Holiday Accommodation Terms and Conditions

Snape Maltings Trading Ltd (“The Agent” or “we”/”us”) acts as the agent on behalf of the owner (“the Owner”) of the property (meaning the holiday property). Once the holiday confirmation is issued, this contract is between you (“the Visitor” or “you”), and the Owner.

The Visitor is the person named on the booking form, and he/she is responsible for the obligations and conditions of hire. The Visitor shall not pass the booking to another party and shall be in residence at the property during the whole of the letting period.

Booking – A provisional booking can be made using the online reservation system. If you prefer to discuss over the phone please call 01728 687172. Otherwise please email We will help you find the right property for your holiday but reserve the right to refuse any booking without explanation.

Payment – A booking deposit of 25% of the cost of the holiday will secure the booking. The booking is only confirmed after the deposit is received and a Booking Form Confirmation email sent from Snape Maltings to the Visitor. The Agent will contact you by email unless you advise that you would prefer to be contacted by post. You should read the confirmation details carefully and contact the Agent immediately if anything is incorrect.
The balance of the rent plus the stated good housekeeping deposit amount of £100 is payable six weeks before the start of your holiday. For bookings made less than seven weeks before the start of your holiday, the total is payable (full rental fee and good housekeeping deposit) at the time of booking.

Use of the property –
– The Visitor will usually have access to the property from 4pm on the arrival day. 
– The Visitor must depart the property by 10am on the departure day unless a later time is given by the Agent. If you are late departing the property, you may be charged an additional fee.
– The Visitor must abide by the arrival and departure times provided by the Agent.
– Stag or hen party groups and unaccompanied teenagers are not permitted at any of the properties.
– All children staying at the property must be accompanied by their parents or legal guardians at all times
– Some properties do not allow pets and this is detailed on each of the property pages in the ‘Restrictions’ section.
– All properties are non-smoking, this includes vaping and all forms of cigarettes. Not all properties have letterboxes and we advise against arranging postal deliveries to the property.  Best of Suffolk can take no responsibility for undelivered or damaged post. Any electrical items brought into a Best of Suffolk property, such as charging devices, hair straighteners, kitchen equipment etc. must be in good working order and be safe to use.
The above conditions must be adhered to at all times.
The Owner reserves the right to terminate the Visitor’s stay if they or members of their party display unreasonable behaviour, cause nuisance to other parties or damage to the property, or if the number of persons occupying the property exceeds the maximum stated. The contract is personal to the Visitor. The property shall not be used for any commercial purposes. This booking is granted by the Owner to the Visitor for the Holiday Period and is not intended to create the relationship of Landlord and Tenant between the parties. The Visitor is granted the right to occupy the property for the holiday period specified but the Visitor has no right to remain in the accommodation after this time and shall not be entitled to any statutory security of tenure. In any of the circumstances in this clause no refunds will be made and you will have no further claim against the Owner or the Agent.

What’s included: Electricity and gas where supplied to the property are included in the rent. Fuel for fires and stoves is generally not provided. Bed linen and towels are provided at all properties for the number of people expected at the property but the Visitor should bring their own beach towels. It is possible to book out travel cots and high chairs. All bedding and linen should be brought by the Visitor for travel cots.  Where a property is listed as having an iPod dock, we cannot guarantee its compatibility with specific charger ports.

Wi-Fi and Phone Reception: Please note that we cannot guarantee the speed of the broadband at individual properties should it be provided, and you are liable for any additional costs incurred as a result of excessive usage. Internet and phone reception in rural areas can sometimes be poor and the connection provided should NOT be relied on for work use. The majority of connections are insufficient for games or film downloads. We will attempt to help resolve technical questions to the best of our ability, but are unable to make any guarantee on the reliability of Wi-Fi connection during guest stays.

Pets – Where pets are permitted you must notify the Agent at the time of booking by stating the breed of your dog on the booking form. The Visitor must ensure that all pets staying at the property are in good health and have been treated for worms and fleas within four weeks of arrival as failure to ensure this may incur additional costs. Dogs must be at least 10 months old and have up to date immunisations.  Please bring your own pet bedding, towels for drying your pet, and anything you need to protect the cottage. Pets are not allowed on furniture or in bedrooms and must never be left unattended either inside or outside of the property, nor cause disturbance to neighbours.  Pets should always be clean and dry before being brought into the property.  The Visitor must clear up dog fouling and dispose of immediately and remove any trace of the pet’s occupation, both inside and outside of the property prior to departure.  Failure to do so will incur charges from your housekeeping deposit.   Pet friendly properties do not have enclosed gardens – please check the website for details and dogs should not be left outside unattended.  For customers with allergies, we cannot guarantee that the property owner does not have a dog or cat that sometimes occupies the property (even one that doesn’t allow pets as standard). We cannot accept responsibility for any suffering which may occur as a result of such animals having been present.  Further, although all of our properties are cleaned between lets and ‘deep cleaned’ at the beginning and end of the season, we cannot guarantee that properties will be completely free from pet hair.  Snape Maltings or the property owners cannot be held responsible for dogs off the lead. Dogs are only permitted on the ground floor of pet friendly properties.

Cleaning and damage – The Visitor must agree to take good care of the property and its contents and on departure leave it in a clean and tidy condition. The good housekeeping deposit will be returned to the Visitor within two weeks after the end of the stay provided that the property has been left in a satisfactory condition and that no other sums remain payable on your account. The sum is held to cover any losses, damage and additional cleaning charges that may arise if the property is left in an unsatisfactory condition however caused, but excluding reasonable wear and tear.  If a call out is carried out and the fault is due to user error a charge may be made to cover the cost of the call out.  The Visitor may not be charged for minor items but is responsible for all breakages and damages and the cost will be payable on demand. All damage, loss or breakage to the property or contents must be reported to the Agent as soon as possible. The Agent or Owner will repair the damage as soon as is practical. Lost property will be kept and if unclaimed it will be donated to local charity shops.  A sum may be taken to cover postage and packing. We cannot accept any liability for items left at the property.

Cancellations – Any cancellation must be made in writing. The Agent will seek to re-let the property for the period of the booking, and if successful the Visitor’s payment will be refunded minus a £25 administration fee. If your cancellation is more than 6 weeks to arrival, you are only liable to pay the deposit amount which is 25% of the value of the booking. If your cancellation is within the 6 weeks to arrival, you are liable to pay the full amount if the property is not re-let.  If we are only able to re-let part of your cancelled stay or the cancelled dates are re-let at a lower price, then you will receive a part refund. It is not possible to transfer your booking from one property to another. The Owner reserves the right to refuse any booking or to cancel any bookings already made subject to refunding any sums you have already paid, except where otherwise stated in clause 3 and clause 12. The Visitor will have no further claim against the Owner or the Agent. We strongly advise you to take out independent holiday insurance as you are liable for the whole holiday cost if the booking period cannot be re-let.

Liability – Subject to clause 10, neither the Agent nor the Owner shall be liable to the Visitor or members of his/her party for any accident, loss, damage, injury, expenses, or inconvenience that may be incurred in connection with the rental howsoever suffered or incurred by the Visitor. We recommend that you insure for such loss.

Circumstances beyond the control of the Owner/Agent – Except where otherwise stated in these Conditions, neither the Owner nor the Agent shall be liable for any change or cancellation which is a result of unusual and unforeseeable circumstances beyond its control; for example fire, flood, exceptional weather conditions and epidemics.

Nothing in these Terms and Conditions purports to limit or exclude liability for personal injury or death as a result of the negligence of the Owner, it agents and sub-contractors (including the Agent). Your statutory rights are not affected.

Complaints – We hope your holiday runs smoothly but if you do have a complaint it is essential that you report it immediately so the Agent can do their best to resolve it. We cannot accept claims for compensation lodged after departure as it is no longer possible to investigate the problem and take remedial action. Compensation will also not be given where the guest has denied the Agent/Owner the opportunity to try to put matters right during a stay. The properties are in agricultural areas and holidaymakers need to accept that there will occasionally be sounds and smells associated with countryside living that cannot be avoided. You should expect some traffic noise and should check before booking if this is likely to be an issue for you. Neither the Owner or the Agent shall be held liable for any sudden invasion of pests, building work noise or disruption coming from neighbouring properties or breakdown of appliances, although any breakdowns will be fixed as soon as reasonably possible. Under no circumstances will the Agent or the Owner’s liability exceed the rental paid for the property.

Access to the property – The Visitor should permit the Agent and the Owner access to the property at reasonable times for inspection or to carry out maintenance and repairs.

Descriptions – Whilst every effort is made to ensure the accuracy of the property details on the website, all statements are made in good faith and are for guidance only. Photos, maps and floor plans are for illustrative purposes only. The Agent and the Owner cannot be held responsible for changes or mistakes..

The Law – Any disputes between you and the Owner will be governed by the exclusive law of the English courts.