Barn accommodation cottages, sleep 2, 4, 6, 7 in Leadon valley, Malvern Hills, Forest of Dean, Wye Valley, Gloucester, Worcester, Hereford

Barns Accommodation

Tel: 01989 780772    Mobile: 07739 233172   

Terms & Conditions

Terms & Conditions


Please note – When you submit a booking via our online reservation system you will receive an automatically generated booking summary by email to the email address you provide in the booking form. This does not form a contract between us. A contract shall only arise when your deposit is accepted by us and the booking is subsequently confirmed by email.


By paying Kempley Barns you are agreeing that you have read these Terms and Conditions and agree to be bound by them.


The contract for a short-term holiday rental will be between Kempley Barns (referred to as “us” or “we”) and the person making the booking and all members of the holiday party (referred to as “you” or “your”) in the following booking conditions. UK law will govern the Contract. The person making the booking (‘the booker”) certifies that all members of the holiday party are aware of the terms and conditions of this contract and agree to be bound by them. All members of the party are jointly and severally liable under it. They agree that all communication with them can be through the booker.  Your submission of a booking form constitutes an irrevocable offer to enter into a contract.  This contract of hire is not effective until we have processed the deposit and confirmed receipt via email. The contract will be subject to these booking conditions, and must be complied with. The party leader must be at least 18 years of age at the time of booking and at least two weeks prior to arrival we must be provided with a list containing the names and ages of all guests. We must be kept informed of changes to contact details, addresses, telephone numbers and email addresses.


Our prices are fully inclusive of electricity, heating, bed linen, hand and bath towels, see website for more details. 


We are usually happy to hold provisional bookings for up to 2 days.


A deposit of 30% of the rental is payable when booking. Deposits must be paid by cheque, credit card, debit card or BACS by contacting Kempley Barns.  We will accept your payment and email acknowledgement of your deposit and confirmation of your booking. No booking shall be treated as complete until the deposit is paid and confirmation received. Kempley Barns will request your card details to pre-authorise the good housekeeping bond on the day of your arrival.


A reminder email will be sent ten weeks before your arrival.  The balance is payable eight weeks before your arrival.


On the day of arrival the card that was used to pay for your deposit will be used to pre-authorise £250 as a good housekeeping / damage deposit. If your card details are out of date or you would prefer to use a different card please notify us.  This payment will not be processed if the property is left in a good condition.  The £250 will be released within 7 days of the rental end date subject to satisfactory inspection of the property by the Owner or nominated representative (we do not charge for minimal accidental breakages). Please be aware that it can take up to 7 days, depending on your bank, for the funds to be released back to you so you should ensure that you have enough funds for two weeks after your departure.  Guests usually leave the house in a superb condition and leave money for small breakages. You are legally bound to reimburse us for replacements, repair or extra cleaning resulting from careless or negligent use of the property.  We will contact you before processing any payment that needs to be taken from the bond.


Cancellation by You:

Cancellations must be immediately notified to us and confirmed in writing.  The treatment of a cancellation will depend on:

  • The date the booking was made
  • When the cancellation is made
  • The reason for the cancellation

National Lockdown – In the event of a National Lockdown that coincides with your holiday, where you are unable to travel and we are prevented from opening, you will receive a full refund.

Regional/Local Lockdown – In the event that the address given on the booking is put into Local/Regional Lockdown rendering you unable to travel and the period of restriction covers the period of your booking, you will receive a full refund. Please note that this applies only to the address given on the booking by the lead booker and does not apply if a party member at a different address is unable to travel due to Local Lockdown.

Your inability (or the inability of any, some or all of your intended occupants) or disinclination to travel to and stay at your hired Barn for any reason. This includes – but is not limited to – illness (including Covid), a requirement or recommendation to self-isolate or quarantine, a call to jury duty, incarceration, change in personal or work circumstances, family emergencies, travel delays, vehicle breakdown and delays with public transport. These remain at your risk and do not give rise to a right to cancel or to receive a refund unless we re-let the property. You are strongly recommended to take out UK travel insurance to cover these eventualities. If you choose not to take out UK travel insurance then you accept responsibility for any loss that you may incur due to your cancellation.


Except for the two reasons mentioned above related to Covid 19 a refund will only be provided if the dates in question are re-let.  We will endeavour to re-let and if successful we will refund the value of the booking minus 5% up to a maximum of the rental we achieve for the re-let (bearing in mind that we may have to discount the rental value to achieve a booking at short notice).  If we are unable to re-let you remain responsible for the rental payments that have been made and there will be a nominal amount refunded to the extent of direct costs (i.e. linen, cleaning costs etc.)

All refunds will be subject to deduction of a non-refundable administration fee of 5%, to cover our costs and third- party costs related to the cancellation and re-marketing (these costs include our administration costs, re-marketing costs, bank fees, accounting fees, agency fees or commission payments).

We strongly advise that you obtain appropriate travel insurance for the UK which covers booking cancellations.  Travel insurance is available at affordable rates and gives you peace of mind that you will get your money back if you need to cancel your holiday. –

Trailfinders –

PJ Hayman –

Coverwise – https:///

Or you can look at a comparison site such as

Kempley Barns is not selling, promoting, endorsing or recommending any a particular product, and does not benefit financially from, or have any formal relationship with any of these providers.

If you choose not to purchase travel insurance then you accept responsibility for any loss that may occur due to your cancellation.


If for any reason we have to cancel your booking in advance due to circumstances beyond our control at our site – for example fire, flood, exceptional weather conditions or destruction/damage to the property – then we will offer you alternative dates, or we will refund the full amount of the booking. If we have to terminate your holiday early for the above reasons you will be credited/refunded part of the booking fee value based on the time remaining of the booking. This will be the full extent of the liability of the Owners.  No additional compensation, expenses or costs will be payable.


For all bookings this is any unforeseeable event that is beyond the control of Kempley Barns, this shall include war, terrorism, nuclear radiation or radioactive contamination. We are not liable to provide a refund for these events to any booking and recommend you have appropriate holiday insurance to cover this possibility (see above).

We do NOT cover you for your holiday being unavailable due to natural disasters, terror attacks, acts of war, hijacking, riots, incidents of civil unrest, pandemics, epidemics, general restrictions on movement imposed by local or national Government, or any other act of god, which may prevent you from taking your holiday. We therefore strongly advise that guests take out a travel insurance policy which covers booking cancellations (see above). If you choose not to then you accept responsibility for any loss that you may incur due to your cancellation.


You must not use the property except for the purpose of a holiday during the holiday period, and not for any other purpose or longer period. The agreement to stay in the property for the holiday period does not create the relationship of Landlord and Tenant between the parties. You shall not be entitled to a new tenancy, or to any assured short hold or assured tenancy or any statutory protection under the Housing Act 1988 or other statutory security of tenure now or at the end of the Holiday Period.  On departure, you are requested to leave the accommodation in a clean and tidy condition. Please remove and fold your bed linen towels quilted mattress protectors pillow protectors and tea towels and place in the black bin bags provided, which can be found underneath the kitchen sink. This includes washing up, placing rubbish in bin liners and putting in outside bins, ensuring ovens and barbeque are clean and free from grease.


For the period of rental the Barns will be for the exclusive overnight use of those named to us by the lead booker prior to arrival for insurance purposes. Any persons other than members of your party must not use the facilities at Kempley Barns. Under no circumstances may more than the maximum number of persons stated on the Kempley barns website occupy the property unless otherwise agreed with us prior to your arrival date. We reserve the right to refuse admittance if this condition is not observed.


You may access the property from 16.00 on the day of arrival (earlier arrivals are strictly by arrangement only). The time of departure is strictly 10.00 a.m.  The Pool barn will be closed on the day of your departure.  This is strictly enforced to ensure we are ready for our next guests.


Excluding infants under the age of two years, the total number of persons in your party must not exceed 8 in the Granary, 6 in the Great Barn and 2 in the Bullpen. We reserve the right to refuse admittance if this condition is not observed. The Barns can accommodate up to four extra day guests and the additional day guests pay £10 per person for the booking. Any additional guests must be discussed with Kempley Barns before the booked date of your visit. Details of guests must be supplied to us at least two weeks before your arrival. Those guests so detailed are those who may stay in the property.


You are responsible for the property and are expected to take all reasonable care of its contents as well as the facilities and grounds. Breakages and damage must be reported as soon as possible. You must leave them in the same state of repair and in the same clean and tidy condition at the end of the rental period as at the beginning, failure to do so will result in additional charges. You must not use the properties for any dangerous, offensive, noxious, noisy, immoral activities or carry on there any act that may be a nuisance or annoyance to the owner or other neighbouring properties. Smoking is not allowed in any of the properties.


There should be no music playing outside after 11pm.  There should not be an unreasonable amount of noise coming from the barns at any point during the day or night. 


If you want to use any third party staying at Kempley barns you must ask and receive permission to do so. 

Kempley barns would need to see the third-party supplier’s public liability insurance and any other related/required certification. Kempley Barns will then seek approval from Kempley Barns insurers to allow the third-party activity to take place.

If all insurances and certification are satisfactory to Kempley barns and our insurers permission to invite these suppliers to Kempley Barns will not be unreasonably withheld.

Kempley Barns does not accept liability for the activities of these third-party suppliers.


Kempley Barns at Woodhouse Farm carries Public Liability insurance.   There is a fire alarm system and carbon monoxide alarm in each barn.  A fire blanket and fire extinguisher are available in the kitchen area of each barn.   We have a policy of inspecting all electrical appliances on a regular basis and replacing defective items, plugs, leads etc.   Non- slip mats are provided in all the bathrooms.

Candles, indoor smoking, indoor fireworks and similar fire hazards are not allowed. Familiarise yourself with the Fire Safety Emergency Plan within the properties.


Children must be actively supervised at all times. There are ponds and streams at the farm.  We are a working farm so there will occasionally be machinery working around the farm.


The facilities are for exclusive use of the residents at Kempley Barns.   Children under the age of 14 years must be supervised at all in times. Further instructions and rules are provided in the pool and barns.


Drones and Chinese lanterns are strictly prohibited at the Barns. Fireworks may be used for special occasions with our express written permission in advance due to surrounding livestock; permission will not be unreasonably withheld.


Wi-Fi is provided for the guest’s reasonable use. The guest agrees to reasonable and lawful usage of this service. Kempley Barns are in a rural location therefore the broadband speed may be slower than you are used to.


Your privacy and enjoyment is highly regarded and we will make every effort not to enter the property during your stay.   However, we must reserve the right to enter the property at all reasonable times for the purposes of inspection or necessary repairs and maintenance.


Every effort has been made to ensure you have an enjoyable stay.  However, if you have any problem or cause for complaint it is essential that you contact us immediately to give us the chance to resolve it.  Please contact us by text, email or telephone 01989 780772 or 07739233172.  We will not make any refunds in respect of complaints made after your departure.


Kempley Barns should not be under any liabilities to the client or third parties for any loss or damage arising from breach of contract, negligence misrepresentation or otherwise.   Should circumstances beyond our control prevent the property being available, we shall be liable only for the return of payments made directly to Kempley Barns.  We reserve the right to alter or withdraw amenities or facilities, which have either been advertised or previously available, without prior notice; where reasonably necessary due to repairs, maintenance, weather conditions and circumstances beyond our control.

Kempley Barns shall not be liable to you or your party for loss damage or injury to you or any of your party or your/their property or vehicles however arising. You must take all necessary steps to safeguard yourselves and your property.


The information in the brochure, our advertisements, and our web site has been compiled as carefully as possible but cannot be warranted, nor do the descriptions form any contract. The owners of Kempley Barns will amend any details that are factually incorrect, within a reasonable time after it is brought to their attention.   We reserve the right to make alterations or improve any of the subjects without notice.


Kempley Barns is also a member of Premier Cottages Limited, a professional collective of independent luxury cottage owners. Premier Cottages promotes our properties on our behalf as well as other luxury cottages. As members of Premier Cottages we would like to give them your information so that they can contact you about quality properties that you might like. You may unsubscribe from this service at any time as detailed in our privacy and cookie policy.


 See our privacy and cookie policy.












© 2024  Kempley Barns (stone barn holiday cottage accommodation), Woodhouse Farm, Upton Bishop, Ross-on-Wye, Herefordshire, HR9 7UW
(Ledbury, the Wye Valley nr. the Malvern Hills, the Forest of Dean)
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