Terms & Conditions


The Holiday Cottage Booking is a binding contract whereby the holidaymaker is permitted to use the property as holiday accommodation for the duration stated, and with the agreement of certain conditions.  The ‘Terms & Conditions’ under which our Holiday Cottages are Let include the following:


The property must be paid for at the rate and in the manner stated.  The booked occupants must arrive and depart at the times and on the dates agreed – stay NO longer than the date agreed, and vacate ON TIME.

There is no exclusive right to occupy the property, and we (All Seasons Cottage Breaks) or our authorised agent(s) shall have right of access to the property at any time in the case of emergencies or concern, or to undertake repairs or necessary maintenance.

The accommodation is designed for family use only, and is not to be used for gatherings or parties of any kind.

‘Over-occupation’ will not be permitted under any circumstances. The property let is for the accommodation of no more than the maximum number of persons stated on the Booking Form, and for the same persons throughout the duration of the stay.  NO visitors/extra persons are to be accommodated overnight (this includes children).  Any persons in addition in number to the maximum allowable will not be permitted entry/will be required to immediately leave the property.

If, upon arrival or at any time during the Booked dates, the person(s) are not as described in the original Booking we (All Seasons Cottage Breaks) reserve the right to cancel the Booking – without notice, and without compensation.

If the booked occupant(s) fail to comply with the Terms & Conditions set out herein, they may be required to immediately vacate the property – without notice, and without compensation.

Bookings are ‘Non-Transferable’.



Reservations & Payments

Holidays/short-breaks can be booked in advance to reserve chosen dates with a holding-deposit of £200.00 per week/part-week, but must be paid for in full EIGHT weeks before the arrival-date.  Bookings for Christmas Week and/or New Year Week would need to be paid for in full EIGHT weeks before the arrival-date or by the end of August (whichever is soonest).

Failure to pay the balance promptly will jeopardise the holiday-booking, so holidaymakers must ensure that they pay any balance due within the period allowed. 

For bookings made WITHIN 8 WEEKS of the start-date of the holiday/short-break, payment must be made in full at the time of confirming the booking.

Please note that ‘cleared funds’ must be received prior to entry to the cottage.


Non-Payment of Balances Due

If, after paying a Booking Deposit, the holidaymaker fails to pay the balance within the time allowed, the holiday-booking will be Cancelled and the Booking Deposit paid will be retained by us.  The Cottage will then be re-advertised for the relevant dates, for it to be re-booked by a different holidaymaker.

In addition, a claim will be made against the holidaymaker for the balance of the full amount charged for the accommodation (whether or not the property is re-advertised for the dates of the original booking and/or re-booked by a different holidaymaker), which would be required to be paid within 14 days of the Demand being sent.

Payment methods accepted

Payments may be made by Bank Transfer, or by Credit/Debit Card via a secure link from WorldPay. You can pay Online (via Guestlink/WorldPay) through this website, or by using a weblink sent to you by email.

Any charges we incur in receiving payment of, for example an International Bank Transfer, will be added to the cost of the Booking and the holidaymaker will be charged accordingly.

There is no charge for using a Consumer Credit or Debit Card.

If you use a Business Credit or Debit Card there may be a Surcharge to cover the higher Transaction Fees we would be charged. The Transaction Fees may be up to 3.5%.  The Surcharge you would pay would be limited to the cost to us for the Transaction.



If we receive Notice of Cancellation, the Booking will be null & void and the Holiday Cottage booked will be re-advertised to make it available to be re-booked (to someone else) for the period of the original booking.



In the unfortunate event that the holidaymaker is unable to take their holiday/short-break on the dates booked (due to illness, etc.,), they can either request a REFUND or a ‘DATE-CHANGE’.
If you request a ‘Date-Change’, we will endeavour to agree an alternative (later or earlier) start-date, subject to availability and any necessary pricing adjustment resultant from the date-change, so that you may still take your holiday/short-break, albeit on a different date.

If no alternative holiday start-date can be agreed, the holidaymaker will be offered a refund – subject to the ‘Refund Policy’.  ALL requests for a ‘DATE-CHANGE’, MUST BE IN WRITING.

In the event of a ‘Date-Change’ being agreed, a ‘Re-Booking Fee’ of £200.00 per week/part-week for each ‘Date-Change’ requested will be payable in addition to any payments already made.

If the rental-rate of the new holiday-dates chosen is more than the rental-rate of the original holiday-dates, the holidaymaker will need to also pay the difference.  If the rental-rate of the new holiday-dates chosen is less than the rental-rate of the original holiday-dates, the holidaymaker will not be entitled to a refund of the difference.




The Booking Deposit, or £200.00 per week/part-week booked (whichever is greater), is non-refundable. The balance is refundable in full only if a minimum of EIGHT WEEKS Cancellation notice is given.

NO refunds will be given during the EIGHT weeks prior to the commencement of the holiday.


The furniture, fixtures and effects MUST be preserved, and protected, from destruction or damage, and the holidaymaker hereby agrees to pay for any such articles as shall be broken, lost or damaged or destroyed by the holiday-maker or any other person or others connected with him/her (including children and/or pets).

Nothing must be done or allowed to be done on the property which may be a nuisance to the owners, nor to occupants of the adjoining or neighbouring properties.

Furniture or effects MUST NOT be removed from the premises NOR may anything be taken from the property into the Courtyard/garden/alley (if applicable to the cottage booked) NOR may furniture/equipment/effects be taken to another room or location within the cottage NOR may any items of furniture of any shape or size be brought into the property.


The person(s) booking the accommodation will have a responsibility to preserve and protect the fabric of the building, and the furniture, fixtures and effects from destruction or damage, and to pay for any such articles as shall be broken, lost or damaged or destroyed by them or any other person or others connected with him/her (including children and/or pets). Any losses, damage or breakage will be charged for in full.


Upon departure the property and all furniture, fixtures and effects MUST be left in the same clean state as they were at the commencement of the Holiday. We (All Seasons Cottage Breaks) reserve the right to make a charge for extra cleaning if the property is not left in a satisfactory condition. This may include washing and/or dry cleaning of any duvets, pillows, bedlinen, towels, blinds/curtains, carpets and furnishings which have been unreasonably soiled during the Holiday.


Any breakages or damage caused MUST be reported to us immediately, so that appropriate action may be taken to rectify the situation without delay.


Under NO circumstances should holidaymakers attempt any repairs themselves, or engage a Tradesperson themselves to undertake a repair; NOR should they replace or arrange for the replacement of any broken/damaged items (even small items such as crockery, glasses, etc.).


Property Maintenance
Maintenance issues at the property which are identified by the holidaymaker MUST be reported to us immediately, so that appropriate action may be taken to rectify the situation without delay.


Damage Deposits

A Damage Deposit of £250.00 per property is required, prior to arrival, to cover any necessary additional cleaning, breakages, or damage to the property, fixtures & fittings or the contents, or the removal of any excess rubbish.

The ‘Damage Deposit’ must be received by us as a Card Payment – either at the time of Booking, or in good time (min. 7 days) prior to you arrival.

As the ‘Damage Deposit’ forms an integral part of the Booking procedure, entry to the booked Holiday Cottage will not be permitted until the ‘Damage Deposit’ is provided.

The ‘Damage Deposit’ will usually be returned to you within 7 days of departure (providing no deductions are necessary), by refunding the SAME Card.

If deductions are necessary, we will contact the person(s) who booked the Holiday Cottage, outlining the details, as soon as is practicable.  We will deduct the required amount from the ‘Deposit’ held and refund any balance.  If the required deductions exceed the value of the Deposit, we will claim the balance from the person(s) who booked the Holiday Cottage – which will need to be paid to us within 7 days.


For the purposes of charging for your accommodation, ‘Infants’ are classed as children not old enough to sleep in a bed – and, therefore, requiring a Cot.  All children old enough to require a bed to sleep in will be counted when calculating bed-spaces for Maximum Occupancy.

Any children MUST be kept under strict Parental Supervision at all times. They MUST NOT be left alone at the Holiday Cottage under any circumstances.

All of our Holiday Cottages are strictly ‘Non-Smoking’.  However, there are covered areas at the back of Corner Cottage and Chapel Cottage, which smokers are welcome to use.  Please bear this in mind at the time of Booking.

Candles or other naked flames, or matches, lighters or any other flammables, are not permitted on the premises. Guests staying at Flint Cottage should use the ‘igniter’ provided to light the log-burner.

Any pets (if permitted at the cottage booked) MUST be kept under strict control at all times. They MUST NOT be allowed on furniture, beds, etc., and they MUST NOT under any circumstances be left in the property unsupervised whatsoever.

Only small, well-behaved and clean dogs, which are fully ʻhouse-trainedʼ and have received effective and up to date vaccinations plus treatment for fleas, ticks, worms, etc., are permitted – even as visitors.

No Cats, or any other animals of any description, are permitted on the property.

If a holidaymaker arrives at the booked Holiday Cottage(s) with a dog or dogs which have been inaccurately described to us, or are clearly not clean and/or well-behaved and/or of a small size, we (All Seasons Cottage Breaks) or our Agent(s) reserve the right not to permit the dog(s) entry to the holiday Cottage. Under these circumstances, the holidaymaker(s) would have to make
alternative arrangements for the accommodation of their pet(s) for the duration of their holiday and we or our agent(s) would have no liability for any additional costs which may be incurred as a result.

Dogs MUST NOT be allowed to foul anywhere on the property whatsoever – including any garden/Courtyard/alleyway. Any necessary removal of dog-waste and/or resultant cleaning of carpet/mats/flooring inside the property, or garden or paved/concreted areas elsewhere on the property, will be charged for in full.

We, as owners, and our employees/agents, shall not be liable to any person for personal injury, or for any loss of, or damage to, property – however caused or sustained.

Personal Possessions
The belongings of the holidaymaker, or any other person with him/her or associated with him/her, are entirely their own responsibility and no liability will be accepted by All Seasons Cottage Breaks for any loss or damage, however caused, to their belongings.


Force Majeure
If for any reason beyond our control (eg: fire or flood  damage, etc.) the property is not available on the date booked, the holidaymaker may be offered alternative accommodation in another All Seasons Cottage Breaks property – if a suitable property is available. If a suitable alternative cottage is not available, all rental charges paid by the holidaymaker will be refundable in full, but the holidaymaker shall have no further claim against us (All Seasons Cottage Breaks) or agent(s).


Holiday Insurance
The Holiday Rental charge/Booking Deposit may be covered by a holiday cancellation insurance policy, which would need to be purchased independently by the holiday-maker – at their discretion.

If the holidaymaker has any concerns or experiences any difficulties during their stay, the matter(s) should be raised IMMEDIATELY with us (on the Mobile telephone number provided) . Every effort will be made to ensure that any difficulties are resolved to the full satisfaction of all parties, and the enjoyment of the holiday is not affected adversely.

If the holidaymaker has any Complaints, the issue(s) should be raised with us as soon as possible – IN WRITING – and it will be responded to at our earliest opportunity.


In the event of any damage or disturbance or any other breach or failure to comply with any of the Terms & Conditions herein stated, whether identified by us (All Seasons Cottage Breaks) or reported to us by our Agent(s), etc., the Holidaymaker(s) will be required to immediately vacate the property, and to leave the vicinity – regardless of how many days of their booked holiday are remaining. In this instance, the holidaymaker will not be entitled to a refund, in part or in full, of any amount paid to us for their holiday.

Last updated:  June 2019


4 Star Self-Catering Holiday Cottages in the historic market town of Saxmundham, close to the unspoilt Suffolk Heritage Coast. Our single-storey Holiday Cottages have level floors, and ground floor bedrooms and bathrooms. Pet-friendly, and family-friendly, our one and two bedroomed fully-equipped Holiday Cottages will provide you with a 'Home From Home' on your holiday and are within 30 mins drive of most popular attractions and places of interest - including Aldeburgh, Snape and Southwold. Ideal for Walkers, Birdwatchers, dog-friendly holidays, and relaxing breaks with family or friends at any time of year.

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Contact Information

01728 604671

Email: info@AllSeasonsCottageBreaks.com

All Seasons Cottage Breaks:

Chapel Road
Suffolk IP17 1BH

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