 days: 25% refund.
- Cancellation less than 30 days before the event: No refund.
15.7 The securing deposit is non-refundable in all cases, regardless of the timing of cancellation.
15.8 Where a refund is due, it will be processed to the original payment method within 14 days of written cancellation.
15.9 Requests to postpone or reschedule an event are treated as cancellations unless otherwise agreed in writing. Date changes may be granted at the Owner’s discretion, subject to availability and potential additional costs.
16. Liability
16.1 The Owner and Representative are not liable for injury, loss, or damage during your stay unless caused by their negligence.
16.2 Use of the property and facilities is at guests’ own risk.
16.3 The Owner or Representative is not liable for the services or conduct of third-party suppliers, even if recommended.
16.4 Guests are responsible for insuring their own belongings and vehicles. The Owner or their Representative accepts no liability for loss, theft, or damage to personal property or vehicles while on the premises, regardless of cause.
16.5 Guests are welcome to access and enjoy the grounds, woodland, estate paths and outdoor areas of the property (“Estate Grounds”). However:
- The Owner and their Representative accept no liability for personal injury, property damage, loss or any other consequence arising from use of the Estate Grounds, unless caused by their own negligence. Guests are responsible for ensuring they have suitable insurance to cover their stay including any outdoor use of the estate.
- Access to and use of the Estate Grounds is entirely at the guest’s own risk. The Owner and their Representative will make all reasonable efforts to maintain the Estate Grounds in safe condition, but cannot guarantee that all natural hazards (including but not limited to fallen trees, branches, strong winds, storms, uneven terrain, water features, wild animals or slippery paths) are identifiable or avoidable.
- Guests must use reasonable care for their own safety and the safety of their party, including supervising children or vulnerable persons, remaining on designated paths, refraining from climbing trees or entering fenced-off areas, and avoiding use of the grounds in adverse weather conditions (e.g., high winds, heavy rainfall, snow or ice).
17. Events, Receptions & Site Fees
17.1 The use of Irton Manor or its grounds for weddings, receptions, or any similar event is strictly by prior written agreement with the Representative. The property is not marketed as a formal wedding venue.
17.2 Event bookings must include all overnight guests in the main house and, where applicable, the Log Cabin. Additional day guests must be declared and agreed in advance. A maximum total headcount will be confirmed in writing. A separate site fee will apply for any event exceeding the standard guest allowance.
17.3 A non-refundable securing deposit—which also serves as the eventual damage deposit—is payable at the time of booking. It is held to confirm the reservation, forms part of the total hire cost, and is deducted from your final invoice. Once the balance (due 8 weeks before arrival) is paid, this deposit is retained against potential damage and is refundable after inspection in accordance with Clause 3.3.
17.4 The securing/damage-deposit tiers are:
- £500 for events up to 40 guests (day + overnight)
- £1000 for events of 41–80 guests
- £1500 for events over 80 guests or involving complex logistics (multiple suppliers, large marquees, etc.)
17.5 The appropriate tier is confirmed in writing at the time of booking. Should guest numbers or logistical requirements increase, you may be required to upgrade to a higher tier before the balance-due date.
17.6 All events must take place only in designated areas such as the activity field or approved marquee zones, with layout agreed in advance.
17.7 The Hirer is responsible for marquee hire, setup and dismantling, toilets, generators, lighting, waste, and site restoration. General wear and tear is expected, but excessive damage may incur charges.
17.8 Public liability insurance of at least £5 million is required and must be submitted 8 weeks before the event. All suppliers must provide their risk assessments in advance.
17.9 Outdoor music is permitted until 11:00pm. Extension to 12:00am requires a valid Temporary Event Notice (TEN) submitted at least 4 weeks in advance. All music must end promptly and be kept at respectful volumes.
17.10 Guest parking must be pre-approved. A parking plan may be required. A site steward may be appointed by the Representative, with associated costs included in the site fee if needed.
17.11 All setup and dismantling must take place strictly within the agreed hire period unless agreed otherwise in writing.
17.12 Pool and hot tub (if available) are for overnight guests only and may not be used by day guests during the event.
17.13 The Hirer is responsible for the conduct of all guests and suppliers. Any breach of terms may result in forfeiture of the damage deposit and/or early termination of the stay.
17.14 A designated Representative of the Owner will be on site throughout the event. Their role is to oversee proceedings, uphold estate policies, and assist discreetly as needed.
18. Guest Information & Check-In Requirements
18.1 For general holiday bookings, the Hirer must complete the check-in form at least 72 hours before arrival, providing the full names and contact details of all staying guests. This information is required for insurance, safety, and site management purposes. This applies to all bookings, including those made through Airbnb or similar platforms, and acts as confirmation that the Hirer agrees to the full Terms and Conditions set out in this document.
18.2 For events, the Hirer must submit all relevant details at least one week before the event, including a schedule, parking plan (if required), and names and contact details of any suppliers. While registration of guest names is not required for day guests, total numbers must be confirmed and pre-approved in writing.
19. Force Majeure
19.1 The Owner or their Representative shall not be liable or deemed in breach of contract for any delay, cancellation, or failure to perform any part of their obligations under these terms if such delay or failure results from events or circumstances beyond their reasonable control. These include, but are not limited to: fire, flood, storm, lightning, adverse weather, natural disaster, pandemic, epidemic, government restriction or regulation, war, terrorism, civil unrest, industrial disputes, labour shortages, interruption of utilities (e.g. power, water, internet), or damage to buildings, grounds or essential systems.
19.2 This clause also applies to delays or disruptions affecting third-party services or suppliers associated with your booking or event, including but not limited to marquee hire, catering, entertainment, transport, power, or sanitation. The Owner or Representative shall not be held responsible for any losses arising from the failure of such external services due to force majeure events.
19.3 In the event of a force majeure occurrence, the Owner or Representative will make reasonable efforts to notify the Hirer promptly and, where feasible, suggest alternative dates or arrangements. However, refunds or compensation cannot be guaranteed.
19.4 Guests are strongly encouraged to obtain comprehensive travel and event insurance that covers cancellations or disruptions resulting from force majeure, including coverage for third-party suppliers.
20. Indemnity
20.1 The Hirer agrees to indemnify and hold harmless the Owner or their Representative against any liability, claims, damages, losses, costs, or expenses (including reasonable legal fees) arising directly or indirectly from:
- any breach of these terms and conditions by the Hirer or any member of their party,
- the acts, omissions, negligence or misconduct of the Hirer, their guests, or any suppliers, contractors or third parties invited by the Hirer,
- any injury, damage or loss to persons or property occurring during the stay or event,
- unauthorised use of the property, grounds, or facilities, including failure to follow safety or usage instructions,
- failure to supervise children or vulnerable persons appropriately,
- failure to comply with local laws or licensing requirements during an event.
20.2 This indemnity extends to all areas of the estate, including but not limited to the main house, cabins, grounds, pool, hot tub, driveways, and event or marquee spaces.
20.3 The Hirer shall remain liable for all damage or loss caused by their guests or invitees, whether during a standard holiday stay or an event booking, and for ensuring that all attendees observe the property’s terms and safety protocols.
21. Governing Law
21.1 These terms are governed by the laws of England and Wales.
21.2 Any disputes will be subject to the exclusive jurisdiction of English courts.
22. Acceptance of Terms
By submitting the Guest Check-In Form, making a booking via a third-party platform, making payment, or taking possession of the property, you confirm that you have read, understood, and accepted these Terms and Conditions in full. This acceptance applies to all members of your party and any guests you invite to the property. Continued occupancy of the property following check-in shall constitute ongoing acceptance of these Terms.