Doves Barn

Special Offers

November weekends 15th, 22nd & 29th £2,995

December weekends 6th & 13th £2,995


Terms and Conditions for the hire of Doves Barn, Suffolk, Non Smoking, Self Catering Holiday Barn


Doves Barn offers short term holiday rentals. The Tenancy Agreement is between the tenant (you) and the owners of Doves Barn (us). The party leader must be at least 18 years of age at the time of booking. Any issues arising under the Contract should be addressed to Doves Barn.


All sums paid are non refundable.

A deposit, which is non refundable, should be paid upon booking, the balance is due fifteen weeks (seventeen weeks for any booking covering the Christmas period) prior to the start of your holiday. TRAVEL INSURANCE is recommended. If the booking is made within fifteen weeks (seventeen weeks for any booking covering the Christmas period) of the holiday commencement date, the full accommodation rental will be required when booking. Payment to be made by bank transfer. We reserve the right to cancel a holiday where full payment has not been received less than 14 weeks before the holiday commencement date.  Payment of the deposit shall be deemed to be acceptance of these Terms and Conditions.


We recommend that the Tenant and guests take out insurance to cover the cost of holiday cancellation, accidental damage, losses or damage to personal belongings and personal liability. No liability is accepted for any injury, loss or damage to guests and/or their belongings, damage by or to any third party or for damage to any motor vehicle or its contents.


Any cancellation made by the Tenant for whatever reason must be made in writing and should be sent by Recorded Delivery to Doves Barn, Stowmarket, Road, Badley, Suffolk, IP6 8RJ or electronic email to The date on which the cancellation applies will be the date on which the cancellation notice is received by Doves Barn. As all monies paid are non refundable a 100% cancellation charge will be payable. You will have the option to transfer the date or receive a refund if there is a Government lock down due to Covid-19. As mentioned above we strongly recommend travel insurance in case of cancellation.

The Owners may cancel the booking with immediate effect in the event that the Barn is affected by, including but not exclusively, fire, flood, heating failure, failure of any essential services to the Barn or other reasonable cause which makes the Barn unsuitable for rental.  The Owners may also cancel the booking upon request from a local authority, police or fire brigade or any other competent authority or if it comes to the notice of the Owners that the Barn may be used for any unlawful or immoral purpose whether such use may occur as a primary or secondary result of the hire.  In the case of such cancellation in this clause, a refund of monies paid will be made but any liability of the Owners shall not exceed the hire fee for the booking affected.

Noise Policy

The Barn is set in private grounds but we do have neighbours whose needs we respect and who are used to enjoying a peaceful, tranquil environment in this lovely location. We therefore ask all our guests to show consideration to the environment and our neighbours especially with regard to noise. To help ensure everyone’s holiday goes well, we ask you to respect the following noise rules:

1. After 11pm please make sure no noise can be heard outside the barn.
2. Please do not have radios, speakers, CD players or any other sources of music outside the barn.
3. Please do not turn up music within the property to provide music outside.

The vast majority of our guests will of course behave with great consideration to our neighbours and would never intend to offend but observing our noise policy will remove any potential for the harmonious environment to be disturbed.

The Hot Tub

Doves Barn has its own exclusive hot tub. You are responsible for your own safety whilst using the hot tub. Guests must accept responsibility for their children and they must be supervised at all times; most hot tub accidents involving children occur when the children are not supervised. Children are at higher risk of overheating than adults. Children should not stay in the hot tub for more than 5 minutes at a time. Toddlers and babies are most at risk of over-heating and should not go in the hot tub.

The hot tub must not be used after 11pm. Please bring additional towels for the hot tub.  We do not allow the use of drinking glasses whilst in the hot tub. Plastic flutes are to be used. The hot tub is a recreational facility and visitors are requested to ensure they have bathed before entering the tub.

Where there is a booking commencing the same day or on the day following your departure the hot tub must be vacated by 4pm on the day before your departure day.

If it becomes necessary for any reason to change the water in the hot tub during your stay, the owners reserve the right to take the hot tub out of service while this procedure is carried out.


We cannot guarantee that the hot tub will have reached its optimum temperature on your arrival.  This is particularly the case when we have a quick changeover of guests, because of the time needed to re-heat the tub after being emptied and re-filled.

In the event of a breakdown of the hot tub, the owners will make reasonable efforts to have it repaired but failure to effect a repair during the time of your stay shall not constitute a material breach of contract and shall not give rise to any claim for refund.

Electric Car Charging

Doves Barn does not currently have any facilities for car charging.  The use of extension leads from the Barn or other point within the grounds is strictly prohibited for safety reasons.

Security/Damage Deposit

A security and damage deposit of £350 is payable with the balance. This will be refunded within (7) days of the end of the rental period, as long as the property is left in the condition you found it upon arrival. If on arrival at Doves Barn you discover that anything is missing or damaged then this must be reported to the owner immediately otherwise it will be presumed that the damage/loss was caused by the Tenant and a charge will be made. In the event of breakage or damage to the property and/or its contents caused by the Tenant or any member of their party, full payment is required for the actual cost of replacement or repair.  The amount to cover replacement (at RRP) and repair of the property will be deducted from the security/damage deposit. We will notify you of any deductions to be met.


Smoking is not permitted within the property. Any damage caused by guests smoking or evidence found which may result in such things as dry cleaning of curtains, will be billed to the hirer for immediate payment and the security deposit will be lost. Smoking is however allowed within the grounds.

Adult Supervision

The tenant is requested and agrees that all those under the age of 18 (eighteen) years of age will be supervised by an adult for the whole duration of the rental.



BARBECUES must be lit in the brick built BBQ or in the middle of the courtyard or gardens and not near the barn.

There is an unfenced pond on the grounds so care should be taken with children at all times. Doves Barn cannot be held responsible for any accidents which may occur due to negligence.

Recycling, Waste and Glass Disposal

Waste, refuse or litter of any kind must not be left inside Doves Barn.

Black bin bags are provided.

It is your responsibility to dispose of your glass bottles at the local bottle bank, located at Tesco. 

An outside collection company can dispose of your empty bottles on your behalf for a fee of £30. Please advise us if you wish to use their services.

Please Note: confetti, confetti bombs, glitter guns, party poppers etc are NOT PERMITTED.


The tenant will be issued 2 sets of keys to the Property on the first day of the rental period and these must be collected by 3pm and must be returned on the date of departure. When leaving Doves Barn, whether it be a day trip or at the end of your holiday, please ensure that windows and doors are secured before you leave The Barn. Please leave through the front door and lock behind you. At the end of your holiday, keys must be posted in the Post Box by the lodge. Failure to do so will incur the cost of replacement keys and deducted from the deposit.

Occupancy/Persons using the Property

The approximate number of people staying in the property should be given at the time of booking and final numbers and their names must be given at least seven days prior to arrival. The Barn can only be occupied by those whose names are provided. Any changes must comply with the occupancy limit, and must be agreed in advance in writing.

Occupation of the PROPERTY Doves Barn is solely for a holiday within the meaning of Schedule 1 Paragraph 9 of the housing act 1988. The letting does not confer to guests on short hold tenancy. Any over occupancy is considered to be a serious infringement of the Terms and Conditions and can result in an immediate requirement to vacate the premises. No refund of any monies you have paid in respect of your booking will be made and Doves Barn and its owners will have no liability to you as a result of this situation arising. In this situation Doves Barn and its owners are not under any obligation to find any alternative accommodation for the tenant or members of their party.


Doves Barn and the owners shall not be liable to the Tenant 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, breach of contract, misrepresentation and negligence or otherwise.

Any statement made on our website(s) or other descriptive materials or publications are intended as a guide to what is available at Doves Barn and should not to be relied upon as contractual terms. Facilities at Doves Barn may vary according to the time of year and other circumstances.

All warranties, conditions and other terms implied by statute or common law are, to the fullest extent permitted by law, excluded from the Contract. Nothing in the Contract excludes or limits the liability for death or personal injury caused by negligence or fraudulent misrepresentation.

All services and facilities at Doves Barn including, but not limited to, the hot tub, heating systems, electricity and oil supplies, cookers, freezers and refrigerators, TVs, karaoke, games equipment and all other items or apparatus, are provided for the use of guests, but Doves Barn and the owners shall not be liable for the breakdown or failure of any of the same. The owners shall use reasonable endeavours to ensure the provision and operation of the services and facilities but the breakdown or failure of any of the said services or facilities shall not give rise to any liability on the owner to refund all or any part of the hire fee. The tenant shall immediately bring to the notice of the owners any failure of services or facilities and the owners will put into operation their normal procedures to have any such breakdown or failure rectified by their usual service providers, but shall not be liable to the tenant for any delay in rectification due to the normal working practices or timescales of the services providers or their failure to observe the same.

Care of Property

All bookings are accepted on the condition that the property is left clean and tidy and the hirer is responsible for taking care of the property during the stay. The Barn is cleaned between each let. We do, however, expect it to be left the same way as you found it so that we can welcome new guests at short notice and maintain standards. All equipment and contents must be left clean and tidy on departure, with the exception of linen to be laundered. The property must be securely locked when you are out and care taken not to expose the property to any fire risk. Please note: Red wine maybe consumed but not in the main sitting room area where there are light furnishings. Please advise us of any breakages so that we can replace the items for the next guests.

Access/Right of Entry

We reserve the right to enter the property at any reasonable time for the purpose of any repairs in the event that they may become necessary, although we will respect your right to privacy and try not to disturb your holiday. Prior notice will be given to the Tenant wherever possible.


Dogs are accepted by prior arrangement. If you would like to bring your pet, this needs to be agreed in advance. Please call us to discuss your particular needs.

Use of the Property

Please note that Stag Groups are NOT accepted and that tents, caravans or campervans are not allowed in the grounds of Doves Barn.

No Hidden Costs

There is under floor heating to the downstairs of the Property and radiators upstairs. The fuel costs for the Barn are included in the booking price. Complimentary logs for the Wood Burner are provided on your first night.

Hand towels and bed linen are also included in the price however please note we do not provide bath towels. Please note also that we are unable to provide cot bedding.

External Contractors or Third Party Suppliers

All external contractors shall be in the possession of up-to-date public liability insurance and are responsible for applying all the health and safety regulations.

Force Majeure

Doves Barn shall not be liable for any breach of its obligations under this agreement resulting from causes beyond it’s reasonable control: including but not limited to fires, strikes, riots, embargoes, inability to obtain supplies, or regulations of a civil or military authority.

Variation in Terms

The Owner may from time to time revoke, vary, add to or alter these terms and conditions and such variations shall have immediate effect.

Governing Law

The contract is subject to English Law. These terms and conditions and the contract of which they form a part, shall be governed by English Law and the parties to the contract hereby submit to the jurisdiction of the English Courts.