We promise to always do our best to be fair, respectful and compassionate people. We try to apply these principles to all aspects of our business and all those we interact with. Please contact us with any issues before, during or after your stay, and we will try to find a way to resolve them in a mutually satisfactory way.
We really want both parties in this transaction to have an enjoyable, fair and amicable experience.
Please read these terms and conditions and make sure you are happy with them before signing and finalizing your booking.
Ecotone Cabins are offered as self-catering accommodation. Entry (unless otherwise agreed) is after 16:00 on the date of arrival and departure is 10:00 on the date of departure, subject to the Hiring Terms and Conditions.
Booking your Property
For the best rates, real person to person communications and to get the most out of your stay, we recommend that you book directly with us. Direct bookings can currently be made by email or phone, but online direct booking is coming soon.
It seems like unforeseen and unfortunate disruptions are a common occurrence these days! We really don’t want you to lose your holiday funds because of something like this. Therefore, we very strongly recommend that you have travel insurance in place to cover all eventualities. This will provide you with peace of mind if an unforeseen event forces you to cancel your booking.
Payment for your property
The initial payment is a 25% non-refundable, non-transferable deposit. The remaining balance is payable no later than six weeks prior to commencement of your let. If the full balance is not received by six weeks before arrival, then the booking will be deemed to be cancelled. If you are booking within six weeks of the start of your let, payment in full is required with your booking form.
Payment can be made via BACS to:
Bank: Royal Bank of Scotland Business Account Name: ECOTONE
Account Number: 00150198 Sort Code: 83-28-10
We can also arrange card payments, but this option incurs a small fee from the card processing company, which is added to the booking.
Cancellations & Refunds
In the very unlikely event we have to cancel your booking, you will always be entitled to a full refund.
To protect our business, the initial 25% deposit is always non-refundable if you cancel your booking, regardless of the circumstances. In the event you need to cancel your booking, this must notified to us immediatly and must be confirmed in writing/email. If you cancel your booking within 6 weeks of arrival, then the balance (if already paid) will only be refunded if we can resell your booking. Therefore, if we are able to re-sell all nights of your booking, we will refund 75% of the total cost minus any transaction costs. We will do our best to do this, but it is not at all guaranteed. This is why we really recommend that you have your own cancellation protection insurance.
We require a £200 deposit against the costs of damage or loss. This deposit must be secured before the start of your stay and will be released 3 days after departure. We use Stripe to collect your card information, and the security deposit is made in the form of a hold/pre-authorization. In the event of any damages, this gives us authorization to deduct the costs from the card. On the third day after your departure, this hold/pre-authorization will be removed and the card details deleted. Please note that the deposit sum of £200 will not be charged or leave your account at any point (unless any damage occurs), it will therefore not appear as a refund or return of funds after your stay.
We use Stripe for our card processing. Stripe has been audited by a Payment Card Industry certified auditor and is certified to PCI Service Provider Level 1. This is the most stringent level of certification available in the payment industry. To accomplish this, they use the best-in-class security tools and practices to maintain a high level of security.
To help protect against fraud, for card payments and deposit, the cardholder must be a member of the booking party, unless otherwise agreed with us. As part of the booking process, we will collect the lead guest's contact details and identification documentation. We must be able to match this information with the card payment information. If you arrive and the person who made payment is not one of the party staying, and it had not been arranged beforehand, then there will be a lot of serious questions, phone calls and checks happening before we will grant access to the property. Sorry if this all sounds a bit much, but unfortunately it’s a necessary precaution!
Booking from Overseas
Overseas visitors are most welcome and because of the difficulties distance can impose, we understand that the booking confirmation process can take longer. Balance of charges is due six weeks prior to your arrival date. Payment from overseas should be made international BACS or via the Stripe payment platform. Any bank charges incurred will be payable by the hirer.
Only the agreed number of guests can occupy each cabin. Other creative forms of occupancy such as sleeping in a camper van outside or a tent in the garden need to be arranged and agreed with us before booking.
The Red Squirrel Cabin is for 2 people in 1 super king-size bed, or 2 single beds.
The Pine Marten Cabin is for 4 people in 2 super king-size bed, or up to 4 single beds.
We are happy to try and facilitate the additional accommodation of infants & toddlers free of charge. Please contact us beforehand to discuss arrangements.
Residents are welcome to entertain 2 additional guests during the day and evening. If you would like to host more than 2 guests or to have them overnight, then please speak to us first. Sorry if this feels a bit prescriptive, but unfortunately we are aware of instances where these precautionary limits are necessary!
It is possible to book both cabins together, subject to availability.
We ask that any crockery, cutlery, pans and dishes etc moved around/between the building, by groups be returned to their relevant property, prior to departure. The person named on the booking form will be considered as the 'Responsible Person' who shall ensure that each property is left in a clean and orderly condition. As with all our bookings, the cardholder must be a member of the booking party.
Ecotone Cabins are not suitable for partying, heavy drinking or other rowdy or rumbustious behaviour. Not that we don’t enjoy some of these things occasionally, it’s just that this is not the venue for them.
Families & Children
We can provide a crib and bedding for each cabin, for a child of up to about 100 cm tall. Please be aware that space for the crib within the bedrooms is limited, and it is likely to be a little in the way. We also provide a multi age high chair, potty, toilet stool and infant cutlery & crockery. Please get in touch to see if we can find a way to accommodate a comfortable and safe stay for your family and young ones.
We are working on a full accessibility statement, which will be available to view on our finished website. In the meantime, here is some information that might be helpful.
Both cabins are built as compact living spaces, and so regretfully there are some limitations to their accessibility.
Level Access - both cabins are on a single ground level with ramp access.
Limited manoeuvring space in bedrooms & narrow doorways to bathrooms.
Width of doorway to main living/cooking & dining spaces -
Width of doorway to Red Squirrel Bedroom -
Width of doorway to Pine Marten Bedroom 1 -
Width of doorway to Pine Marten Bedroom 2 -
Width of doorways to bathrooms -
Staff on site 24/7
Please contact us if you would like any more information to help make your decision.
The cabins are shoe free spaces.
The floors are polished concrete, with underfloor heating throughout. However, when it’s warmer weather outside, the floor can be cool as the heating doesn’t need to come on much. We suggest that guests bring slippers or house shoes if they are so inclined.
Each cabin is fully furnished and equipped to cater for the stated occupancy. Travel cot & bedding, and high chair are available for each cabin on request.
Smoking & Fire
Our cabins, including the deck & vestibule areas, are NON Smoking. The hardstanding/gravel areas outside can be used for smoking. Because our cabins are made from timber and are located in a woodland, we are particularly conscious about the risk of fire. We ask that guest please be extra aware of this and dispose of any cigarette butts very carefully. For the same reason, we do not allow BBQs, candles or other forms of fire without prior arrangement. The cabins are fully equipped with an interlinked smoke, heat & carbon monoxide alarm system, plus fire blankets and extinguishers.
Intentional littering of any kind makes us very unhappy, this includes cigarette butts.
Parking & Electric Vehicles
Each cabin has signed parking for 2 vehicles, plus extra space for temporary guest parking. External plug sockets and a special electric vehicle charging extension cable are available, but unfortunately due to limited connection capacity this is restricted to a 13a supply. Electricity is pretty expensive these days, so EV charging is charged at the current unit price we pay per kWh. We rely on an honesty arrangement with guest to calculate this at the end of their stay.
The access track to the cabins is well maintained and is suitable for any normal road vehicle, however it might not be suitable if you have a car with very low bodywork/spoilers.
We are sorry, we do not accommodate pets at Ecotone Cabins. This includes those left on the property in vehicles.
We supply high quality, 100% cotton linens.
Bookings of one week are supplied with two pillows per person, duvets and bed linen, bathrobe, bath sheet, bath towel, and face cloth. Dish towels and hand towels are also provided.
For bookings of longer than one week, additional items of linens or towels are available on request.
To save on unnecessary washing and wasted resources, we ask that if you do not need any of the supplied towels or robes, you can place them in the utility cupboard at the start of your stay.
All properties are cleaned to a high standard between each let. A carefully calculated length of time is available to clean properties between lets, so it is important to us that you leave the property and its contents close to how you found it.
It can be hard to know what is expected at the end of your stay. We look at it like this… you tidy, and we clean. Please leave the cabins in a tidy state.
To us, tidy means:
Bed linens left on and piled on the beds.
Towel left in the bathroom or laundry basket.
Dishes in the dishwasher and turned on, and/or cleaned and on the drying rack.
All furniture and furnishings returned to their original location/rooms.
Waste and recycling gathered and put into appropriate bins.
Quick hoover and wipe of obvious dirt/soiling.
Let us know of any damage or breakages.
A surcharge of £30 per hour may be charged for additional tidying & cleaning beyond what would normally be expected, and we reserve the right to deduct this cost from the deposit if necessary.
About Ecotone Cabins & Leckmelm Wood
Ecotone Cabins are situated in their own clearing within Leckmelm Wood. The cabins have their own grounds and are well separated from one another and from any other buildings, accordingly they offer good independence & privacy. However, we think it’s important that guests should know that our family also live in the woods, nearby in our own homemade cabins.
The wood is a 32-hectare former Forestry Commission mixed conifer plantation that we are striving to form into a more diverse woodland that offers a healthier, more productive & abundant ecosystem for the people and other wildlife that inhabits it. Our ecological timber building business, North Woods Construction, is also based within the woods, as is Kinder Croft CIC, our outdoor children nursery. This means that there is often something interesting going on during the daytime, including timber building, forestry and outdoor education. We do our best to keep these activities away from Ecotone Cabins and to minimize any disturbance to our guests, but it is important to note that, during the day, Leckmelm Wood is an active and vibrant working woodland.
Any problem or complaint which you may have concerning your stay need to be immediately reported directly to us, and we will do our best to put matters right. Any complaints not reported to us/the property manager at the time and only reported after you have returned from holiday will not be considered by the proprietor.
Your Personal Details & Privacy
We are required to keep a register of guests over the age of 16 who stay with us, this includes full names and nationality, and/or passport numbers, place of issue, details of next destination if they are non-British, Irish or Commonwealth guests. This is in accordance with the (Immigration (Hotel records) Order 1972). These records are kept for a minimum of 12 months and in accordance with the DPA (Data Protection Act 1998) and the GDPR (General Data Protection Regulation).
The Booking Contract
All bookings are subject to the following terms and conditions as agreed to at the time of booking.
A contract between you and the owners will come into existence when we receive payment and accept your booking by issuing a confirmation of booking for the holiday dates shown in the rental agreement. The contract binds you & all the members of your party. It is your responsibility to ensure that all members of your party accept the terms of the contract set out in these terms & conditions of booking. Failure to disclose all relevant information or comply with these terms may lead to termination of the contract & loss of the booking.
A non-refundable deposit of 25% of the holiday price is payable at the time of booking. Bookings made less than 6 weeks before your arrival date must be accompanied by the full amount of the holiday charge.
The balance must be paid, so as to arrive no later than 6 weeks before the commencement of your holiday. If the balance is not received by the due date then your holiday will be treated as a cancellation and the client will remain liable to pay the balance of the rent.
All cancellations must be notified to us immediately and then confirmed in writing/email. If you cancel your holiday more than 6 weeks before it is due to start then your deposit will be forfeit. If you cancel less than 6 weeks prior to the holiday then the full balance remains due and is not refundable.
We strongly recommend that you take out comprehensive travel insurance. If you choose not to then you accept responsibility for any loss that you may incur due to your cancellation.
Your booking will not be cancelled by the owner 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 your holiday. Our liability for cancellation will be limited to payments made to us.
The number of persons using the accommodation at any time must not exceed 4 for the Red Squirrel Cabin and 6 for the Pine Marten and only those people listed on the booking form can occupy the cabins between 12pm and 7am, unless by prior agreement of the owner. We reserve the right to terminate the booking without notice and without refund in case of a breach of this condition.
Bookings cannot be accepted from persons under eighteen years of age.
We (the owner) reserve the right to refuse a booking without giving any reason.
We or our representative reserve the right to enter the cabin at any time to undertake essential maintenance or for inspection purposes (every effort will be made to do this by arrangement).
Tenancies normally commence at 16:00 unless otherwise agreed and guests are required to vacate the cabin by 10:00 on the day of departure, unless otherwise agreed. This allows the accommodation to be thoroughly cleaned and prepared for incoming guests.
Guests are responsible for the safety and security of their children at all times. Never leave children without adult supervision. This is particularly important as the property grounds include a timber workshop, a large yard with plant and other machinery.
Pets or smoking anywhere within the premises, including decks & porch, 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 pets or smoking will be at the expense of the customer.
Fire & naked flames - No forms of combustion are permitted in the cabins or their grounds, this includes but is not limited to BBQs, candle, lanterns etc.
Damage deposit – In making a booking, you accept responsibility for any theft, breakage or damage caused by you or any member of your party and agree to indemnify us in full for any loss that we may incur as a result.
Damage to property – Please treat the facilities & accommodation with due care so that other guests may continue to enjoy them. In the event that you notice damage in your accommodation, please let us know immediately so that we can take the appropriate action. If there have been any breakages during your stay, we would be grateful if you could advise us before you leave. The accommodation will be inspected at the end of the holiday & you may be charged for any loss or damage found.
Please lock the doors and close the windows when you leave the property unoccupied.
The owner 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 in the event that any keys issued are not returned at the end of your stay, then the cost of replacement will be charged to you.
The client may in no circumstance re-let or sublet the property, even free of charge.
The internet connection is available, at no extra cost, subject to technical availability. The owner shall not be liable for any loss of service.
No compensation will be given for any temporary outage of electricity, gas, water, internet connection or television service.
The owner shall not be liable for any temporary defect or malfunction of any equipment, machinery or appliance in the building or grounds.
The owners are not responsible for the loss of any personal belongings or valuables of the guest.
All inventory must remain in the property it was in at arrival and shall not be taken to another property.
Electricity Fair Use - Normal everyday household electricity usage is included in the booking price. Electric Vehicle charging, and any other additional use, is charged at the current unit price. We reserve the right to charge the client for excessive electricity consumption at current kW unit price.
All vehicles are parked at the guest's risk.
We reserve the right to terminate a booking without compensation where the unreasonable behaviour of the persons named on the booking (or their guests) may impair the enjoyment, comfort, health or wellbeing of others.
Any problem or complaint which the client may have concerning their holiday must be immediately reported directly to us/our representatives, and we will endeavour to put matters right. Any complaints not reported to us/the property manager at the time and only reported after the client has returned from holiday will not be considered by the proprietor.
We reserve the right to make reasonable amendments or additions to these terms and conditions without notice.