Terms of Service & Booking Conditions

Black Water River Holiday Lets
Inchbae, Garve, Ross-shire, IV23 2PG
Last updated: September 2026

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These Terms of Service and Booking Conditions apply to use of the Black Water River Holiday Lets website and to accommodation booked directly with us.

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By making a booking, you confirm that you have read and agree to these terms. If you book through a third-party platform such as Airbnb, Booking.com or another booking provider, that provider’s terms may also apply.

About Us

 

Black Water River Holiday Lets provides holiday accommodation at Inchbae in the Scottish Highlands.

Our accommodation currently includes individual holiday properties offered through our website and other booking platforms.

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Our contact details are:

Black Water River Holiday Lets
Inchbae
Garve
Ross-shire
IV23 2PG

Telephone: 07301 269 916
Email: admin@blackwaterholidaylets.co.uk

Website: www.blackwaterholidaylets.co.uk

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Making a Booking

A booking is subject to availability and is not confirmed until you receive confirmation from us or from the booking platform through which the reservation was made.

The person making the booking must be at least 18 years old and must have authority to make the booking on behalf of everyone included in the reservation.

You are responsible for ensuring that the information supplied when making your booking is accurate.

The number of guests staying at the property must not exceed the maximum occupancy shown in the property description or booking confirmation unless we have agreed otherwise in advance.

 

Prices and Payment

The price payable will be the price shown and agreed when the booking is made.

Any deposit, balance payment, security deposit or other charge applicable to your booking will be clearly shown before you complete your reservation or in your booking confirmation.

Payment must be made by the dates specified in the booking confirmation.

If payment is not received when due, we may contact you and give you a reasonable opportunity to make payment before cancelling the booking.

 

Cancellation by Guests

The cancellation terms that apply to your stay will be those clearly displayed when you make your booking and confirmed in your booking confirmation.

If you booked through a third-party booking platform, cancellation and refund arrangements may be administered according to the cancellation policy selected on that platform.

Please contact us as soon as possible if you need to cancel or change your booking.

Holiday accommodation provided for a particular date or period is generally excluded from the statutory 14-day cooling-off right that applies to many other distance contracts. Your contractual cancellation rights will therefore normally be those shown to you when you book, together with any rights you have under applicable consumer law.

Any cancellation charges will be applied fairly and will not override rights that you have under consumer law. UK guidance specifically warns against disproportionate cancellation charges or automatically retaining all advance payments where doing so would be unfair.

We recommend that guests consider appropriate travel insurance covering cancellation, illness, travel disruption and other unforeseen circumstances.

 

Changes to a Booking

If you would like to change your arrival date, departure date, property or number of guests, please contact us.

We will try to accommodate reasonable requests but changes are subject to availability and may result in a change to the booking price.

No change is confirmed until we have confirmed it in writing.

 

Cancellation or Changes by Us

Very occasionally, circumstances outside our reasonable control may mean that we are unable to provide the accommodation you booked.

If this happens, we will contact you as soon as reasonably possible.

Where we have to cancel your accommodation and you have not caused the cancellation, we will normally offer either suitable alternative accommodation where available, alternative dates, or a refund of amounts paid for accommodation we are unable to provide.

Nothing in these terms removes any statutory rights you may have.

Arrival and Departure

 

Check-in and check-out times will be provided in your booking confirmation or pre-arrival information.

Guests should not enter the accommodation before the agreed check-in time unless prior arrangements have been made.

On departure, please leave the property by the stated check-out time so that we have sufficient time to prepare it for incoming guests.

Late departure may result in a reasonable additional charge where it causes additional costs or disruption.

Your Accommodation

We make reasonable efforts to ensure that descriptions, photographs, facilities and information provided about each property are accurate.

Minor changes may occasionally occur between the photographs or description and the property at the time of your stay, for example where furniture, appliances or decorative items have been replaced.

We will inform guests of significant changes that materially affect a booking where reasonably possible.

Our services will be provided with reasonable care and skill, as required by the Consumer Rights Act 2015.

 

Rural Highland Location

Black Water River Holiday Lets is in a rural Highland location.

Guests should take this into consideration when planning their journey and stay. Weather conditions, wildlife, road conditions, mobile telephone coverage, internet connectivity and public transport availability may differ considerably from those found in towns and cities.

During periods of severe Highland weather, travel may take longer than expected.

Temporary interruptions to services such as electricity, internet, mobile coverage or water can occasionally occur for reasons outside our direct control. If a problem occurs, please contact us and we will take reasonable steps to resolve matters within our control.

Guests and Visitors

Only the guests included in the booking may stay overnight unless we have agreed otherwise.

You remain responsible for the behaviour of members of your party and visitors invited onto the property.

The accommodation must not be used for parties, commercial events or other large gatherings without our prior written agreement.

Children

Children are welcome where the individual property is suitable for them.

Parents and guardians remain responsible for children in their care at all times.

Our location includes natural features associated with the Scottish Highlands, including rivers, woodland, uneven ground, roads and surrounding countryside. Appropriate supervision is therefore particularly important.

Pets

Pets are welcome only in properties advertised as pet-friendly or where we have specifically agreed to accept them.

Pets must be kept under reasonable control and must not cause damage, nuisance or disturbance to other guests, neighbouring properties, livestock or wildlife.

Owners remain responsible for cleaning up after their pets and for reasonable costs arising from damage caused by them.

Assistance dogs will be accommodated in accordance with applicable law.

 

Smoking

Smoking and vaping are not permitted inside our holiday accommodation unless a particular area is expressly designated for that purpose.

Guests may be responsible for reasonable additional cleaning or repair costs where smoking inside a property causes damage or requires specialist cleaning.

Care of the Property

Please treat the accommodation, furnishings, equipment and surrounding grounds with reasonable care.

Guests should report significant damage, breakages or faults as soon as possible so that we have an opportunity to address them.

We understand that accidents happen and ask guests to tell us promptly if something is damaged.

Where damage results from deliberate, reckless or negligent behaviour, we may seek reimbursement for the reasonable cost of repair, replacement or additional cleaning.

We will not impose arbitrary or disproportionate damage charges.

 

House Rules

Property-specific house rules supplied in your booking confirmation, welcome information or displayed within the accommodation form part of your booking conditions where they have been made available to you.

These may include reasonable requirements concerning noise, parking, waste and recycling, pets, use of outdoor spaces and consideration for neighbouring guests.

Serious or repeated breaches that create a safety risk, cause significant damage or substantially disturb other guests may result in us asking the individuals responsible to leave.

 

Parking and Vehicles

Parking is provided subject to availability and any instructions displayed at the property.

Vehicles and their contents are left at the property at the owner’s risk except where loss or damage results from something for which we are legally responsible.

Please drive slowly and carefully within the property grounds.

 

Personal Belongings

Guests are responsible for looking after their personal possessions during their stay.

Please contact us promptly if you believe you have left something behind.

Where practicable, we will try to locate and return lost property. We may ask you to pay reasonable postage or courier costs.

Safety

Guests must not interfere with smoke alarms, fire safety equipment, electrical installations or other safety equipment.

Any safety problem or serious maintenance issue should be reported to us immediately.

 

Emergency services can be contacted by calling 999.

River, Countryside and Outdoor Activities

 

The River Black Water and surrounding Highland countryside form part of the character of the location but are natural environments.

Guests choosing to walk, fish, cycle or take part in other outdoor activities should assess conditions and their own ability appropriately, use suitable equipment and follow applicable access, fishing and safety rules.

Nothing in these terms is intended to exclude or restrict our legal responsibilities where we owe you a duty of care.

Fishing

Where fishing is offered as part of a particular property or stay, this is subject to any applicable permissions, seasonal restrictions, river conditions and rules provided to guests.

Fishing cannot be guaranteed simply because a property is situated close to the river.

Wi-Fi and Internet Access

Where Wi-Fi is provided, it is intended as an additional guest facility.

Because of our rural location, connection speeds and availability may vary.

Guests must not use our internet connection for unlawful activity or in a way that significantly interferes with its availability to other users.

 

Complaints and Problems During Your Stay

We want guests to enjoy their stay.

If something is wrong with your accommodation, please contact us as soon as reasonably possible so that we have an opportunity to investigate and, where appropriate, correct the problem during your stay.

Where possible, please do not wait until after departure to report an issue that we could reasonably have addressed while you were staying with us.

This does not affect your statutory consumer rights.

 

Our Liability

Nothing in these terms excludes or restricts liability where doing so would be unlawful.

In particular, we do not exclude or restrict liability for death or personal injury resulting from negligence. The Consumer Rights Act specifically prevents businesses from excluding liability for death or personal injury caused by negligence.

We are not responsible for losses that could not reasonably have been foreseen when the booking was made or for losses arising from circumstances for which we are not legally responsible.

If you are booking accommodation for business or commercial purposes rather than as a consumer, different legal considerations may apply.

Events Beyond Our Reasonable Control

Events such as severe weather, flooding, fire, interruption of utilities, road closures, government restrictions or other circumstances outside our reasonable control may affect the provision of accommodation.

We will take reasonable steps to minimise disruption and will communicate with affected guests where appropriate.

Your legal rights will not be affected by this clause.

Website Use

The information on our website is provided to help guests research and book accommodation and explore the surrounding area.

You may use the website for lawful personal purposes.

You must not deliberately interfere with the website, attempt unauthorised access to our systems, introduce malicious software or use our website for unlawful purposes.

Website Content

Unless otherwise stated, the text, branding, logos, graphics and original material on our website belong to Black Water River Holiday Lets or are used with permission.

You may view and print reasonable extracts for personal use, such as booking information or directions.

Content must not be reproduced commercially without permission.

External Links

Our website may link to external services including Google Maps, what3words, visitor attractions, restaurants, tourism websites, social media services and booking providers.

We provide these links for convenience and information.

External websites are operated independently and we are not responsible for their content, availability or privacy practices.

Privacy and Cookies

Your personal information is handled in accordance with our Privacy Policy.

Our use of cookies and similar website technologies is explained in our Cookie Policy.

These policies should be read alongside these Terms of Service.

Third-Party Booking Platforms

Where accommodation is booked through an external booking platform, some elements of the transaction may be governed by that platform’s terms, including payment handling, cancellation processing and dispute procedures.

These Terms of Service continue to apply to matters concerning the use and occupation of our accommodation where they are compatible with the terms of the booking platform and applicable law.

Changes to These Terms

We may update these Terms of Service from time to time.

Changes will not normally alter the contractual terms of an existing confirmed booking unless the change is required by law or agreed with the guest.

The version applying to your booking will generally be the version provided or available when your booking was made.

Governing Law

These terms and bookings made directly with Black Water River Holiday Lets are governed by the laws of Scotland.

Any dispute will be subject to the jurisdiction applicable under Scottish and UK law.

Nothing in this section removes any mandatory consumer protection or jurisdiction rights available to you because of where you live.

Contact Us

If you have any questions about these terms, your booking or your stay, please contact:

Black Water River Holiday Lets
Inchbae
Garve
Ross-shire
IV23 2PG

Telephone: 07301 269 916
Email: admin@blackwaterholidaylets.co.uk