Terms and Conditions of Booking


Broads Escapes (referred to throughout these terms & conditions as “BE”) is a trading division of Waterside Holidays Direct LLP. BE acts as booking agent for your holiday, when you book one of these properties you are entering directly into a contract with the property owner.
As BE acts as agent when taking your booking, we accept no legal responsibility for any contract you enter into for the accommodation or for the acts or failure to act of any owner or third party connected with your booking.

The contract to hire a cottage listed on this website incorporates conditions below and does not take effect until BE dispatch written confirmation of your booking to you. The contract is made in England and is governed in all aspects by English Law.


All Correspondence will be sent to the address on the booking form. BE may refuse to accept a booking at its discretion and will not accept any booking from a person less than 18 years old.


On booking you will be required to pay a 25% booking deposit in part payment for the cost of your holiday. It will be refunded if your booking is not confirmed by BE. The balance of the holiday price must be received by BE no later than 56 days (8 weeks) before the holiday start date. If booking within 56 days, full payment must be made when booking. If booking within 14 days of the start date, full payment must be made by debit or credit card. It is not normal practice to send reminders and if final payment is not received as required, BE may cancel the booking and apply charges (see paragraph 8). Travel documents will not be released until full payment has been received by BE. Post-dated cheques are unacceptable and BE may recover the cost of any bank charges or other costs incurred in handling dishonoured cheques, direct bank payments and foreign currencies. Receipts are issued to all customers.


BE guarantees that there will be no surcharges within 56 days of your departure but reserves the right to alter the price of any of its holidays before you make your booking.


All hire terms are inclusive of VAT and quoted in £ sterling per property per holiday, equipped as described unless otherwise stated. As soon as the booking is confirmed by BE, the hire terms are guaranteed unless there is a change in the rate of VAT.


A refundable damage deposit is payable on selected properties. This will be stated on the property listing and on your booking confirmation. BE reserves the right to charge an additional damage deposit for single sex/non-family groups. Damage deposits will be refunded via the original payment method with 7 days of the finish date of your holiday.


We do not offer personal insurance cover. We also strongly recommend that you have adequate personal insurance cover for your holiday needs.


If you wish to change your booking after BE has issued your confirmation, BE will do its best to help but has no obligation to make any change other than to allow you or any member of your party to transfer the booking to another party or parties, provided that written notice is received from the person who made the booking. If you wish to change your rental period Broads Escapes will endeaver, but is under no obligation, to consider your request assuming the selected property is available for the new rental period. Transfer from one cottage to another within the website is not possible and will be treated as a cancellation by you and will be subject to charges referred to in paragraph 9. If BE is able to make changes, an administration fee of £35 will be charged. Any change you wish to make to your holiday once it has been confirmed is your sole responsibility.


If you are forced to cancel your booking you must notify BE immediately by telephone and send written confirmation (signed by the person who made the booking) by Recorded Delivery to Broads Escapes, Waterside Holidays Direct LLP, Bridge Road, Potter Heigham, NR29 5JF and enclose your booking confirmation. The cancellation will be effective from the date BE receives written confirmation and BE will make a charge as below.

(a) Cancellation 56 days or more prior to start date: BE will retain the initial payment only. If you have not paid the full initial payment shown in the brochure at the time of booking, you must pay the shortfall.

(b) Cancellation less than 56 days before start date (or if BE cancels because you fail to pay the balance of the holiday price as required by paragraph 3) – you will be liable to pay the whole balance less any hire charges BE may be able to recover by re-letting the cottage. It is not possible to make refunds for any other services booked but not used.

Please see link for conditions related to the Coronavirus (Covid-19)


BE reserves the right to make changes when they become unavoidable or necessary. Most changes are minor but occasionally we may have to make a major change. If we have to make a major change or cancel we will inform you as soon as possible and if there is time before your arrival, we will offer you accommodation of at least equivalent standard, in which case no compensation will be paid. If that is not possible you may choose:

(a) A holiday of comparable standard (if available) together with a full refund of any price difference; or

(b) A full refund of any monies you have paid less credit card surcharges.


If payment is not received as per paragraph 3, BE will cancel your holiday without refund of monies paid.

BE reserves the right to cancel your holiday at its absolute discretion up to the start date of your holiday. If BE cancels, they will inform you as soon as reasonably possible and you will be offered either:

(a) A holiday of comparable standard (if available) together with a full refund of any price difference; or

(b) A full refund of any monies you have paid.

BE may at its absolute discretion refuse to hand over a cottage or terminate a holiday where, in the opinion of BE a person or groups likely to cause damage, distress or annoyance to the cottage, other persons or property.


No compensation will be paid by BE where cancellation or material change arises from:

(a) Unusual or unforeseeable circumstances beyond BE’s control such as war, threat of war, riot, civil strife, industrial dispute, terrorist activity, natural or nuclear disaster, re or adverse weather conditions including flooding of waterways.

(b) Your failure to pay the balance of the holiday price within the time stipulated.

(c) As a result of your behaviours as set out above.


(a) The start and finish time of your holiday is stated on your booking confirmation.

(b) Please vacate the property leaving it in a clean and tidy condition by the specified departure time on the final day of hire. The property will be inspected and an additional charge made if it is not clean and tidy.


It is a condition of booking that the total number in your party shall not exceed the advertised capacity of the property. On booking you will be required to provide details of all members in your party. Failure to do so may result in your holiday being cancelled.


You (the Hirer) are responsible for your own safety and the safety of each member of your party and you must take all reasonable care. In the case of any accident or damage to the property you must, for insurance reasons:

(a) Immediately report these facts to BE with full details and extent of the damage; and

(b) On vacating the property at the end of your holiday you must inform BE of any damage or items broken.


BE is not liable for death, personal injury, or loss or damage to you or your property, or any property belonging to or in the possession of the hirer or any member of the hirer’s party, including any motor cars or their contents, unless it is caused by BE’s negligence or wilful default.


If you have any members of your party with limited mobility, you must enquire as to the suitability of the property at the time of booking. Whilst no guarantee can be given, BE will offer assistance and advice so far as is practical.

17. PETS

The number of pets permitted in the property will be shown on the property listing page. An additional charge of £35 per pet is payable. Please note that pets are not allowed on the furniture or in the bedrooms and should not be left unattended in the property at any time.


Please be aware that smoking is NOT permitted in any of our properties.


In order to process your booking and ensure that your holiday runs smoothly we will need to collect and process personally identifiable information for you and all your guests. In some instances, to ensure your safety, we may also be required to collect information regarding any physical or mental disabilities.

We take every care to ensure that the necessary security measures are in place to protect your information. BE will not share your information with any third parties other than where required to do so by our insurers, government agencies or by law. By making a booking you are consenting to the above.

Your Data controller is Broads Escapes. If you would like to request a copy of the information held on you or would like to invoke your right to be forgotten, please email us on privacy@broadsescapes.co.uk.


Every effort has been made to ensure that individual property descriptions contained on the website are correct. However, the right is reserved to make modifications to decor and furnishings that are considered necessary therefore the interior colour scheme of your property may not be identical with the one shown in the property images. Layout plans are for general guidance and are not to scale.


In the event that you find a problem with your cottage/apartment or the service we provide we ask that you bring this to our attention as soon as possible during your holiday to give the owner the opportunity to rectify the problem, please refer to paragraph 15.


Any dispute, difference or question which may at any time arise out of the contract or the subject matter thereof shall be referred to a single arbitrator to be agreed upon between the parties (or failing agreement to be nominated by the Chartered Institute of Arbitrators on the application of either party) in accordance with the provisions of the Arbitration Act, 1950, or any statutory modifications or re-enactment thereof for the time being in force. These conditions supersede all previous issues.