Reservations for accommodation by guests (also referred to as the ‘Guest’, ‘You’ or ‘Your’) may be accepted by Norfolk Coast Escapes (also referred to as the ‘Owner’, ‘We’, ‘Us’ or ‘Our’) either directly via our website, or as a result of reservation requests made by the Guest via email, telephone, text or use of our online, mobile and social media channels and associated messaging services, or via Third Party Sites. Our property maintenance provider has some responsibilities, referred to in this document as “Caretaker”.

1. The Agreement

This agreement is a legally binding agreement between the Guest and the Owner. Third Party Sites act only as an agent for the Owner. The contract is deemed to have been agreed once the Guest has paid a deposit and/or We (or the Third Party Site) have dispatched a confirmation of booking. The guest must be over 18 years of age at the time of booking, and will be responsible to ensure all guests staying at the property are aware of these terms.

2. Rental Period

All reservations are confirmed via email. Please review your confirmation carefully and notify us immediately of any discrepancies.The dates of your rental period will be shown on your booking confirmation. Your check in time is 4pm and checkout is 10am. Guests do not have any right to access the property earlier or stay on later after the booking has ended unless there has been prior written agreement.

Early check in and late check out may be offered to guests who book direct through our website (not through Third Party sites). We try to be flexible where possible but conditional on whether another booking exists immediately before or after your stay. We ask you to request any early arrival times at least 7 days prior to arrival (via email or Whatsapp), and we can advise if this is possible.

3. Number of Guests

The booking is for up to 15 guests (max. 12 adults) at Coast House and 10 guests at Bromholme Cottage or Robins Rest. The guests staying must include the named individual who booked and paid for the hire. The contract is with this individual. The property must not be sub-let or hired for third parties under any circumstances.

If the hiring guest wishes to invite additional guests not disclosed at the time of booking they must inform the owners in advance of their arrival date. If the maximum guest occupancy is exceeded the owners have the right to terminate the rental.

4. Deposit & Payment

A non-refundable 20% deposit is required to secure your booking and payable within 3 working days. Full payment is required no later than 60 days prior to your arrival date. For bookings made less than 60 days before arrival, the total amount is payable in full on booking.

Email reminders of payment deadlines are sent to guests, but delivery cannot be guaranteed, and is beyond our control. Where a guest fails to pay their balance within 7 days of its due date the booking may be cancelled and the deposit retained.

5. Booking Changes

Any requests to move the booking dates or number of nights more than 60 days prior to the rental start date will be considered based on the date and circumstances, and the decision remains at the discretion of the Owner. An admin charge of £50 would apply if the booking is moved.

Once a booking has been accepted by the Owner, it can only be changed to another property by treating the original booking as a cancellation. A £50 re-booking charge will be payable, plus any extra rental costs if the new dates are being offered at a higher rate, and is subject to the same cancellation terms below.

Booking changes made within 60 days of the original hire period will be considered a cancellation and cannot be moved (see 5. Cancellations section below).

6. Cancellations

You must notify the Owner in writing of any cancellation request (email accepted). If you cancel more than 60 days before your arrival date you will lose your 20% deposit. If you cancel less than 60 days before your arrival you will be charged the full value of your stay.

For all bookings we strongly recommend you consider purchasing travel insurance to protect yourself against any unforeseen circumstances such as illness, accident, work commitments, jury duty, death and bereavement.

7. House Rules

No Pets are allowed. No smoking or vaping is allowed in the house or gardens. Stag and Hen and any similar single sex parties)are not accepted without written permission. No Electric Vehicle charging is permitted. If there is evidence of any of these important rules being broken the damage deposit will be retained in full.

8. Security Deposit

A Security Deposit of £200 will be charged 7 days before arrival. The deposit will be taken by credit card and automatically refunded 7 days after check out, once the property has been inspected. There is no charge for minor breakages – mugs, glasses, plates and so on. If there is more serious damage or chargeable additional cleaning hours are required, part or all of the deposit will be retained. If smoking or vaping is detected or the presence of pets of any kind the damage deposit will be retained in full. We may also deduct postage costs from the damage deposit for returning personal items left behind.

The Security Deposit is a minimal amount to cover any loss or damage. The Security Deposit does not cover all damages and risks, and it is important you ensure your holiday insurance specifically covers you for damage to the property, or contents, accidental or otherwise.

If you are a returning Guest the Owner may choose to waiver this security deposit.

9. Guest Responsibility

The supervision of children, babies, and any adults requiring care remains your responsibility at all times.

If you move furniture during your stay we require all items to be returned back to their original positions at the beginning of your rental period.

You should not leave any items at the property and, if left, the owner has the right to charge for the removal, return or disposal of those items. The Owner will not be liable to reimburse or compensate any guest for any loss of personal possessions during, or after the Rental Period.

The property is thoroughly cleaned to a high standard and inspected before every stay. If you have any questions regarding the preparations for your stay please ask. You are responsible for leaving the Property in good order and in a tidy condition; otherwise an additional cleaning charge will be levied, in a similar state to which they found it (reasonable cleaning accepted).

10. Use of the Hot tub

The owners take the health and safety of all their guests very seriously. The hot tub poses certain risks due to water contamination. The owners maintain the hot tub in accordance with the very strict HSG 282 Guidelines and the guests full guide and responsibilities are set out in the “Guest Information Pack” issued to all guests ahead of their arrival.

In summary the document states:

1. The hot tub is emptied after each booking, or after one week in a two week booking, the whole hot tub is then deep cleaned, disinfected and sanitised and then refilled with fresh water next for the next group. The hot tub is therefore perfectly clean and sanitised ready for the next group.

2. The owners clearly state the responsibility on guests to check Chlorine levels daily, to maintain water levels just below pillow headrests and how to dose the water should levels be low.

3. No child under the age of five should ever be allowed to use a hot tub because their skin is too delicate for the hot water and chemicals and can overheat quickly. It is also vital that they are tall enough to stand up in the spa with their head above the water. Even if the children are good, swimmers or they are wearing floatation aids, be sure to stick to this minimum height rule and do not allow them to put their head underwater.

4. Children under 8 years old: the hot tub temperature must be no more than 35 degrees and the child should use the tub for no more than 15 minutes. Children should be supervised by an adult at all times when using the hot tub.

5. Anyone who is inebriated MUST NOT enter the hot tub.

6. No glass should go anywhere near the hot tub room or the hot tub itself, instead plastic glasses provided in the house should be used.

7. The maximum time people should be in the hot tub in one go is 20 minutes. Guests will then need to get out of the tub to cool down for 20 minutes before re-entering the hot tub.

8. The hot tub turns off temporarily at 10 pm and all guests must not use the hot tub after this time to prevent nuisance to our surrounding neighbours.

9. No more than six people should use the tub at the same time.

10. Those who are pregnant, have cardiovascular problems, are subject to fits should contact their doctors to discuss whether use of a hot tub is safe for them. (All guests are required to read our Health & Safety Guidance in the Guest Information Pack that provides a more detailed list of those who should not use the hot tub.)

11. Damage, Loss, Theft

You agree to inform owners of any damage or loss however caused, excluding reasonable wear and tear incurred during occupation. Guests should not remove any item from the Property. The owner may ask for reasonable replacement costs. In the instance of damage the Owner reserves the right to retain all or part of the deposit paid, or for damage exceeding the deposit amount, may automatically charge for reasonable cost of repair, or replacement via the payment method provided at the time of booking.

12. Nuisance

Guests should not cause nuisance or annoyance to occupants of any nearby property. This also applies to the use of hot tubs before 9am or after 10pm where they are provided.

If, in the opinion of the Owner, any person is not suitable to continue their occupation of the Property because of unreasonable behaviour, damage or nuisance to other parties, the contract may be treated by the Owner as discharged and the Owner may repossess the Property immediately. The guest will remain liable for the whole cost of rental and no refund shall be due.

13. Guest Wi-Fi Access

Internet/Wifi is provided as a courtesy, free of charge to you, and is not guaranteed as the service is outside our direct control. The service is provided by BT/Sky fibre with up to 300mbps for downloads.

Broadband Wi-Fi is for leisure use only (this is a holiday let). We cannot guarantee broadband service for any business use whatsoever and no compensation is payable if the service is unavailable.

14. Access

Guests must allow reasonable access to the property by the Owner/ Caretaker for maintenance given reasonable notice.

15. Complaints

If you should encounter any problems during your stay, or if you are dissatisfied with the service you receive, you must inform via phone/message/email the Owners/Caretakers immediately. The owners will take all reasonable steps to correct any problems arising. Complaints received after departure cannot be accepted as the Owner thereby has no opportunity to resolve the complaint at the time.

16. Errors

The Owner or Caretaker cannot be held responsible for any perceived inadequacies in any of the properties. Property descriptions and all details both written and verbal are given in good faith and believed to be correct, but interpretation thereof can be subjective and as such, their accuracy cannot be guaranteed. Property details may vary over time from photographs and descriptions on the websites.

17. Safety 

Guest safety is of the utmost importance at all times. Guests should take all reasonable care as they would in their own home. It is guests’ responsibility to follow all safety instructions including, but not limited to the wood/log burner, all electrical and cooking appliances, hot tub use, all facilities, equipment and recreation facilities . The owners cannot be held responsible for accidents if safety instructions and sensible precautions are not followed.

18. Security

Guests agree to ensure all windows and exit doors are closed and locked whenever they leave the property. The owners are not responsible for guests’ personal possessions. On checkout the master keys must be returned to the key safe and guest keys left in the kitchen. If the key is lost there will be a charge that may include changing the locks. The combination of the key safe must not be changed.

19. Liability

The Owner cannot accept responsibility for any material loss, damage, additional expense or inconvenience directly or indirectly caused by, or arising out of the Property, its plumbing, gas, electrical services or exceptional weather.

The maximum liability accepted by the Owner will be the total cost of the holiday as paid by the guest to the Owner. No other expenses such as travelling costs or alternative accommodation will be accepted.

Accidents howsoever caused during the holiday are not the liability of the Owner. However, the responsibility for the upkeep of the property and any relevant Health and Safety considerations lie with the Owner and the Caretaker.

20. Cancellation by Owner

The Owner reserves the right to refuse any booking and to cancel any bookings already made if the property is unavailable (for example through fire, flood, etc) for any reason whatsoever, subject to a full refund of all monies paid (but no further liability). The Owner shall not be under any other liability if such cancellation occurs. Note: in the unlikely event of a cancellation the Owner will make every possible effort to secure alternative accommodation if required.

21. Force Majeure

The Owner / Caretaker cannot accept responsibility or liability for any alterations, delay or cancellation, or any other loss or damage caused by war, civil strife, terrorist action, industrial disputes, fire, sickness, bad weather, epidemics, acts of any government or public authority, or any other event outside our control.

22. Waiver

The failure of the Owner to enforce or exercise, at any time or for any period of time, any term of, or any right pursuant to this agreement does not constitute and shall not be construed as a waiver of such term or right.

23. Miscellaneous

You agree that the contract with the Owner is made at the Owners’ premises and that any proceedings between the parties shall be conducted in the County Court nearest to the Owner.

Norfolk Coast Escapes is a trading name of Re3 Property.

These booking conditions supersede all previous issues.

Use of our Sites (which include our website, mobile sites, social media channels etc.) and other and services are bound in accordance with this Rental Agreement and our Privacy Policy which outlines how we use and protect your data in delivery of these services.

These terms were last updated on 17th January 2026.