BOOKING Terms of service.

Last updated: 18/06/2026

These terms apply to bookings made directly with Duke House Suffolk, including through our website at dukehousesuffolk.com. Please read them before you book. By making a booking you confirm that you have read, understood and agree to them.

If you book through a third-party platform such as Airbnb or Booking.com, that platform's own terms also apply to the booking and payment, alongside our house rules.

1. About us

In these terms, "we", "us" and "our" mean Christopher Watson, trading as Duke House, Upper Holton, Suffolk, IP19 8NN. "You" and "your" mean the person making the booking, who must be at least 18 years old and is responsible for everyone in the party.

"The property" means the accommodation you have booked, being one of:

  • Duke House, a four-bedroom Georgian house sleeping up to 7 guests; or

  • The Little Duke, a one-bedroom annex sleeping up to 2 guests.

2. Making a booking

When you book, you are offering to enter into a contract with us on these terms. For stays on future dates, your booking is normally confirmed automatically and a contract is formed once you receive our confirmation. For same-day or very short-notice requests, we will confirm manually, and a contract is formed only when we send you confirmation.

The lead guest is responsible for ensuring the details on the booking are correct and for telling us promptly if anything needs to change.

3. Prices and what they include

The price shown at the time of booking is the total price for your stay for the dates and party size selected. For clarity, our prices are quoted as a single all-inclusive figure that already includes the cleaning charge. Any applicable taxes are included unless stated otherwise.

We may offer discount codes from time to time. Where a valid code is applied, the discount applies to the accommodation element of your stay and may not apply to fixed charges. The price confirmed at checkout is the price that applies.

4. Payment

Payment is taken securely by card through our payment provider, Stripe.

  • For bookings made more than 14 days before arrival, no payment is taken at the time of booking. The full balance is charged automatically to the card you provide 14 days before your arrival date.

  • For bookings made within 14 days of arrival, the full balance is charged at the time of booking.

By booking, you authorise us to charge the card you provide in line with the above. If a scheduled payment fails, we will contact you to arrange payment, and we may treat the booking as cancelled if payment is not received.

5. Security deposit and damage

We may take a refundable security deposit of £500, before or at the start of your stay to cover any damage, breakages, extra cleaning or losses. Where no deposit is taken, you remain responsible for the cost of any damage or loss caused during your stay.

The property is left clean and in good order for you, and we ask that you leave it in a similar condition. We will return any security deposit, less any deductions for damage or additional costs, within 14 days of departure, and will tell you the reason for any deduction.

6. Cancellations and changes by you

Because your booking is for accommodation on specific dates, the statutory 14-day right to cancel under the Consumer Contracts Regulations 2013 does not apply. Our cancellation policy is as follows:

  • You may cancel free of charge up to 14 days before your arrival date. If any payment has been taken, it will be refunded.

  • If you cancel within 14 days of arrival, the balance has been or will be charged and is non-refundable, as the dates are then unlikely to be re-let.

We recommend you take out travel or cancellation insurance to cover circumstances that may prevent your stay.

If you would like to change the dates of a confirmed booking, contact us as early as possible. We will try to help where we can, subject to availability, but we are not obliged to agree to changes.

7. Cancellations and changes by us

We would only cancel or change your booking in exceptional circumstances, for example if the property became unavailable or unsafe. If that happens, we will tell you as soon as possible and offer you a full refund of any money paid. Our liability in these circumstances is limited to a refund of what you have paid, and we are not liable for any other costs you may incur.

8. Arrival and departure

Check-in is from 10am on the day of arrival, and check-out is by 4pm on the day of departure, unless we agree otherwise in advance. This allows time to prepare the property for the next guests. We will send arrival details, including how to access the property, before your stay.

9. Using the property

  • The property may only be occupied by the number of guests stated in the booking. Please tell us if your party size changes, and do not exceed the maximum occupancy.

  • The property is for holiday use only. It may not be used for any commercial purpose, and you must not sub-let it or allow anyone not named on the booking to stay overnight without our agreement.

  • Parties, events and gatherings beyond the booked party are not permitted without our prior written consent.

  • Smoking and vaping are not permitted inside the property.

  • Pets are welcome by prior arrangement and may be subject to additional terms.

  • Please be considerate of neighbours and keep noise to a reasonable level, particularly at night.

10. Your responsibilities

You agree to:

  • Look after the property and its contents, and use them responsibly;

  • Report any damage, breakage or problem to us promptly;

  • Allow us or our representatives reasonable access if needed during your stay, for example to carry out urgent repairs;

  • Comply with any house information or safety guidance provided at the property;

  • Leave the property secure on departure.

You are responsible for the behaviour of everyone in your party. We may ask you and your party to leave, without refund, if you seriously or persistently breach these terms or behave in a way that risks damage or disturbance.

11. Our liability

We accept liability for death or personal injury caused by our negligence, and for any other liability that cannot be excluded by law. Otherwise, we are not liable for:

  • Loss or damage to your or your party's personal belongings during your stay;

  • Events outside our reasonable control (see section 12);

  • Any loss that was not foreseeable when the contract was made.

Nothing in these terms affects your statutory rights as a consumer.

12. Events outside our control

We are not responsible for failing to provide your stay, or for any delay, where this is caused by events beyond our reasonable control, including fire, flood, extreme weather, utility failures, epidemic or pandemic, or government restrictions. Where such an event prevents your stay, we will offer a refund of money paid for the affected nights.

13. Complaints

We want you to enjoy your stay. If something is not right, please tell us during your stay so we have the chance to put it right. If a problem cannot be resolved at the time, please contact us at info@dukehousesuffolk.com within 14 days of departure and we will respond promptly.

14. Your information

We handle your personal information in line with our Privacy Policy, which explains what we collect and how we use it. You can read here.

15. General

These terms, together with your booking confirmation, form the whole agreement between us. If any part of these terms is found to be unenforceable, the rest will continue to apply.

16. Governing law

These terms are governed by the law of England and Wales, and any disputes will be subject to the courts of England and Wales.

17. How to contact us

Christopher Watson, trading as Duke House, Upper Holton, IP19 8NN. Email: info@dukehousesuffolk.com