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The important stuff

  • Check in time is 4pm - always TEXT Emma your estimated arrival time as signal can be intermittent and she may not receive voicemails or phone calls. 
  • Check out time is 10am (11.30am on Sundays)
  • The Roundhouse is a sanctuary for 2 people set in an Area of Outstanding Natural Beauty on a working 100 acre organic hill farm home to nature and rare breeds, for this reason unfortunately as much as we would love to we cannot accommodate pets.
  • There is a hammock next to the bed that a child aged 3 and over can sleep in. The hammock can be seen in one of the photos of the Roundhouse. Please be aware that there is an open firebowl in the Roundhouse and it is unsuitable for anyone with an aversion to smoke.
  • The Roundhouse is an authentically constructed Celtic roundhouse and is based on the largest hut in our real Iron Age Village just 3 fields away, so like the genuine Celtic Roundhouses it does not have a chimney. We have by popular demand placed a fire bowl in the Roundhouse for your use which when first lit can make things a little smoky and while it is fine once it gets going, it's not suitable for anyone allergic to or who doesn’t like the smell of smoke
  • All the wood supplied is grown from seed on the farm and is also seasoned for at least a year  - therefore it  is a very precious and time consuming commodity. An initial load is supplied to get you started and thereafter is available at cost price of £15 per barrow load
  • There is plenty of room in the Roundhouse for storage of wet weather gear, wetsuits, even kayaks and surfboards. There is car parking available by the Treehouse but we ask that you do not park on the beautiful lawn outside the Roundhouse.
  • The Roundhouse and Treehouse have electricity – low level lights and plug sockets.
  • In the Roundhouse there is a radiator behind the bed for warmth, and hot water bottles are supplied
  • Bring wellingtons or waterproof shoes as the dew can get your feet pretty wet. A torch would be useful although we supply 2 led torches by the Roundhouse bed.
  • Walking boots are also recommended for all the great walks straight from the door up through our fields to the real Iron Age Village and beyond to an awe inspiring landscape littered with ancient monuments and which has changed very little since medieval times.
  • Sleeping arrangements
  • 1 kingsized bed

Extra space available

Space for 1 child no charge. - sleeping in the hammock next to the bed in the Roundhouse (seen in the photos)

Kids & Pets

One child can be accommodated sleeping in the hammock next to the bed - shown in the photos


  • Cooking and dining in the Treehouse
  • Hand-built kitchen with slate and woodwork tops
  • Tea, coffee, sugar and store cupboard basics supplied but please bring fresh milk and all the other supplies that you need.
  • Crockery and cutlery for two
  • Small fridge with small icebox.
  • Toaster,kettle and breadbin.
  • Gas hob and electric oven
  • Underfloor heating in the Treehouse
  • Inside table with 2 comfortable dining chairs with views of the Roundhouse and private lawns in wooded glade.
  • Outside table and 2 chairs and Weber barbecue (please bring charcoal) in private lawned area surrounded by wooded glade.
  • Two wooden lounger chairs


Bathroom in the Treehouse is a large walk-in rainforest shower with lashings of hot water, and a separate loo  - towels supplied.

Heating, lighting & bedding

  • A magnificent Chief-size four-poster with goose-down duvets and organic hand sprung mattress. Guests have consistently told us they have had the best night's sleep in the Roundhouse away from the distractions of the 21st century.
  • The firebowl in the Roundhouse makes it an authentic experience but is unsuitable for anyone with an aversion to smoke or the smell of smoke.


  • No wifi
  • No radio
  • Peace, tranquilty
  • Starry nights
  • Nature
  • Backgammon
  • Maps
  • Books


Bodrifty Roundhouse is located in West Penwith which is home to some of the best beaches in the World and none are more than 15 mins away, and two very secret beaches are walkable. The Roundhouse feels isolated but is 10 mins from Penzance and 15 mins to St Ives and nothing is far.

At the Roundhouse

Eat alfresco and chill in the beautiful surroundings of the Roundhouse and the Treehouse, with nature and wildlife all around you. 


Ancient History

Bodrifty Roundhouse is situated in West Penwith, which contains sone of the best preserved and legible records of continuous human occupation of the landscape in Western Europe. Bodrifty Iron Age Village is one of the best preserved  Iron Age villages in Western Europe and is of international importance. There are many other ancient monuments that are in walking distance from Bodrifty Roundhouse including the Nine Maidens, Men an Tol and the stunning Carn Galver with it’s magnificent views over the Atlantic ocean. 

Waters Edge

West Penwith is also known as the Land’s End Peninsula, and is at the south-west extremity of England, surrounded on three sides by the pounding waters of the Atlantic Ocean and separated from the rest of Cornwall by a low-lying isthmus at Hayle River. It feels like you are at the end of the world at the waters edge – where the land meets the sea and you will understand when you are here why so many artists have been attracted to the quality of light and the stunning surroundings.

West Penwith peninsula is a perfect and magical place to explore on foot,by bike or by car. There is lots to see and do including the beautiful towns and villages of Newlyn, Mousehole, Marazion, St Ives, Lamorna and Porthcurno all less than 10 mins away from Bodrifty Roundhouse.

Starry Nights

Lack of light pollution at Bodrifty Roundhouse means you can sit outside with the fire bowl and star watch for shooting stars and the Milky Way. To complete the feeling of otherworldliness, take a moonlit walk up Mulfra Hill to see the Neolithic Quoit and look across at the legendary St Michael’s Mount set in the silver waters of Mount’s Bay. 

Tinners Way

The Tinners’ Way footpath which is Penwith’s Neolithic Ridgeway running from St Ives to St Just is a stunning walk. There are many places to stop and it can be done in sections. It takes about half an hour to walk to The Gurnard’s Head pub from Bodrifty. 

South West footpath

The South West Coast path is worth a walk along as well, the stretch from Zennor to St Ives or the other way to St Ives is very popular with our guests.  


Lands End

Is 10 minutes away and best approached from the coastpath.


Surfs Up

Sennen (voted by Conde Nast as one of the world’s best beaches) has a long and highly popular beach with a very good surf school. The beach café has a great view of the sunset. 

Other Beaches

West Penwith is home to some of the world’s best beaches and is surrounded by the stunning South West coast path which makes for some stunning walks.


There is a thriving art scene in West Penwith and there are lots of galleries showcasing fine art and crafts. The Newlyn Art Gallery and The Exchange in Penzance are award winning venues which showcase the very best of national and international contemporary art, some of which is produced within West Cornwall. Both have free admission. 

Eden Project

The Eden Project with its world-famous biodomes and tropical regions and The Lost Gardens of Heligan are both worth a visit on the way down or the way home.


St Ives - Tate

St Ives is an Aladdin’s cave of delights from The Tate, the Leach Pottery and the Barbara Hepworth Museum and Sculpture Garden to the stunning beaches, crooked streets and Mediterranean feel. From Porthminster beach you can see Godrevy Lighthouse in St Ives Bay, the inspiration for Virginia Woolf’s ‘To The Lighthouse’.


St Michaels Mount

Marazion has a safe beach – St Michael’s Mount itself which is well worth the walk across the Causeway and a climb up to the castle. Marazion also has several galleries and cafés and a good bakery that does excellent pasties. There is a newly renovated pub called the Goldolphin which has fantastic views to the Mount.


Porthcurno – Minack theatre

Porthcurno is a fabled beach and the Minack Theatre the theatre under the stars is well worth a visit and very popular with our guests.


St Just

St Just is a proper Cornish mining town with many great places to eat and drink, and things to do. There are two good galleries, a deli, two excellent butchers and a very civilised café bookshop plus lot sof pubs included th eatmosphericStar Inn with a free juke box.



This part of Cornwall is famous for its impressive gardens and tropical climate. All are worth a visit and further details are available in the Bodrifty guide. Trengwainton, which was first established in the 16th Century, is very close (2 miles) and has an abundance of exotic trees and shrubs. Also worth a visit is  the relatively newly opened Tremenheere sculpture garden and the Lime Tree café 5 mins from Bodrifty Roundhoue.

Festivals & events

Probably because of the great quality of the light, West Penwith continues to provide a source of inspiration for artists, performers, writers and photographers as the home to the Newlyn School and the artists’ community at St Ives. The area also provides inspiration for the many visitors who come to experience the distinctive landscape and settlement character, and to enjoy the wide range of recreation and access opportunities including the South West Coast Path, high-quality beaches and many water-based and artistic activities.

Golowan Festival in June is a midsummer festival in Penzance which pretty much takes over the town for 7 days of cultural mayhem.

Penzance Literary Festival in July is a festival for everyone who enjoys words. Thie 2013 line up includes Salley Vickers and Patrick Gale.

Newlyn Fish Festival is a massive celebration of all things maritime and fishy and always takes place in the last Monday in August.

St Ives festival in September – long running music and arts festival

Courses & classes

Three-day painting breaks (as featured in The Guardian, Jul 12) can be combined with stays at the Roundhouse.

Probably because of the great quality of the light, West Penwith is home to many nationally and internationally renowned artists, painters, sculptors, writers and artisans.

The good news is that Penny, Fred and Emma know many of them and have built up a team of specialists who, by arrangement, can provide the following bespoke one-to-one tuition designed to your needs:

Landscape painting Spend a happy day sketching and drawing the landscape.

Foraging Walks Go foraging and discover the myriad flora and fauna around Bodrifty.

Archaeological tours of standing stones and other historic features of the Lands End peninsula can be arranged. There's also the opportunity to try silver and gold smithing.

Writing courses Join a bespoke writing course with a variety of well-known local authors and poets.

Film and Photography Document your trip to the Roundhouse after learning new techniques from a Cornish-based film director or local photographer. Two of the photographers you can get one-to-one tuition with are Ian Kingsnorth who took all of the beautiful photos in the Bodrifty galleries, and Adam Gibbard, who took the dramatic images of Green Bay and Jubilee Pool in this section.

Food & Drink

At Bodrifty Farm


With so much local food to be bought, cooked and eaten, it's good news that when you stay at The Roundhouse you also get exclusive use of the Treehouse just steps away. It's so named for the tree growing through the middle of the building and comes complete with a hand built kitchen and bathroom.

Penzance is in West Penwith has a thriving food scene with lots of farmers markets and lots of really good restaurants and bars in some stunning locations. We would encourage you to shop local and recommend Newlyn as a great place to do your shopping – it has a good independent cheese shop, a greengrocers, a bakers, a butchers and as the main fishing port in England theres plenty of super fresh fish and crab to be found. Also most importantly it is home to Jelberts home made ice cream parlour –ask for the speciality which is vanilla with Clotted cream and a flake.

The Gurnard's Head (3.5 miles) is the nearest dining pub to the Roundhouse and is a truly spectacular 8 minute drive or an hours walk away. Bodrifty Garden supplies the award winning kitchens with fresh organic produce and it's won Dining Pub of the Year, Cornwall 2009, 2011 and 2012. We recommend that you ask for a table in the Bar and they can call you a taxi back to the Roundhouse if you have eaten too much to walk back!

The Tinner’s Arms (3.8 miles) is a great little pub in the beautiful village Mermaid of Zennor – worth visiting the church when you are there to see the famous Mermaid of  Zennor carved on a church pew. Great stopping off point for a pint before you get back on the wildest most awe inspiring part of the South West Coast path.

Coldstreamer Inn, Gulval (4 miles). Another place to eat that Bodrifty Farm supplies. This  is a cheaper alternative to the Gurnards Head and is in the Good Food Guide 2013 and also won Taste of the West in 2013. Bodrifty Garden also supplies this award winning kitchens with fresh organic produce – again we would recommend a table in the Bar.

Lime Tree Café at Tremenhere Sculpture Garden at  is one of our favourite places for lunch or dinner  - it has an interesting sculpture garden and is a great place to sit outside (South facing and sunny all day long) and enjoy the views of St Michaels Mount. It’s easy to park and off the beaten track.

Porthminster café, Porthminster Beach, St Ives (6 miles). Located right on Portminster beach with stunning views of St Ives and out to Godrevy Lighthouse, and is consistently voted as Best Coastal or beachside Café. The café specialises in Mediterranean and Asian seafood cuisine and it deserves its reputation as one of the best seaside restaurants in Cornwall. Top tip: Ask for a beachside table outside. 

Meet your hosts

Bodrifty Farm is owned by Penny and Fred Mustill –and is an 100 acre organic hill farm home to rare breeds  - on it’s land is Bodrifty Iron Age village  - one of the most well preserved Iron Age villages built on Bronze age foundations in Western Europe. Bodrifty Roundhouse was built by Fred Mustill (and by family and friends)  in 1999 to celebrate the millennium. It was opened by Time Team in 2000, to critical acclaim and has featured in many press articles including The Telegraph, The Times, The Guardian, The Independent , Archaeology Today, Lonely Planet Magazine, Esquire, The Observer and the Sunday Times.


Design & history

Bodrifty Roundhouse is some 400 metres from the original Bodrifty Iron Age Settlement, on the high ground of the watershed between the Atlantic and the English Channel in the Land's End Peninsula in the far west of Cornwall. West Penwith is the first place in Britain to be mentioned in writing. This was in 325BC by an ancient Greek called Pytheas. He wrote: 'The people are friendly to strangers and from their contact with foreign merchants are civilised in their way of life.' And we would say that nothing has changed.


Celtic Britain

On the 100-acre organic farm, in an Area of Outstanding Natural Beauty are the authentic remains of an Iron Age (600BC - AD43) settlement, consisting of eight roundhouses within a low enclosing bank. All of Celtic Britain was once covered with roundhouses. They were the standard dwelling and perhaps the purest and most elegant form of architecture with their simple aerodynamic shape and economic form, which enclosed the largest space for the least use of materials. Strangely, they were rare in the rest of Europe.

Celtic Britons lived in roundhouses with predominately granite walls and conical thatched roofs. The earlier houses are small with doorways facing south west; the larger, later houses have doorways facing south east, towards the sun but away from the prevailing winds. Fragments of banks, thought to be walls of gardens or animal pens, are attached to some houses. The surrounding enclosure wall was built to protect their cattle and sheep. Bodrifty site was excavated in the 1950s and a wider area was surveyed in 1985. Further details are available in the book collection.


Area of Outsatnding Natural Beauty

Bodrifty is an organic farm and nature reserve (home to a herd of Belted Galloway) with a central ethos of low impact sustainable living coupled with with maximum sensitivity to the natural environment. Recycling and composting systems are well established and we encourage you to leave only your footprints. Bodrifty Farm has an impressive organic market garden that supplies vegetables, herbs and salad to the Roundhouse and farmhouse, as well as a number of local restaurants including the award-winning Gurnard's Head and the up-and-coming Coldstreamer Inn. Bodrifty and the surrounding area has been designated an Area of Outstanding Natural Beauty, an Environmentally Sensitive Area and a Site of Special Scientific Interest and the organic farm is home to a herd of rare breed Belted Galloways.


There is plenty of wildlife to see/live with during your stay at the Roundhouse including kestrals, peregrine falcons and buzzards that nest in the trees and hunt above the Roundhouse.

The extensive woods at Bodrifty were planted 30 years ago and are a haven for wildlife. The arrival of the first swallows has been noted since 1976 and the moors are rich in skylarks.During your stay, you'll probably hear owls hooting and foxes barking as well as see badgers, rabbits and buzzards. A pair of fox cubs may come past, normally around 8:30pm, and eat any snacks you have left outside! 

Getting there

Bodrifty Farm, Newmill, Penzance, TR20 8XT

Check in time is 4pm - always  Emma your estimated arrival time as signal can be intermittent and she may not receive voicemails or phone calls. 

If your booking starts on a Sunday, please make sure you contact the owner after you have booked so they can ensure there is someone available to prepare space for your arrival.

By car

Be wary of sat nav- it will take you to a field in the middle of nowhere

The M5 and the A30 take you all the way to Penzance then follow signs first to Newmill then Bodrifty. 

By train

The nearest train station is Penzance, accessible directly from London Paddington. Pick-ups can be arranged or you can take a taxi from the station.

Booking Terms

Canopy & Stars low price promise
Book with us in confidence knowing you won’t find that place cheaper elsewhere. All of the prices we display are set and matched by our Owners. (In this world of foreign currency, we do have to say 'subject to exchange rates' for some of our European places.)

What does ‘from price’ mean?
Our ‘from price’ is based on a four night stay in low season and designed to help you to compare different prices across our collection. Some of our Owners vary their nightly rates and check in days throughout the year, so it may differ from the rate quoted below the calendar. It is quite common (although by no means universal) for places to charge a little more in peak season or for shorter stays, to cover changeover costs. Consider booking longer stays during the cooler months if you’re looking for the lowest nightly rates.

Agency Terms & Conditions

Except where otherwise specified, we Sawday’s Canopy & Stars Ltd Company No 09088366 of Merchants House, Wapping Road, Bristol, BS1 4RW act only as an Agent in respect of all bookings we take and/or make on your behalf. Sawday’s Canopy & Stars is part of the Alastair Sawday’s Group of Companies. We accept no liability in relation to any contract you enter into or for any services or arrangements you purchase (“Booking(s)”) or for the acts or omissions of any supplier(s) or other person(s) or party(ies) connected with any Booking. For all Bookings, your contract will be with the supplier of the Booking in question, and in most cases this will be the owner of the property you’ll be staying at (“Owner(s)”). When making your Booking we will arrange for you to enter into a contract with the Owner of the Booking. Your Booking with us is subject to these Agency Terms & Conditions and any specific booking conditions of the relevant Owner(s) you contract with. The Owner’s booking conditions may limit and/or exclude the Owner’s liability to you.

You may decide to make more than one Booking with us at the same time. The price charged in total for more than one Booking will always equal the prices charged separately for each individual Booking. All Bookings are available to be purchased separately at the same price as they are when more than one Booking is made. This means that any multiple Bookings do not constitute a package as defined in the Package Travel, Package Holidays and Package Tours Regulations 1992.

By making a booking, you agree that:-

  1. you have read these Agency Terms & Conditions and agree to be bound by them;
  2. you consent to our use of your information in accordance with our Privacy Policy;


  1. you are over 18 years of age and where there may be age restrictions in place, you declare that you and all members of your party are of the appropriate age.


The Canopy & Stars online booking system enables Guests to make Bookings 24 hours a day. A Booking is confirmed on receipt of a 25% non-refundable deposit for all Bookings with check in dates of more than 10 weeks away. For all Bookings that have a check in date of less than 10 weeks before check in, payment for the Booking will be required in full and the entire Booking will be non-refundable. The Canopy & Stars telephone booking line is open Monday to Friday 9am to 6pm. When using the online enquiry form, for those Properties without online booking, please allow 24 working hours for us to contact you by telephone to confirm the Booking. If we are unable to reach you by phone we will attempt to contact you by email. We will contact you during Canopy & Stars working hours (Monday to Friday 9am to 6pm). Online or email enquiries will be dealt with in the order they are received, but please be aware that we cannot guarantee reservation of your selected dates until the receipt of suitable payment. Therefore, if possible, we do recommend that you book on the Canopy & Stars website using the online booking system.


1. Booking and payments


1.1 In order to confirm your chosen Booking, you must pay a non-refundable deposit as required by the Owner of the Booking in question (or full payment if booking within 10 weeks of the date of your check-in).


1.2 Your Booking is confirmed and a contract between you and the Owner will exist when we receive payment of the deposit and send you a booking confirmation on the Owner’s behalf. This booking confirmation will normally be sent out within 24 hours in the case of email and seven working days in the case of post, and will contain the details of your Booking and of payments made and due. If you have not received your booking confirmation within the specified time, please notify us as soon as possible by email ( Please check your confirmation carefully and report any incorrect or incomplete information to us immediately. As we act only as booking Agent, we have no responsibility for any errors in any documentation except where an error is made by us.


1.3 Where a deposit has been paid, full balance payment will be due 10 weeks in advance of your check in date and a reminder will be sent to you two weeks prior to this date, where applicable, by email. We automatically take the balance payment using the same card as used to make the deposit payment. It is your reponsibility to advise us if we should use a different card and to contact us by telephone (0117 204 7830) to arrange for alternative payment method. If the balance payment does not successfully go through as there is a problem with your card, such as it expiring, then we will contact you to try and take alternative payment. If we have been unable to take payment after two weeks of the balance due date, then with regret, we will notify the Owner who may cancel your Booking.


1.4 Except where otherwise advised or stated in the booking conditions of the Owner concerned, all monies you pay to us for a Booking will be held on behalf of the Owner(s) concerned.


1.5 Credit Card payments are processed via Alastair Sawday’s Publishing Co. Ltd who provide merchants services facilities to Sawday’s Canopy & Stars Ltd.


2. Cancellation and Amendment by You


2.1 Any cancellation or amendment request must be sent to us by email ( and will be considered and responded to within one working day of receipt. You are also advised to confirm all changes to our Customer Services Department by calling 0117 204 7830. Please ensure that you have received written confirmation of any changes to your Booking prior to travel. Whilst we will always try to help, we cannot guarantee that such requests will be met.


2.2 Amendments and cancellations can only be accepted in accordance with the booking conditions of the Owner of your Arrangements. The Owner may charge the cancellation or amendment charges shown in their booking conditions (which may be as much as 100% of the cost of the Arrangements and will normally increase closer to the date of departure). The Owner may charge cancellation or amendment charges in accordance with its own booking conditions, however for the sake of convenience only, we have outlined the Owner’s charges at clause 2.3 and 2.4 below. Please note that these are the Owner’s own cancellation and amendments charges, not Canopy & Stars’, and therefore the Owner may vary their charges as they wish, without notice to us. The correct charges will be notified to you at the time of your cancellation or amendments.  


2.3 Owner’s General Cancellation Charges:

2.3.1 Cancellation by you at any time will result in your deposit being forfeited, as all deposits are non-refundable.


2.3.2 All monies paid for a holiday (deposit and balance) are non-refundable within 10 weeks before check in date.


2.3.3 Cancellation of any holiday after it has been paid in full and at a date 10 weeks or more in advance of your check in date, will result in forfeiture of your deposit (or an amount equivalent where one was not paid as the holiday was paid in full) and the balance being returned to you. 


2.3.4  Cancellation insurance is available but will be a third party arrangement and not involve Canopy & Stars or the Owner in any way.


2.4 Owner’s General Amendment Charges:

2.4.1 Alterations to your Booking can only be made more than 10 weeks prior to the check in date, after which time alterations will be treated as cancellation. All alterations are subject to availability and may incur a £30 adminstration fee.


2.4.2 Differences in the total amount payable resulting from alterations will be refunded to you in the case of a decrease in price and paid by you in the case of increases in price.


Special note: Generally Owners will charge the above cancellation and amendment charges, however we must stress that these are a guide only and charges may differ from those shown here depending on the Owner. The exact charges will be notified to you by the Owner at the time of cancellation and/or can be found in the Owner’s own booking conditions which are available from the Owner on request.


3. Changes and Cancellations by the Owner

We will inform you as soon as reasonably possible if the Owner needs to make a significant change to your confirmed Arrangements or to cancel them. We will also liaise between you and the Owner in relation to any alternative Booking offered by the Owner but we will have no further liability to you.


4. Complaints

Because the contract for your Booking is between you and the Owner, any queries or concerns should be addressed to them. In the event that you have any complaint about your stay, please notify the Owner as soon as possible. If you don’t follow this procedure there will be less opportunity for the Owner to investigate and resolve your complaint and so make your stay as enjoyable as possible. Delays may also mean that amount of compensation you may be entitled to may be reduced. Whether or not your complaint is dealt with satisfactorily, please also contact us as we appreciate all feedback. It’s important to us and the Owner to know that you’ve enjoyed your stay or if anything could have been improved.


5. Pricing

Canopy & Stars reserve the right to amend advertised prices at any time on behalf of the Owner. We also reserve the right to correct errors in both advertised and confirmed prices.Special note: changes and errors sometimes occur.


6. Information & Accuracy

The information and prices shown on this website are varied from time to time and may change between the time you first view a property and make a Booking. You should check that all the details are as you expect prior to making a Booking. It is always possible that, despite our best efforts, some of the properties (including the features and extras available) may be incorrectly described and/or priced. If we discover this is the case after you have made a Booking, we reserve the right to contact you with details of the correct information and/or pricing and will give you the option to:

(1) proceed with the Booking based on the correct information and/or pricing, which may require the payment of an additional amount by you;


(2) subject to availability, change your booking dates to dates when the pricing can be honoured ad so no additional charge to you. In the event that a lower price can be offered for alternative dates then the difference would be refunded;


(3) cancel the Booking. If we do not receive your instructions within 5 days of contacting you, we reserve the right to cancel your Booking without liability to you.


7. Our Responsibility for your Booking

Your contract is with the Owner and its booking conditions apply. As Agent, we accept no responsibility for the actual provision of the Booking. Our responsibilities are limited to making the Booking in accordance with your instructions and acting properly in accordance with our legal duties as an Agent. We accept no responsibility for any information about the Booking that we pass on to you in good faith. However, in the event that we are found liable to you on any basis whatsoever, our maximum liability to you is limited to twice the cost of your Booking (or the appropriate proportion of this if not everyone on the Booking is affected). We do not exclude or limit any liability for death or personal injury that arises as a result of our negligence or that of any of our employees whilst acting in the course of their employment.


8. Pets

Not all properties accept pets. If you wish to take your pet on holiday, please advise us before booking and we can check whether pets are accepted at the property. You must obtain the prior consent of the Owner before taking any pets to the property. A nightly charge may be made by the Owner for each pet and additional terms may apply.


9. VAT

Many of the Owners of properties in the Canopy & Stars portfolio are not registered for VAT in which case no tax is payable. Where VAT is payable, the tax is included in the advertised holiday rental price.


10. Visa, passport and health requirements.

Unless you tell us otherwise, we assume that all members of your party are British citizens who hold or will hold full British passports valid for the entire duration of the Arrangements you chose to purchase. Information on visa, passport and health requirements, where given and applicable, is so given on this basis. Requirements may change and you are therefore strongly recommended to check the up to date position with the Owner of the Booking, Passport Office, appropriate embassy or consulate or your doctor as applicable in good time before the commencement of your holiday.


11. Insurance

You are strongly recommended to take out personal travel insurance for all members of your party. It is your responsibility to ensure that the insurance you purchase is adequate and appropriate for your particular needs. Please read your policy details and take them with you on holiday.


12. Special requests

If you have any special requests (for example dietary requirements, cots or room location), please let us know at the time of booking. We will pass on all such requests to the Owner, but unfortunately, we can't guarantee that they will be met and we will have no liability to you if they are not.


13. Group Bookings

Not all Owners accept Bookings for a single sex group (for example, a stag or hen party). Guests wanting to make such a Booking should check with us beforehand to enable us to check whether the Owner is prepared to accept the Booking. We will then advise you accordingly. In event that an Owner does not accept this type of Booking then it is with regret, that the Booking may be cancelled and cancellation fees may apply. It is the Guest’s responsibility to enquire with Canopy & Stars and/or check on our website beforehand to make sure that this type of booking is permitted.


14. Maximum Numbers

Please note that except by prior arrangement confirmed in writing, only the number of persons specified on a booking confirmation may occupy  a property. Most owners reserve the right to refuse admittance or revoke a booking if this condition is not observed and you are unlikely to receive any refund.


15. Your Responsibilities

Please note that you have a contract with the Owner of the property. As such you are under a responsibility to behave in a proper, appropriate and legal manner whilst staying at the property with due respect to the Owner, the Property and other guests and their property. You are responsible for informing the Owner of any losses or damage to the property as soon as possible. Please note that you will be liable to pay the Owner for any losses or damage to the property caused by you or a member of your party (except reasonable wear and tear). Some Owners will also require damage deposits. You must also leave the property by the check-out time specified on your booking. If any guest behaves inappropriately or improperly (of which the Owner will be the final judge on their Property), or illegally, the Owner reserves the right to ask the guest and their party (at their discretion) to leave the Property before the end of the holiday period and/or refuse any future bookings from you.  Any refund for so doing will be at the entire discretion of the Owner. In addition, the Owner reserves the right to sue the guest for any loss, damage or injury caused to the Owner, the Property or to other guests and/or their property. As agent, we will have no liability to you in these circumstances. 


16. Governing Law and Jurisdiction

These terms and conditions have been drafted in accordance with and are governed by English law and the courts of England and Wales have exclusive jurisdiction in relation to any and all disputes arising out of these Agency Terms & Conditions.


17. Discrepancies

In case of a discrepancy between these Agency Terms & Conditions and any other Canopy & Stars literature, these Agency Terms & Conditions shall prevail.


18. Validity clause

In the event that a court finds that a condition in these Agency Terms & Conditions is illegal or void, the illegal or void provision will be severed from the remainder of the Agency Terms & Conditions, which will continue to be valid and have full force and effect.