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Terms & Conditions

  /  Terms & Conditions

“We” are No. 25 Holiday Home, Inverness, owned and operated by Neil and Linsey Burns, Karona, Holm, Orkney, KW17 2RU; “you” are the person whose booking we have confirmed. You are responsible for ensuring that all members of your party are aware of, and comply with, these conditions.

The contract is formed between us when we confirm your booking (whether by email, or verbally) and these conditions, together with any special conditions in the booking confirmation, are incorporated into the contract.

Prices shown on our website may vary from time to time; we will advise you of the current price when you enquire about a booking and will confirm this when we confirm your booking.

Unless otherwise agreed between us in writing, where we may require full payment of the accommodation costs at the time of booking, your booking must be accompanied by a deposit payment of 50% of the accommodation fees. This is a non-refundable deposit unless we cancel your booking.  The balance of the accommodation fees must be received by us not less than 6 weeks before the start of your stay. If the balance is not received on time, we reserve the right to cancel your booking (without refund of the deposit).  If the contract is formed within 6 weeks of the start of your stay, the full amount of the fees must accompany your booking.

We reserve the right to charge a separate security/housekeeping deposit, and this must be paid prior to, or at the start of, your stay. This security/ housekeeping deposit will be refunded to you within 10 days of the end of your stay, subject to your compliance with condition 12.

You may pay by credit card, debit card, cheque or bank transfer.

After we have issued a booking confirmation, you must check it carefully and let us know within 7 days if it contains any errors. If after this 7 day period, you require your booking to be amended or re-invoiced for any reason, and if we accept the amendment, we will charge an administration fee of £20. Up to 10 weeks before the start of your stay, you may change your holiday start date to another date within the same calendar year subject to availability and payment of the administration fee and any difference in price. You may transfer your booking to another person, if approved by us, at any time providing you pay the administration fee and any outstanding balance.

If you require to cancel your booking, please telephone us immediately and confirm the cancellation as soon as possible thereafter in writing. If you cancel the booking after the balance of accommodation fees has been paid, you will only receive a refund if we are able to re-let the accommodation after your cancellation. From any refund, we will deduct an administration fee of £50 plus the difference between the fees you paid and the fees we are able to obtain from re-letting the accommodation (if less than the fees which you paid).

If we require to cancel a booking, we shall refund to you all the deposits and fees you have paid to us in respect of that booking. We shall use reasonable endeavors to offer you alternative dates. The refund of these monies discharges all our liability to you in these circumstances. We will not pay any compensation or other reimbursement of any costs or expenses you may incur as a result of our cancellation.

Check-in time is 4 p.m. on the first day of your stay (or later if we notify you of unavoidable delays) and you must vacate the accommodation by 10 a.m. on the last day of your stay.

The total number in your party must not exceed 5. Babies under 2 are not normally counted as members of your party. We reserve the right to refuse to allow entry to a party exceeding these limitations or to terminate the stay of a party where these limitations are exceeded at any time during your stay.

You must leave the accommodation in a clean and tidy condition and you are responsible for any damage done or loss sustained during your stay. We will deduct the costs of this from any security/housekeeping deposit but to the extent that there is no security/housekeeping deposit, or it is insufficient, the costs are payable by you. We reserve the right to enter the accommodation (without prior notice if necessary) if special circumstances or emergencies arise (for example. if repairs require to be carried out). Damages and breakages must be reported to us immediately.

There may be small differences between the actual accommodation and facilities and their description, and we accept no liability in this regard.

We reserve the right to alter or withdraw facilities without prior notice where reasonably necessary including due to repairs, maintenance, and circumstances beyond our control.

Except for cots, bed linen is provided (duvets or blankets and sheets). This shall be changed weekly unless otherwise agreed. There shall be additional charges for additional changes of linen or full room changeovers during your stay– we will advise you of this when we agree such additional changes with you.

We reserve the right to refuse to hand over accommodation to any person who we consider, at our sole discretion, is unsuitable to take charge of it.  In such cases, all fees and deposits will be non-refundable, the contract will be terminated, and we will have no further liability to you.

We reserve the right to terminate your stay after it has started if we consider, at our sole discretion, that you or any other member of your party behaves unreasonably and is likely to cause danger or significant annoyance to others or damage to property.  In these circumstances, no refund of any deposit or fees will be given. Unreasonable behaviour specifically includes smoking by any member of your party in a property specifically designated and advertised by us as a non-smoking property.

The accommodation must not be used for events or activities which we, at our sole discretion, consider inappropriate. The accommodation must not be used for the purposes of parties, celebrations or meetings, without the explicit consent of Linsey Burns, the owner. If you do any of these things, we can refuse to hand over the accommodation to you or can repossess it. If this occurs, we will treat this as you are cancelling the booking. In these circumstances you will not receive a refund of any money you have paid for the accommodation and we will not be legally responsible to you as a result of this situation. The Owner, in this situation, is not under any obligation to find alternative accommodation for you.

Although both are available at the property, neither mobile phone coverage or broadband connection speeds are guaranteed.

Dogs may be accepted in the accommodation, at our sole discretion. No other animals are permitted in the accommodation. When you book, you must tell us what type of dogs you would like to bring to the accommodation.  If dogs are permitted, we shall confirm this in your booking confirmation. If we agree that dogs may stay, you will be charged £25 per dog per week/stay (whichever is shorter). Registered assistance dogs are accepted free of charge. You must bring your own pet baskets for the dogs and ensure that the dogs do not lie on the bedding or chairs under any circumstances. Dogs must not be left unattended in the accommodation or elsewhere during your stay and must be exercised on a lead and in the charge of an adult.

Your vehicle, accessories and contents and your personal possessions are left entirely at your own risk. We accept no responsibility for any loss or damage from or to any vehicle or personal possession from any cause whatsoever.

We accept no liability for any losses, or additional or unexpected expenses incurred as a result personal injury, sickness or any other event beyond our control.

You must notify us immediately of any complaints or concerns you have in respect of your stay.

You are strongly recommended to take out personal travel insurance in respect of your stay.

The contract is governed by Scots law and subject to the exclusive jurisdiction of the Scottish courts. 

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