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Terms & Conditions

Terms and Conditions

Terms & Conditions


The Contract will be between the Client and Barsham Barns (Norfolk) LLP. The Contract will be entered into when Barsham Barns (Norfolk) LLP issues the confirmation form and will be subject to all the booking conditions. Please read carefully.

When you submit a booking request, you will receive a booking confirmation summary by email, to the email address you provide.  This does not form a contract between us.  A contract shall only arise when our Terms and Conditions have been signed and your deposit is paid and cleared.


A deposit of one third of the rental fee is payable within 7 days if the booking is made more than 12 weeks before the start of the rental. The balance shall be payable 12 weeks before the commencement of the rental. Non-payment of the balance of the rent on or before the due date shall be construed as a cancellation of the contract by the Client. For bookings made less than 12 weeks before the commencement of the rental the total fee is payable. All payments shall be made to Barsham Barns (Norfolk) LLP at the address at the top of the Booking Confirmation. There is no charge for payments by credit card or debit.


Any cancellation made by the Client for whatever reason shall be in writing and addressed to Barsham Barns at the address at the top of the Booking Confirmation.

Your contract with us is a contract for the provision of leisure accommodation on a specific date or dates and this means you do not have a statutory right to change your mind and cancel the contract. We do however offer you the right to cancel your contract subject to the provisions below.

On receipt of notice of cancellation, we will seek to re-let the property for the period of booking. If Barsham Barns succeeds in re-letting the property for the whole period it shall refund all the monies paid less an administrative charge of £25 (plus VAT) per booking. If Barsham Barns only succeeds in re-letting the property for part of the period booked it shall refund an amount equal to the deposit and balance paid less rental for the period which is not re-let and an administration charge of £25 (plus VAT).

Barsham Barns will try to let the property for the full brochure price but reserves the right to offer a discount for late availability in order to be able to secure a booking.  The amount refunded to the client will take this reduction into account.  Should a cancellation be made before payment of the balance, and Barsham Barns is unable to re-let the whole period, the deposit must be forfeited. In such an instance, there would be no administration charge. If Barsham Barns is unable to re-let the property at all then all monies paid by the Client shall be forfeited to Barsham Barns.

If you cancel your booking after the booking start date, we will not issue you any refund for the remaining nights of your booking. To clarify, this includes when you cancel your booking for any reason outside of your reasonable control, including without limitation, inclement weather and illness.

We strongly recommend you take out holiday insurance to compensate you in these circumstances.


Barsham Barns may in some instances consider a request from a Client to change the dates of the booking after confirmation has been issued. Agreement will be given subject to the following conditions being met: 1. the request is received more than 12 weeks away from the start of the booking 2. the Client pays an administrative fee of £25 (plus VAT). VAT @ 20% is included in the rental fee where applicable.


Rentals commence at 4:00pm on day of arrival and terminate at 10:00am on the day of departure.  Please adhere to these times as we need plenty of time to prepare the barn for your arrival, especially on same day changeovers.


The number of persons occupying a property must not exceed the maximum number stipulated in the advertised details. The property will be used for personal and domestic purposes only. The property shall not be used for any commercial purposes without the written consent of Barsham Barns (Norfolk) LLP. Barsham Barns reserves the right to refuse entry to the entire party if these conditions are not observed.


The barns have other barns in close proximity and we have a zero tolerance policy on late night noise – all loud music must be turned off by 11.00pm. All outside music is prohibited in consideration of our other guests. If we receive complaints regarding unacceptable noise levels you will be asked to vacate the property. Your refundable deposit is also at risk if we receive complaints – see below. Please bear this in mind before making a booking.


Should there be any cause for complaint during the occupation of the property it must be notified promptly to Barsham Barns and in the case of serious problems confirmed in writing. Legally we need a reasonable amount of time to rectify any problems for you.


We charge a refundable damage deposit which varies according to the size of the property. This amount is charged and cleared with the balance and will be refunded within 14 days of departure once the barn has been checked for cleanliness and damage. We also reserve the right to make deductions from your deposit should we receive complaints from other barns regarding noise or loud music. The Client will be contacted with regard to any deductions once the property has been checked.

Please inform us of any damage that occurs during your stay. Please do not attempt to do temporary repairs to any broken objects! We would much prefer you to confess to any minor breakages so that we can replace or repair before the next guests arrive.


The Client shall take all reasonable and proper care of the property and its furniture, pictures, fittings and effects in or on the property and leave them in the same state of repair and condition and in the same clean and tidy condition at the end of the rental period as at the beginning.


On no account is any of the furniture to be moved from one room to another, one floor to another, to be taken into the garden or to be moved from one barn to another. Moving furniture causes problems for housekeeping staff, invariably causes damage to walls, floors and the furniture itself. For this reason moving the furniture is strictly forbidden.


Please make sure that you check the property thoroughly for your belongings before you leave as return of any items left behind will incur a minimum charge of £20. After the closure of our local post office it is now a 20 mile round trip to the nearest one. The charge will be deducted from your refundable damage deposit.


Smoking in the barns is STRICTLY prohibited. Barsham Barns reserves the right to withhold £100.00 from your refundable deposit if we feel we cannot re-let a barn which smells of smoke after your departure. This additional cleaning charge covers the cost of deep-cleaning all fabrics and furnishings to re-present the barn as a non-smoking property to incoming guests.


Due to horses, stables and other animals in very close proximity to the barns the letting off of fireworks of any kind is strictly prohibited.


Use of the spa pool is at your own risk and subject to signing of our Spa Pool & Steam Room disclaimer. Guests are specifically requested not to allow unsupervised children to use the spa pool areas at any time. No alcohol to be consumed in the spa room. The owners or their agents cannot accept liability for any damage or loss to any property or possessions or personal accident sustained by you, your party members or any visitors and therefore advise all guests have full holiday insurance. Please see our separate Spa Pool and Steam Room disclaimer here.


No pets of any kind are permitted in the barns at Barsham Barns.


Barsham Barns (for itself, its employees and agents) shall not be liable to Client or third parties for any accident, damage, loss, injury expense or inconvenience, which may be suffered, incurred, arise out of or in any way connected with the rental. No term of the Contract is enforceable under the Contracts (Rights of The Third Parties) Act 1999 by a person who is not a party to the Contract. If the property which the Client has booked becomes unavailable or unusable for some reason prior to the date of a booking, then Barsham Barns’ obligation will be to 1. use their best endeavour to find a suitable alternative property, or failing which 2. to reimburse the Client for any monies paid.


Barsham Barns does not warrant and is not responsible for the accuracy of any verbal information given or statements made by its employees or agents.


Barsham Barns shall be allowed the right of entry to the property at all reasonable times for purposes of inspection or to carry out any necessary repairs or maintenance.


“We have loved every minute of our stay here – this barn accommodation is so pleasing in every way; light, modern and incredibly well-equipped, but we also love its seclusion, the ducks, and views over the fields.”
“Amazing accommodation – we wish we were here longer! Great evenings in the front garden – we love the planting and the table! Will definitely return one day.”
“I’m trying to take a snapshot memory of all these beautiful views! It’s been such a relaxing, fun and inspiring place to stay – thank you! Big thanks to Eileen and David for looking after us so well – they are both so lovely.”
“We had a really fabulous holiday – everything in the barns was so thoughtfully considered it made for a thoroughly comfortable and relaxing holiday. We particularly loved the spa room which has spoilt the kids for any future holiday!” – Benita Shepperson, October 2019
“Thank you for a wonderful property and location for our Mum’s 70th birthday celebrations! Everything was wonderful and everyone had a lovely weekend. Thank you!”
Natalie & family, May 2019
“We had such a nice time in Little Barsham – a home from home. This is our second visit (we were in Long Meadow last time) and really wished we could have stayed longer!”
“Twelve of us stayed in High Barsham and had sunshine from the morning we arrived. Sipping wine in the garden on the first evening felt like we were in the South of France! The barn was really fantastic and after a day on hired bikes and at the beach to come home to the spa was perfect. So much space and light and your interior was perfect for the occasion. We highly recommend Kelby the chef who cooked up a fantastic BBQ and we were pampered by Jacqui and Emma… the back massage comes highly recommended!”
“We had an amazing stay, you have lovely accommodation and we will be revisiting.” – Debbie Miles, August 2019
“Amazing location for exploring the stunning north Norfolk coast line. Stylish and comfortable living space and dining area both inside and out. Well equipped kitchen to make the most of all the local produce. Comfy beds and relaxing environment make it a restful retreat and the steam room and spa pool add an extra dimension.” – Dionne, Airbnb June 2019
“We had a lovely time, thank you for your warm hospitality.” – Karina Ajayi, August 2019
“We’ve had a fab time in this lovely barn. The children have loved the upstairs den. The swallows, house martins and barn owls have kept us all entertained. Been so lucky with the weather!”
“This place has restored our faith in self catering in Britain. What a beautiful, well equipped and comfortable barn. The swallows have been a pleasure to babysit and it was a real treat to see all the sheep being sheared in the opposite field. We hope to be back.”
“Amazing place and fab venue. We would love to stay and never leave. Beautiful surroundings have made our weekend extra special. You have also given me some ideas for home décor! We’ll be back.”
“Such a beautiful location, spacious clean and might I add Warm! I’ve never valued underfloor heating so much in my life. great for large groups looking to escape the hustle and bustle of the city.” – Valerie Erere, June 2019
“Thank you for a truly wonderful weekend. Not a single complaint to make! I’ll certainly recommend these beautiful barns to friends.”
“Fantastic week and stunning weather given the time of year. Excellent barn and the perfect place for a relaxing week with a 9 month old! Thanks for making us feel so welcome and rested.”
“What a lovely place to arrive! Positive film star stairs and sofas, and the dining table is a joy, really big enough for 14. We had some good coastal walks, long happy meals round said table and a lot of sitting around! Thanks for an excellent venue.”
“Wonderful stay! Home from home for us with a 2 year old and 8 week old baby but a change of scene did us the world of good. Great location and fabulous barns! We will certainly be back with a bigger crowd to use another gorgeous barn! Thank you.”
“We have found our accommodation to be quite superb.  It’s beautifully situated and and really peaceful. We have really enjoyed this wonderful weather, and have been so lucky. Today we visited Binham Priory, had a picnic on Weybourne beach, visited Holt, and then went back to Cley to pick up the fresh crab for supper and some smoked fish to take back home.” – Carol Crotty, September 2019
“Thank you! We had a wonderful visit and loved the area and accommodation” – Jill Regan, August 2019
“Lovely time, super location. Really good house for children. Spa great for the girls.”
“I really write with a smile on my face from this weekend. Whether you want to walk/relax/bike or bring in entertainers, this barn is perfect for people who appreciate quality and great taste… thank you Barsham Barns, I am sure we will see you again!!”
“We had a great time thank you. The barns are lovely and perfect for what we needed. Also Kelby was lovely and our BBQ was gorgeous!” – Emma Rogers, September 2019
“Thank you again for everything, we had a wonderful stay, we would definitely highly recommend the barns. It was actually our first holiday as a family of three and it was perfect!” – Chloe Ireland, September 19
“Lovely short break – great weather and lovely base. Thank you for making it so welcoming.”
“Beautiful barn, very clean and great facilities. Lots of little touches. Very peaceful location and close to beaches. Would recommend for a family stay!” – Tom, Airbnb August 2019
“Thank you! We absolutely had a fabulous time. It was just what we needed for the last weekend of the summer before school and all that it entails. And all the recommendations provided in your email and information binder were terrific.” – David Kirkpatrick, August 2019
“I just want to thank you for providing a truly luxurious base for our first trip to Norfolk. We thoroughly enjoyed our visit, exploring the amazing beaches and towns, before coming back to relax at the barn.” – Farida Hussein, August 2019
“The barn was everything we had looked for and a little more. The kids loved the spa, my wife loved the lavender garden and I loved the very comfortable settees. The design of the barn was inspiring; we kept looking at things and making mental notes for our new house. Overall 10/10!”
“Long Meadow is the most stunning barn. The rooms are beautiful and the amenities and surroundings are fantastic. 6 of us stayed here this weekend (5th-8th July) as we did the Holkham 70.3 triathlon. It was a fab location, the barn is very spacious and homely, and there are loads of pubs nearby, as well as the coast. The hot tub and spa are amazing and great that you can book each day. We were welcomed with cake, and there are nesting swallows too! A real countryside reTREAT!! Thank you Jenny and Michelle.” – Katie Ewhurst, July 2019
“A lovely weekend – a very sympathetic and impressive conversion. We enjoyed ourselves enormously – the beaches at Wells and Holkham were lovely and the weather was kind.”
“My three year old boy woke up this morning and said “Mummy I love this house. Can we buy it and stay here forever?” It is true – I couldn’t agree more. It is a most tastefully converted barn with a wealth of charm and character. A really relaxing stay has been had by all and we are already planning our return.”
“Just wanted to say how much my family enjoyed our stay at Barsham Barns. It truly is a wonderful place to stay. We all had a very good time and it was just perfect. Thank you."
Pete Mulvey & guests, May 2019
“We stayed at the Great East Barn for a wonderful long weekend. It was the perfect location for hen do activities – yoga class in the garden, BBQs and al fresco dining and lots of space for dancing, sunbathing & garden games. The rooms are beautiful, and architecturally the barn is stunning. It’s a great place for a get together with a large group as lots of social communal areas but lovely rooms for people to have their ‘own space’. It’s also a great location with Wells beach down the road.”
Laura, June 2019
“Beautiful barn, very clean and great facilities. Lots of little touches. Very peaceful location and close to beaches. Would recommend for a family stay!”
Tom, August 2019
“I just wanted to drop you a line to say how much we all enjoyed our stay at High Barsham from Thursday to Sunday. What a fantastic place, beautifully done! Thank you. Everything we needed was there and we all had a wonderful time together as a big family celebrating my husband’s birthday. Even the weather was good!” – Debra Brown & family June 2019
“Amazing house, brilliant fun had by all. Really well equipped and lovely décor. Thank you for a memorable weekend. I would highly recommend to friends.”
“The most happy and peaceful few days imaginable. Thank you very much.”
“We had a great time thank you. The barns are lovely and perfect for what we needed. Also Kelby was lovely and our BBQ was gorgeous!” – Emma Rogers, September 2019
“Thank you! We absolutely had a fabulous time. It was just what we needed for the last weekend of the summer before school and all that it entails. And all the recommendations provided in your email and information binder were terrific.” – David Kirkpatrick, August 2019
“We all loved the barns and their setting – especially the space, design and comfort of the interiors.”
“Amazing location for exploring the stunning north Norfolk coast line. Stylish and comfortable living space and dining area both inside and out. Well equipped kitchen to make the most of all the local produce. Comfy beds and relaxing environment make it a restful retreat and the steam room and spa pool add an extra dimension.”
Dionne, June 2019
“Lovely surroundings, luxury barns, good company, fine food and wine. Laughed so much it brought a tear two to our eyes. A big thank you to the High Barsham team.”
“A beautiful barn property in the middle of the countryside. This barn is furnished to a high standard and with everything you could possibly need, including a number of extra facilities available on site- spa room and games room.”
Sue, June 2019
“What a fabulous place! There isn’t a single detail that hasn’t been thought of here. My family and I have had a wonderful four days at this wonderful barn. We cannot wait to return and see more of the unspoilt surroundings. Thank you to Susan the housekeeper for presenting Long Meadow to us in such a welcoming way.”
“Just a short note to say a big thank you for our stay over the weekend, we had a fantastic time. The barn more than lived up to our expectations and we really enjoyed ourselves.”
Nick Dakin & guests, April 2019
“What an amazing space you’ve created! We’ve had a wonderful weekend and all appreciated the space and facilities. We hope to return. Many thanks.”
“Our third visit to Long Meadow and fifth overall to Barsham Barns. I’m sure we will be back. The children love it and so do we!”
“It was such a beautiful time – complemented by incredible architecture, luxury, company, views and all went smoothly. Will most definitely be back!”

4 Star Self Catering rated by Visit England5 Star Self Catering rated by Visit EnglandVisit England Gold Award

Walkers WelcomeCyclists Welcome

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Barsham Barns LLP. All rights reserved.
Registered in England & Wales, Company Number: OC305098

Lower Farm Barns, North Barsham, Norfolk NR22 6AP
Telephone 01328 821744
Email: info@barshambarns.co.uk

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