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Brackenrigg House
Booking Terms

These terms and conditions apply to all bookings made to stay at Brackenrigg House, whether made via our website, by email or over the telephone. They contain important information about your stay and we kindly ask that you read these carefully. If there is anything you would like to discuss regarding your booking or these terms and conditions, please don’t hesitate to contact us. We will assume that you have taken out full travel insurance, and advise that you do so.

Who Are We

Brackenrigg House is owned by J Sutcliffe at Brackenrigg, Naddle Keswick CA12 4TF.

How To Contact Us

You can contact us by completing the form on the ‘Contact’ page of our website, by telephoning 017687 72258 or emailing


The following additional terms will apply during the Covid-19 pandemic that arise as a direct result of UK government regulations.

We understand that this is an immensely difficult time for our guests. We very much want to welcome you to our beautiful House, and to enjoy the fabulous landscape of the Lake District National Park. Our Coronavirus page details the additional measures we are taking to prepare your House for you. Some facilities may not be available; such as children’s toys & cot bedding (cots & high chairs are available), and there may be timings for facilities such as the children’s outside play equipment to ensure social distancing is maintained. These will only be in place as long as is necessary.

  1. If a lockdown restriction is imposed meaning that we cannot offer a stay in our accommodation, we will in the first instance offer you the option to postpone your holiday. If a restriction does allow you to come but in a smaller group than your original booking, (for example under a ‘2 household rule’, or ‘rule of 6’ etc) we will offer a reduced occupancy discount of up to 40% off the price you have paid.
  2. Should you decide not to take up your booked holiday for any other reason, including feeling unwell with Covid-19 symptoms or having a vulnerable person in your party, or one or more of your party being under a restriction, please let us know that you will be cancelling as soon as possible in the event that we might re-let your booking and be able to refund you some or all of your monies paid.
  3. Your check in time will be from 5pm to allow us time to sanitise and ‘air’ your cottage. Check out is by 9am. You are asked to strip your beds and place bedding & towels in the provided laundry bags, all rubbish, unused food and all other items brought in by you must be removed and disposed of appropriately.
  4. If you, or members of your party, develop symptoms or are asked to self-isolate whilst staying on our premises, you will be expected to vacate immediately. We are unable to offer a refund of any monies.

Prices & Payment

The price payable is for your chosen accommodation for the number of nights stated in your confirmation letter. The price includes central heating, electricity, bedding linen, towels and tea towels. We require a non-refundable deposit of 1/3 of the price to secure your booking, and the balance 6 weeks before your arrival. We reserve the right to rebook the property if payment is not made on time, the deposit paid will be forfeit. We take payment by cheque, debit or credit card. Your booking is completed when we acknowledge receipt of your booking request and deposit. Prior to this the booking will be regarded as provisional. Provisional bookings are held for a maximum of 24 hours only.

Housekeeping, Breakages & Damages

The accommodation must be left in a clean and tidy condition. We reserve the right to charge you if in our opinion the accommodation needs additional cleaning than would otherwise by reasonably expected. We are sure that you will take care whilst you stay with us, and we acknowledge that accidents sometimes happen. All damage, loss or breakages must be notified to us immediately. We reserve the right to charge for damage, loss or breakages which we consider to be deliberately or recklessly caused. If the damage is discovered after you depart, you will be notified as soon as practicable. We require a Housekeeping bond of £200. This is held against loss, damage, breakages or excessive cleaning being required. If these occur a deduction of up to 100% will be made, and further charges may also be due, otherwise the bond will be returned.

Occupancy & Unauthorised Additional Guests

Excepting during the Coronavirus Pandemic, when specific measures may apply, your house will be ready at 4pm; please let us know if you expect to arrive much later. There is plenty of parking. We ask you to vacate your house by 10am on the day of departure. Children under 18yrs must be accompanied by an adult. The stated number of people for the house cannot be exceeded. Brackenrigg House and grounds are for the exclusive use of paying guests only. Please note you are not entitled to invite non-paying guests onto the premises without prior permission. We reserve the right to ask you and your guests to leave, without notice, if these terms are breached, and you will be charged further sums commensurate with the additional number of guests, inconvenience, damage, breakages, and additional cleaning caused. These terms are to discourage use of Brackenrigg House, or the grounds at Brackenrigg as an unauthorised party venue, and will be strictly enforced. (they are not intended to prevent you inviting the occasional additional 1-2 people to have tea with you, as long as they do not stay overnight!)

Smoking & Pets

We have a no smoking policy in all our cottages. We are sorry, but we cannot accept pets. We reserve the right to ask you to leave immediately if you breach these policies. Whether or not you are asked to leave, we reserve the right to charge you further sums if we are unable to re-let the accommodation whilst it is fully aired.

During your stay

You must not cause a nuisance or disturbance to neighbouring accommodation or behave in an unreasonable way. The playing of music or any noise which is clearly audible in nearby accommodation is not permitted after 11pm. Breach of this policy will render you to further charges. Alternatively, we reserve the right to ask you to leave immediately.

Cancellation By You

If you cancel more than 6 weeks before your arrival you will lose your deposit, but will not be charged for the remainder of your booking. If you cancel within 6 weeks of your arrival we reserve the right to require payment of your balance, and/or retain the full balance of the whole of your booking, less any costs saved by us a result of your cancellation (for example if we are able to re-let your accommodation). Cancellations must be confirmed in writing. We suggest you take out a travel insurance, which provides cancellation cover.

Cancellation by Us

If in the unlikely event we are forced to cancel your booking we will attempt to offer you alternative accommodation. If this is not available (or acceptable to you) then we will refund all monies already paid by you and confirm that you are not liable for any further payments to us. In any circumstances where you are proved entitled to compensation, the limit of our liability to you arising from breach of contract is to a maximum of 1.25 times the cost if your booking. If suitable accommodation is available, then this will not be regarded as breach of contract on our part, and no compensation is payable. If alternative accommodation is normally offered at a lower rate, you will be refunded the difference, if it is offered at a higher rate, you will not be charged the difference.

Our Liability

We do not accept any liability for damage to your property or injury to you (or members of your party) whilst on our premises unless caused by the negligence of us, or our employees.

Last Updated 16/05/2021