Terms & Conditions

Definitions “Us”, “We” or “Farmstead” means The Farmstead., including the buildings, grounds and car park. “You”, “Yourself” or “Yourselves” means any person entering into the booking. The registered offices of the The Farmstead are at Office Farm, Blyth Hill, Letheringham, Woodbridge, IP13 7RA. “Booking” means the booking for a Lodge only.

If your booking is more than 8 weeks ahead – a 20% deposit is required to secure your booking. We are unable to hold any reservation without a deposit. Any remaining balance of your reservation will be taken automatically 8 weeks prior to your arrival. The deposit is non-refundable.

If the final balance is not paid on or before the due date, this will be regarded as a cancellation and cancellation terms will apply.

If you’re booking less than 8 weeks ahead then full payment will be required at the time of booking.

Payment confirmation will be sent via email once payment has been received. This will be once the deposit has been paid, then again when final balance is paid.

The booking price will be set out on the website, at the time of submitting your booking reservation and as detailed in your booking confirmation.

Where VAT is chargeable, it is included in the amount given.

The Farmstead Gift vouchers are valid for a period of 12 months from the date of issue unless otherwise stated. Expired vouchers will not be accepted or extended. Vouchers may only be redeemed for goods or services offered by The Farmstead by emailing Farmstead Enquiries: Enquiries@farmsteadlodges.co.uk.

Vouchers cannot be used to purchase additional gift vouchers. Vouchers must be presented at the time of redemption, either in physical form or electronically (if applicable). Vouchers are non-transferable, non-refundable, and cannot be exchanged for cash, either in full or in part. Any unused balance on the Voucher after purchase will be forfeited. Lost, stolen, or damaged vouchers will not be replaced or reimbursed. The company is not responsible for unauthorised use of the voucher.

The Company may, at its discretion, set a minimum spend threshold for voucher redemption. Vouchers may not be used in conjunction with other promotions, discounts, or special offers unless otherwise stated. The Company reserves the right to reject any Voucher that it believes in good faith to be tampered with, duplicated, or otherwise subject to fraud or abuse.

You may change your booking up to 8 weeks before your start date with us for any reason subject to a £50 amendment charge. If you wish to amend your booking less than 8 weeks before, it will be treated as a cancellation and cancellation charges will apply.

If you amend your date and it falls into a higher price bracket (such as off peak to peak), then the relevant price difference will be added, offers / promotional pricing will not be applied to the new booking.

You may cancel your lodge at any time, however the following charges will apply.
Please note that the deposit is always non-refundable, regardless of when the cancellation is made.

More than 8 weeks before your arrival date: the non-refundable deposit will be retained. No additional charges will apply.
Between 4 and 8 weeks before your arrival date: the non-refundable deposit will be retained and 50% of the remaining booking balance will be charged.
Less than 4 weeks before your arrival date: the full booking cost will be retained.
All cancellations must be made in writing to bookings@farmsteadlodges.co.uk.

If you need to cancel due to illness, including symptoms of Covid-19, this will be treated as a cancellation by you under the terms above.

If you choose to depart the property before your scheduled departure date, no refund will be given for any remaining nights.

Check in time is 3pm and check out is 10am. Please note, we are not able to offer early/late check in.

We do not guarantee individual units, however requests at the time of your booking will be accommodated where possible.
Your accommodation is cleaned and serviced on the day of your arrival, including your beds being made.
We would appreciate that your accommodation is left in a clean and tidy manner.
Any damage found will be charged to you.
We accept no liability for items bought into the accommodation by the customer.
Items that are left behind by a guest and are subsequently found will be kept for a maximum of 14 days. After this time items will then be disposed of or donated to a local charitable organisation.
We reserve the right to enter your accommodation at any time for any reasonable purpose, for example, to make checks or undertake maintenance work.
Cars must be parked in the designated car park at the top of the drive, under no circumstances are cars allowed to be moved to the lodges, unless prior consent has been given.
Once the property is serviced for the arrival date, no cleaning or turning down of beds will take place by our staff.
The standard two-bedroom lodges have a maximum occupancy of four guests. The larger two-bedroom lodges have a maximum occupancy of five guests, which includes one camp bed that we will supply for you if requested. This is chargeable and must be requested in advance. Please note that camp beds or other temporary beds are only allowed to be provided by The Farmstead and must be arranged in advance.
The one-bedroom lodges have a maximum occupancy of two guests, plus a travel cot that you yourself must supply, including the bedding. We do allow travel cots to be brought on site. The maximum occupancy must not be exceeded under any circumstances.
All electrical appliances come with a manual which will be provided upon arrival, please ensure you read these before using anything in the Lodge to minimise any risk of injury.
We’ve provided Norfolk Natural Living toiletries for your stay. Norfolk Natural Living is a wonderful local business and if you fall for their products like we have, then you can order online at www.norfolknatauralliving.com. Please don’t take them home with you at the end of your stay (you will be charged RRP + VAT if you do).
In your bathroom, you’ll find a set of lush dressing gowns for lounging around your lodge. Please don’t take them home with you at the end of your stay (your card will be charged £130 + VAT if you do). If you would like to purchase the robes, please visit www.thefinecottoncompany.com.
In order to ensure our grounds and lodges are up to standard, we have a maintenance and grounds team regularly working on site. You may see them on site during your visit.
We may apply a surcharge, in the event of late check-out, if not pre-arranged.
In the event of freezing temperatures, we may take the decision to isolate the outdoor baths.

We reserve the right, and you hereby authorise us to charge you for any damage caused or breakage occurring (including without limitation of specialist cleaning) or for any items that are missing when you leave, at the prevailing and our discretionary rate.

In the event of deliberate damage, missing items or when additional cleaning is required, we reserve the right to charge you for the loss / additional costs that we have incurred.

Wireless internet access is provided free of charge but is not guaranteed. As we are located in a rural/remote location, adverse weather etc can affect the internet. We reserve the right to disclose your name and address to our internet service provider if we discover that you or a member of your party illegally downloaded content from the internet or otherwise engaged in unlawful activity whilst staying at The Farmstead. We recommend activating WiFi calling where possible as not all phones will guarantee a phone signal given our location.

Children under the age of 16 must be supervised at all times by an adult. Guests using bicycles are also asked to take into consideration the movement of other guests and children on the site.

Guests are not permitted to smoke or use electronic cigarettes in any internal parts of the accommodation, including the verandas. Smoking is permitted in public designated smoking areas, and disposal pots are provided to safely extinguish cigarettes.

Easton Grange wedding venue is a close neighbour and you might hear wedding celebrations or guests arriving or leaving the car park.

At certain times of the year, the farmers in the local vicinity will implement a strategy to deter birds from visiting their farms and enjoying their crops. If you hear such noises, please don’t be alarmed, it’s a crop farming protection scheme.

Dogs are welcome in all of our accommodation at a surcharge of £25, provided that they do not go in the bedrooms or on any of the furniture. All fouling must be removed and placed in the nearest dustbin. If you would like to bring more than two dogs, please contact enquiries@farmsteadlodges.co.uk to discuss.

Due to considerations of space and the comfort of all our guests, we kindly ask to be notified of any dogs you may wish to bring on site. We have some restrictions in place concerning certain breeds of dogs including and due to but not limited to allergies or phobias relating to certain dog breeds. The policy is in place to ensure the safety and well-being of all guests and we appreciate and thank you for your understanding and cooperation.

We reserve the right to refuse admission or request immediate departure from the property to anyone who brings more than two dogs, or anyone who leaves pets unattended in the property during the period of their booking. Or if any dogs cause distress to other guests or dogs staying.

You will be liable for any damage caused by pets or parasites introduced by your pets, including where the property is not left sufficiently clean and for any pet waste that has not been removed from the property and the surrounding areas. The cost of any repair, replacement or extra cleaning will be taken from the security deposit and/or invoiced to you separately.

Our lodges are all pet-friendly, and are furnished with sheepskin rugs and natural duck down feather duvets, pillows along with lovely feather filled cushions on the beds and sofas. If you are concerned about an allergy, please get in touch before you book and we will do our best to ensure you enjoy a comfortable stay with us. However, we are not an allergen free environment.

In very rare cases, we may not be able to provide you with the accommodation despite you having made a booking, for reasons beyond our reasonable control. This might include, by way of example; if the lodge has been damaged by a storm or a failure of the water supply. In this case we would refund your trip in full or move you to another suitable date.

We will use the personal information you provide to us to:

Provide your booking
Process your payment
Process identity checks where necessary
Inform you about similar products or services that we provide, only where you have permitted us to. You may stop receiving these at any time by contacting us
All data you provide to us will be treated in accordance with our privacy policy and GDPR
Please note that your payment details will be securely held for up to 7 days after departure.

 

We fully comply with all laws in force regulating the treatment of, and provision for, customers with disabilities.If you have any special requirements relating to a disability, you should inform us of them upon booking so we can make any suitable adaptations, such as use of a ramp. At present, Lodge 1 is the only lodge suitable for disabled access.

We may from time to time change these terms and conditions without giving you notice, but we will use reasonable efforts to inform you as soon as possible of any such changes.

We always welcome feedback from our guests, and whilst we always use all reasonable endeavours to ensure that your experience as a customer of ours is a positive one, we nevertheless want to hear from you if you have any cause for complaint.

If you have any concerns or issues during your stay, please notify us immediately as there is little we can do afterwards.

If you do have a complaint, please contact us at enquiries@farmsteadlodges.co.uk

Whilst all efforts have been taken to ensure the accuracy of information on our website, the company does not accept responsibility for errors or omissions and reserve the right to amend, cancel or vary any of the arrangements featured on the website without notice. The content of the website is the copyright of the company, and may not be copied, reproduced, published, distributed or amended for any other purpose without our prior written consent. Trademarks used on the website are the property of the respective owners. Hyperlinks to third party websites are provided for your convenience, we cannot accept responsibility for the content.

Images and logos relating to the company can only be used if you have the written consent from us in advance.

It is your responsibility to inspect the lodges to assess its suitability for your requirements as changes may occur at The Farmstead after the date of your booking.

It is your responsibility to make yourself aware of any hazard that constitutes danger, e.g, the woodland areas, and drop from the veranda to the grass area if you have small children. It is essential that you comply with all our reasonable instructions intended to ensure the safety of people and the property.

You are liable for any damage, breakage or theft at the venue by yourselves, any of your guests or any of your associates or pets. The Farmstead accepts no responsibility for any loss, damage or theft of any personal belongings. We reserve the right to charge you for any damage incurred during your stay or as a direct result of your booking (including without limitation specialist cleaning) or for any items that are missing when you leave. Your payment details will be securely held for up to 7 days after departure.

The Company will not be liable for an indirect, consequential or pure economic loss (whether caused by the negligence of the Company, its employees, contractors, agents or otherwise). Our liability shall in no case exceed the sum of £5,000,000 in any one incident. This being the amount of our public liability. Nothing contained in these terms or in any other document referred to or incorporated in it shall be read or construed as excluding any liability for death or personal injury caused by the Company’s negligence or liability for fraud or fraudulent misinterpretation.

The Company accepts no liability and will not pay any compensation where the performance of its obligations are prevented or affected directly or indirectly by or as a result of force majeure or any circumstances beyond its reasonable control including, but not limited to, flood, earthquake, extreme adverse weather conditions, natural disasters, other acts of God, acts of terrorism, fire, a pandemic or epidemic, or interruption or failure of utility services, plant machinery, computers, vehicles or any collapse of building structures.

Sky lanterns or fireworks are not permitted at The Farmstead under any circumstances. Similarly, candles and naked flames are not allowed anywhere on the site, neither are bonfires or campfires of any kind. Failure to comply could mean ejection from the site.

The firepit BBQ’s are seasonal and available at our discretion. If we deem the use of the firepit BBQ to be of high risk during hot weather, these may be removed for the safety of all guests.

 

Every effort has been made to ensure our rates are up to date and accurate. Should an error come to light with the online pricing during/completion of the booking/payment process, we will contact you to advise. For clear pricing errors we reserve the right to requote up to 28 days prior to arrival and / or offer a free refund cancellation.

 

Updated 20th January 2026

Please also see our Privacy Policy and Cookies Policy.