Booking Information and Conditions

Sleeping arrangements and occupancy

Our property descriptions show the “ideal” number of guests that a property will sleep, this is based on a maximum of one or two guests per room. If a property shows an additional capacity (demonstrated by, “4+2”, for example), this denotes that additional guests can be accommodated via additional sleeping arrangements, a sofa bed or trundle bed, for example. Under no circumstances should the maximum number of guests listed be exceeded.

Infants who sleep in a cot do not count towards the total occupancy figure, however, due to space restrictions, owners may restrict the extent to which the occupancy limit can be exceeded by infants.


All properties are thoroughly cleaned between bookings and set up for your arrival. Under normal circumstances the cost of this clean is included in the price you paid. Additional cleaning charges may be levied if significant additional cleaning is required after you leave, or you do not leave the property and its contents as you found them. To assist the housekeeper, we kindly ask that you tidy the property before you leave, ensuring that dishes are washed thoroughly or the dishwasher is loaded and turned on. Please empty all rubbish into bin bags provided.

Changes or cancellations by you

If you want to make changes to any detail of your confirmed booking, we will do our best to assist, however, Barkers Leisure Ltd cannot guarantee that the property concerned will be able to meet your request. Changes that are able to be made may incur an administration fee, and in some cases additional fees may be payable  – any fees will be highlighted to you before they are incurred. We may treat changes to your dates or accommodation as a cancellation of the original booking and in such cases cancellation charges may be incurred, as set out below. You will be advised if this is the case at the point that you request the change, you must then inform us as soon as is reasonably practical whether you still wish to go ahead with the change to your booking. If you advise us that you do or you fail to contact us as soon as is reasonably practical, your booking will be treated as having been cancelled by you.

If you have to, or choose to, cancel your booking, you must contact us as soon as possible. The day we receive your notice to cancel is the date on which we will cancel your booking You will then be entitled to a refund of your total booking cost, less a Cancellation Charge based on the number of days before the arrival date at the property from the date we receive notification of your cancellation, details of which is shown in the table below. This means that if you have paid the balance of your total booking cost and then have to, or choose to, cancel, you may receive a refund of part of this cost. However, if you have not paid your total holiday cost by the time of your cancellation, you may be required to make a further payment to cover the Cancellation Charge.

For the purpose of the table below, booking cost means the total cost of the booking, including any extra items, booking fees and administration fees paid for making any change:

Number of days before arrival date that we receive your notification of cancellation Cancellation Charge
More than 56 days Full deposit (including any balance of deposit due)
29-56 days 50% of booking cost or full deposit (including any balance of deposit due), whichever is the greater
15-28 days 75% of booking cost
1-14 days 90% of booking cost
On arrival date or later Total booking cost

The conditions for getting a refund referred to above only apply if the cancellation applies to all members of your party. All prices are for the whole property and are not on a per person basis.

For the avoidance of doubt, the cancellation rights under The Consumer Protection (Distance Selling) Regulations 2000 do not apply to holiday accommodation (please see: