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Pottery Lane Farm Ltd is registered in England and Wales under Company Number 14660891.

Our registered address is: 47 Upper Basinghall Street, Leeds LS1 5HR.

In these conditions, 'the guest(s)’' is the person who has made arrangements with the owner and is the principle contact for Booking Confirmation. 

Pottery Lane Farm is the owner of the property, sometimes referred to as ‘we’ or ‘the owner(s)’.

The contractual relationship is directly between the Owner and the Guest(s).

The guest who completes the Booking and pays the deposit, agrees to the T&Cs and does so on behalf of all members of the party and binds them jointly to the terms therein. 

Any payment made in respect of booking at Pottery Lane Farm property is deemed to confirm acceptance of these Terms and Conditions.

Once a booking is confirmed, it is subject to the Cancellation Policy, the guest is liable for payment of the balance of the accommodation cost, along with any additional charges.

Payment policy for direct bookings

A non-refundable 25% deposit of the full holiday cost is payable at the time of booking. Bookings made less than six weeks before guest arrival date must be paid in full, plus the £200 refundable damage deposit (in the event that any damage occurs we will deduct the cost from the damage deposit and refund the balance, if any remains).

The balance must be paid no later than six weeks before the commencement of the guest holiday. If the balance is not received by 14 days after the due date, then the guest holiday will be treated as a cancellation and the client will remain liable to pay the full balance of the rent.

Bookings cannot be accepted from persons under eighteen years of age.

Pottery Lane Farm reserves the right to refuse a booking without giving any reason.


Cancellation policy for direct bookings

Airbnb and has separate cancellation terms which apply to any booking via their site.

If guests cancel their holiday more than 6 weeks before it is due to start, then the deposit will be forfeit. If guests cancel less than 6 weeks before the holiday, then the full balance remains due and is not refundable.

If guests cancel less than 6 weeks before their due date, guests are liable for the full payment. However, if guests confirm the cancellation in writing, and we manage to re-let any part of the holiday we will, at our sole discretion, refund that amount, minus an administration fee of £99.

We strongly advise that guests take out comprehensive travel insurance to cover cancellations. If guest choose not to, then guests accept responsibility for any loss that they may incur due to cancellation.

Guest booking will not be cancelled by Pottery Lane Farm except in exceptional circumstances beyond our control. Notification will be given of the cancellation as soon as possible and we will promptly refund all payments made for the stay. Our liability for cancellation will be limited to payments made to us. We reserve the right to terminate the booking without notice and without refund in case of any breach of these terms. All cancellations must be notified in writing. No fee's will be payable if UK Government restrictions make going on holiday impossible, or if the booked property or location is legally closed due to the Coronavirus.


Security deposit

Access to the property will be denied if full payment of the security Deposit has not been made in cleared funds and the booking will be treated as a cancellation, no refund will be due or issued.

In the event of damages attributed to the guest or a member of guest party during guest stay, we shall notify the guest as quickly as reasonably possible together with any evidence of damage. The cost of any remedial action shall be deducted from the security deposit and the balance refunded. The security deposit will be refunded within 14 days of the guests departure from the property less any costs incurred.

Check in / Out

Check in normally commence at 4pm unless otherwise agreed and guests are required to vacate the rental by 10am on the day of departure. This allows the accommodation to be thoroughly cleaned and prepared for incoming guests.

Please ensure all kitchen items are washed and put away, BBQ emptied, bins are emptied and because of Covid we must ask that guest strip the beds and leave the bedding on the floor (we are sorry, this is the guidance, and it is for our safety).

Please respect the checkout time of 10am. Any delays can cause delays to the next guests and charge may be incurred if the subsequent guests are inconvenienced. Changes to arrival and departure times can be requested prior to arrival but are subject to confirmation and may incur a charge.

We cannot guarantee the Hot tub will be ready for 4pm, it might be 7/8pm by the time the temperature and ph is correct.  We have to empty, clean, refill heat and treat the hot tub before each booking. 


No parties or events without prior agreement.

The maximum number of persons using the accommodation at any time must not exceed 5 adults and only those listed on the booking form can occupy the property. There are limits on the maximum number of guests that can be at a property for insurance purposes and the number of guests at the property must not exceed those limits We reserve the right to terminate the booking without notice and without refund in case of a breach of this condition.

If guests have less than 6 guests booked, and wish to have visitors during the stay, the maximum number of occupants is 6, If additional guests stay, please ensure the numbers of guests  are sent to us in writing in advance of their stay.

 If the guest received an ‘under occupancy’ discount, this will be cancelled, and the original rate will apply should additional guests stay. We will deduct this from the security deposit.

The client may in no circumstance re-let or sublet the property, even free of charge.

Pet allergy

Because we are dog friendly, we cannot guarantee that this holiday home would be free from pet hair or dander. We therefore do not recommend this property to those with animal allergies or accept any liability for any damages or losses which may occur because of an allergy.


Where pets are permitted, they are to be kept under control at all times. Guests are responsible for any damage caused by pets whether inside or outside the property. If extra cleaning is required as a result of having pets in the property, this will be deducted from the security Deposit as will any damage.

We cannot accept responsibility for pet safety. Clients are not to leave pets unsupervised at the property at any time.

For the safety and comfort of guest pets we request that owners exercise due diligence at all times, especially where the property is located near a road/livestock. We cannot at any time accept responsibility for the safety of guest pets.

Guests are required to dispose of pet faeces in a clean and sanitary manner (in the allocated pet bin or the refuse bins using ‘poo bags’)

Only 2 pets are allowed at one time. Please don’t let dogs onto the furniture, especially sofas and never on the beds. 

Do not use our blankets or bedspreads for dogs, many of them are dry clean only and will we deduct from guest security deposit. 

If your dog has an accident, please advise us so we can treat it properly to avoid other dogs smelling the scent and repeating the behaviour.

Please clean dogs feet on arrival into the property, we have provided dog towels.

Donkeys & livestock

We accept no responsibility for accident or injury in respect of animals or livestock. 

Please be careful what guest feed the donkeys, one carrot, banana or apple a day is sufficient (chopped up length ways or they can choke), the ladies have got a little on the ‘curvy’ side over the summer months and are on a diet.   

If over fed donkeys can get colic and it’s life threatening in donkeys.

Do not enter the donkey enclosure. Donkeys are not to be approached from behind. 

Donkeys are friendly to dogs, but if they enter their enclosure they will corner and potentially injure a dog. We accept no responsibility for any injury to animal or human by any animal onsite.

Do not feed or touch livestock (sheep) and ensure the guests dog is on a lead near the pond as there are moorhens and ducks.


Damages / Accidental Damage

In making a booking the guest accepts responsibility for any theft, breakage or damage caused by guest, pets or any member of guest party and agree to indemnify us in full for any loss that we may incur as a result.

A security deposit (we refer to this as an accidental damage deposit) of £200 is required and will be returned within 7 days of the end of guest holiday. Unless there have been breakages / damage (above the usual wear and tear) by guest or their guests, in which case the amount refunded will be less the cost of damage/breakages.

For the duration of the stay the guest will be responsible for the property and will be expected to take all reasonable care of it. The property and all equipment and utensils must be left clean and tidy at the end of the hire period. If a property is not left clean and tidy, any additional cleaning costs will be deducted from guest accidental damage deposit.   

If guests notice something is missing or damaged in guest accommodation, please let us know immediately so that we can make a replacement as soon as possible for guest convenience and also the next guests.

If there has been any damage or breakages during the guests stay, we would be grateful if the guest could report them promptly, especially before check-out. The accommodation will be inspected at the end of the holiday & guest may be charged for any loss or damage.

We or our representatives reserve the right to enter the property at any time to undertake essential maintenance or for inspection purposes.

The guest must report any pre-existing damage noticed upon arrival within 8 hours.

If any issues arise during the stay, the guest must contact us as soon as reasonably practicable for the issue to be investigated and, if required, to take any remedial action. If an issue is not reported and we are denied an opportunity to investigate or rectify a problem during the holiday, then the guest will have waived all rights in the matter. If the guest feels their complaint has not been resolved satisfactorily on completion of the holiday, we request that the complaint is followed-up in writing to the Pottery lane farm within seven days of departure from the property.


We strongly advise the purchase of holiday insurance that at least includes holiday cancellation cover for the value of their booking for their own protection and peace of mind. Ideally the insurance policy will cover other eventualities such as travel and road conditions. Because guest are legally responsible for any damage caused during guest stay at the property, we also strongly recommend that any insurance covers losses due to personal liability claims.


Hot tub

We cannot guarantee the Hot tub will be ready for 4pm, it might be 7/8pm by the time the temperature and ph is correct.  We have to empty, clean, refill heat and treat the hot tub before each booking. 

If glass is broken, cover is left off, water is cloudy due to cosmetic products or any other issue that requires the hot tub to be cleaned, we cannot be held responsible for any period of time that the hot tub is not in use. 

  • Non-swimmers and children should not be left unattended.

  • Supervise all children in and around the spa and not allow children under four years of age, or those unable to keep their head above the water level when sitting, in the spa.

  • No use the spa after a heavy meal or under the influence of alcohol or sedatives is permitted. 

  • No glassware in or around the hot tub (we provide plastic glasses).

  • Please shower before using the hot tub to help remove cosmetics and lotions from the body. This helps the water stay clean. 

  • If the water becomes cloudy due to guests’ cosmetics / lotions it can take up to 36 hours to make the water clear, we will treat the water but we are not responsible for any delay in usage.

  • The maximum amount of people that a hot tub can hold is 6

  • Use the cover when not in use and fasten it down when not in use.

  • Do not use the hot tub in a thunderstorm. 

  • Do not use electrical appliances near the hot tub.

  • Diving is forbidden.

  • Keep guest head above the water in the hot tub.

  • Do Not exceed 15 minutes’ immersion in the hot tub at a time.

  • Do not exceed the maximum number of bathers (one per seat). 

  • Seek medical advice before entering the hot tub if they’re pregnant, have health problems, or are immunosuppressed. 


Neighbours and noise restrictions

Guests are obliged to respect guest surroundings and not to disturb or otherwise annoy the occupants of neighbouring properties. Guests are obliged to adhere to any specific noise restrictions in place at the property, in this case no loud noise outside after 11pm. We reserve the right to enter the property to investigate concerns relating to the care of the property or to disturbances.

We reserve the right to terminate a holiday without compensation where the unreasonable behaviour of the persons named on the booking (or their guests) may impair the enjoyment, comfort, or health of others.

Treatment of the property

Guests are legally obliged to take all reasonable and proper care of the property including buildings, gardens, fixtures, fittings, furniture, pictures and other effects in or around the property and shall leave them in the same state of repair and condition at the end of the rental period as found at the beginning. Guests are expected to leave the property in a clean and tidy condition: this includes cleaning all cutlery and crockery and placing all rubbish in appropriate waste or recycling bins.

Vaping or smoking anywhere inside the premises will result in immediate termination of occupancy and forfeiture of all payments. This must be strictly adhered to, and any damage or extra cleaning caused by smoking or vaping will be at the expense of guest and deducted from guests ‘security deposit’.
We are on a septic tank, and one serves each property. ONLY toilet paper can be put down the toilet. The system blocks easily and is expensive to empty.  If we cannot get an emergency plumber, all waste water facilities will be out of service (sinks, toilets and showers) and guest will have to leave the property. We are not responsible for any septic blockage or interruption to the guest stay. The guests security deposit will be forfeit should there be a blockage. 

Please do not move any furniture from one room to another.

Please remove shoes before going upstairs.

Please lock the doors and close the windows when guest leave the property unoccupied.

Please make sure guest switch off lights, heating, air conditioning or any electrical appliances when guest go out – we’re an eco-friendly holiday home.

Please don’t take any towels out of the property (guests may take dog towels with guest on day trips)

Pottery Lane Farm reserves the right to make a charge to cover additional cleaning costs if the client leaves the property in an unacceptable condition.

Please note that if any keys issued are not returned at the end of guest stay, then the cost of replacement will be charged to guest.

All inventory must remain in the property and not be taken to another property.

Barbecue – please use the designated barbecue utensils and clean the barbecue after use.

Candles are not allowed inside the house.

All refuse and recycling must be disposed off appropriately in the areas provided. 

Pottery lane farm ltd are within their rights to request that guests vacate the property with immediate effect if it is found to be in a neglected or damaged condition or if a nuisance is being caused.



We reserve the right to make reasonable amendments or additions to these terms and conditions without notice.

The Pottery Lane Farm cannot accept any responsibility or liability for loss of or damage to any of the guest’s personal items, belongings or vehicles, however caused.

Guests are responsible for the safety and security of their children at all times. Never leave children without adult supervision, we have bodies of water on the property and livestock which pose obvious dangers.

Where we have provided a highchair, cot and stairgate or other similar facilities, these are for use at our discretion, and we will not be responsible for any damages that occur as a result of usage.

Pottery Lane Farm shall not be liable for any temporary defect or malfunction of any equipment, breakdown of domestic electrical appliances, works at neighbouring properties, Hot tubs, machinery or appliance in the building, grounds.

No compensation will be given for any temporary outage of electricity, gas, water, internet connection, lack of hot tub or television service.


We will process guest data in accordance with our data policy which can be found here. We will process and hold guest personal data for the purpose of letting a cottage from us and will not share or sell the guests personal data. We are registered with the ICO for information and data handling.


We aim for all our guests to be happy with their holiday and the support we offer throughout. In the unlikely event there is an issue with guest accommodation, please contact us on the emergency number guest are given and we will endeavour to put it right as quickly as is possible.

Any complaints not reported to us at the time and only reported after the client has returned from holiday where we have not been afforded the opportunity to rectify the problem - will not be considered.

This property is privately owned and is our home. We expect all guests to enjoy the facilities and treat the property with the same respect that they would with their own house. Please do not be shy, ask us for restaurant recommendations, to tell us something is missing or help working the coffee machine.

We remain at guest disposal and anything we can do to make guest holiday more enjoyable please just ask.



David,  Leanne, the donkeys and the Great Danes

Pottery Lane Farm

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