Booking Conditions

For the Gables, the Studio & Oaklodge Self Catering Cottages

Our agreement with you

An agreement which incorporated these booking conditions is formed between us when we receive your completed booking form following:

(a) a provisional reservation by telephone or email.

Payments, refunds and returns

A deposit of 30% of the total cost per week or part week is payable when booking. We will send you a confirmation by post upon receipt of this deposit. The balance of the cost of the stay is due 8 weeks before you arrive.

We also require a £200 security deposit (either by cheque or BACS payment) if staying in the The Gables or Oak Lodge and a £100 security deposit if renting the Studio in addition to the final 70% booking fee which will be reimbursed to you once the cottage has been checked after your departure – this covers us for damage, breakages etc

Cancellation and Insurance

Once you have booked your holiday, our agreement with you is a legal contract. If you cannot go on holiday and your chosen house cannot be re-let you are liable to pay for the booking in full, even if you cancel before paying the balance. If we succeed in re-letting the house for that same period, we will deduct from what you owe us (or refund to you) any such rentals received less your deposit, which is always non-refundable.

For these reasons we strongly recommend that you take out cancellation insurance for your holiday.

Non-availability of Holiday Home

We would only cancel your holiday if chosen house was unavailable for reasons beyond our reasonable control. In such as case, we would refund all monies paid for the holiday. Our liability to you would not extend beyond this refund.


Your chosen house will be ready for you from 5:00pm (The Studio will be ready from 3:30pm) on the day of arrival, unless agreed otherwise in advance. Please do not arrive earlier as we cannot guarantee that the house will be ready.


You should vacate your chosen house by 9:30am (10:00am in The Studio) on the morning of your departure. To assist us, please leave the properly clean and tidy.

Faults and complaints

Should you find any faults or have any complaints during your stay please advise us of these immediately so that any appropriate action can be taken, call us on 07951 212 186 to let us know


We do not accept liability for damage, loss or injury proved to be caused by negligence on our part or that of our employees. This includes loss or damage to vehicles and their contents, and to the personal possessions you bring with you.

Damage and breakages

You are responsible for any breakages and damage that you cause to any of our houses and its contents. Please let us know about them as soon as you can, before you leave. Failure to do so will lead to an invoice being sent for the cost of the damage or loss and also a £25.00 administration charge. Normally there is no charge for minor breakages eg glassware and crockery, providing that they have been reported.

Smoking and pets

Smoking is not permitted in any of our properties. We do allow dogs but they are charged at £30 each for the up to 3 dogs (max. 2 if staying in The Studio).


The number of persons making use of any of our houses must not exceed the number for which you have booked and paid. If extra occupants are found, the agreement will be deemed to be cancelled and all occupants asked to vacate the property immediately. No refund would be made.


We make every effort to ensure that the information contained on our website is accurate. We do however reserve the right to make small changes and we accept no liability for minor inaccuracies.


Welcome back to The Lakes. To make your stay as safe as possible during this time of Covid-19, we are putting in place extra deep cleaning throughout all of our houses, in particular in the bathrooms, kitchens and frequently touched surfaces and trafficked areas.

Arrival time is now 5.00 p.m. to allow for extra cleaning and departure time is 9.30 am. Cleaners will come in at 10.00 am on the day of your departure so please depart by 9.30 am to allow the house to settle before they arrive, and also to ensure that there is no contact between yourselves and the cleaners.

If a tradesperson is needed during your stay, simply call us on – 07951 212 186 or 07834 518 090 and we will sort this out so it can be done after your departure or if it’s an emergency then that it can be done, and maintain social distancing.

Each house has a wall mounted hand sanitiser that is motion activated so you do not need to touch it, simply place your hand underneath it. We have replaced general anti-bacterial sprays with a concentrated disinfectant called ‘Zoflora’ that is anti-bacterial and anti-viral and there will be disposable J-cloths.

The Gables, 35 Station Road, Keswick, Cumbria, CA12 4NB | Telephone: 07951 212 186