Borve Lodge Estate

Booking Terms & Conditions

1. Reservations

Bookings made through our online booking system are provisional until they are confirmed by Borve Lodge Estate.

Online bookings can be secured with a deposit of 25%, but remain provisional until confirmed in writing by Borve Lodge Estate.
Payment of the deposit is taken as acceptance of our Terms and Conditions, laid out here. From the moment of this payment, our Terms and Conditions are binding.

The remaining balance of payment is to be paid no later than 8 weeks prior to arrival date unless. As a courtesy, we will endeavour to contact guests shortly before the date to remind them the payment is due. However, should we, for any reason, be unable to provide this reminder, guests are still obliged to pay the balance by the appropriate date. Guests who experience any difficulties in making the balance payment by the due date should contact the Estate Office, as failure to pay the balance by the due date without prior arrangement will be viewed as a termination of the contract.

Bookings made within 8 weeks of arrival date are payable in full.
Borve Lodge Estate has a minimum stay policy at each property details of which can be found on the individual property pages on our website.
Provisional bookings will be held for 7 days. If Borve Lodge Estate does not receive the deposit within this period, we will try to contact the guest. If we fail to make contact or agree new arrangements, then Borve Lodge Estate may cancel the booking and will not be held liable for any inconvenience caused.

On receipt of deposit or full payment the booking will be confirmed in writing. Guests should check the details on the confirmation carefully and inform us immediately if anything is incorrect or incomplete.

2. Arrivals & Departures

Our arrival and departure times will be notified to you prior to your arrival. Current times are provided below but are subject to change as may be necessary for the safe operation of the business.

Properties will be ready for guests from 17:00 hrs on the date of arrival. Guests arriving at The Broch and The Rock House should arrange their arrival time with our Head Housekeeper.

The property must be vacated by 10:00 hrs on the date of departure unless otherwise arranged with the Head Housekeeper. Housekeepers reserve the right to enter the property at 10:00 hrs to begin changeovers. The property should be left clean and tidy and any damages must be reported prior to departure. If the property is left in an unreasonably dirty or inappropriate manner, this may result in an additional cleaning surcharge and we may withhold the refund of the security deposit for this purpose.

3. Pets

Well behaved pets are welcome at Laxdale Cottage and from summer 2023 at Claddach House and Tarasaigh House, for which an additional charge will be applied to the booking.  Pets must be noted on the booking form. All other properties are strictly no pets allowed with the exception of assistance dogs for which guests should contact us prior to making a booking.

Bookings from guests with pets are accepted on the understanding that all flea and worming treatments are up to date. Pets should not be left unattended in property and must not be allowed on the beds or furniture at any time. Pet owners are also responsible for removing any fouling from around the property and the Estate reserves the right to charge for any damage caused or extra cleaning needed. We ask guests to ensure dogs are kept on a lead where livestock are present and particularly during lambing season; we ask all visitors to respect the local community and to adhere to any notices on crofts regarding dogs.

4. Smoking

All the properties are strictly no smoking and no vaping.  In the event of any member of the party breaching our smoking policy, Borve Lodge Estate will make a charge for any additional cleaning and damage caused as a result, and the good housekeeping security deposit paid may be withheld. 

5. Damages

Guests are responsible for and must pay for any damage they or their guests (including pets) cause to the property, its contents or surroundings.

6. Occupancy

The occupancy of the property should not extend beyond the number of nights stated on the booking form.

Bookings are non-transferable and the properties cannot be sub-let.

The property must not be used for anything other than accommodation for paying guests.

7. Bedding and Towels

All bed linen and towels are provided free of charge for guests during their stay.

8. Telephone

For safety reasons all properties have a fixed landline with telephone for use in emergencies or to contact the Office or Estate staff. We reserve the right to charge for excessive use of the telephone at our telephone service providers rate.

9. Holiday Protection

To minimise the cost and inconvenience of cancelled bookings we would strongly advise guests to take out holiday insurance. As well as cancellation and curtailment insurance, guests are recommended to take out holiday insurance to cover loss or damage to personal effects as Borve Lodge Estate will not be responsible for any cancellation costs or loss or damage.

Where there are ferry/plane disruptions due to bad weather conditions, any form of industrial action, guests suffer personal accident, injury or sickness prior to travel, or an event as outlined in paragraph 12 below, Borve Lodge Estate cannot be held responsible for non-arrival at the properties and no refunds will be given.

Borve Lodge Estate will not be responsible for any loss or damage, suffered by you or your property, during your stay with us.

10. Cancellation and Refunds

If guests need to cancel a reservation for any reason we must be notified immediately in writing. Once we receive this notice, the booking will be cancelled and the dates will be released from the calendar. In the event of a cancellation we will make every effort to re-let the booking. We will retain any deposits and balance payments already paid to us until the property is re-let and will contact guests when we have filled these dates. In this instance, guests will then be reimbursed.

We strongly advise that guests take out insurance cover to prevent the following additional costs.

If we are unable to re-let the property for the same dates, cancellation costs will be incurred as follows:

More than 8 weeks before booking commences your deposit will be forfeited.
Less than 8 weeks you will be liable for the full cost of rental (i.e. deposit & full balance).

In addition, Borve Lodge will be entitled to retain from the monies guests have paid (or pursue guests for this sum for if they have not yet paid) the difference between the amount received for the new booking (if less than that paid or payable by the guest) and the amount payable by the guest for the original booking.

11. Cancellations and changes made by Borve lodge Estate:

Each booking is made in good faith with the belief that the booked property will be available to the guest on the date stated. In the unlikely event that we are unable to accommodate a confirmed booking it may be necessary to offer alternative accommodation of equal or a superior standard.

If at any time we need to make changes that will significantly affect a guest’s experience, we will inform the guest as soon as possible offering a suitable alternative. If for reasons beyond our control we are unable to offer a suitable alternative, we will contact the guest to discuss further options. This does not apply to minor changes or events during the stay, resulting from unusual or unforeseeable circumstances beyond our control.

We cannot be held responsible for cancelling any booking because of a guest’s failure to comply with any requirement of our Terms & Conditions, and Borve lodge Estate cannot be held liable for any expenses, costs or losses incurred by guests as a result of any change or cancellation made.

12. Force Majeure and events beyond Borve Lodge Estate’s control

A Force Majeure means extraordinary, unforeseeable or unavoidable events beyond Borve Lodge Estate’s control. Such events may prevent or hinder us from fulfilling booking obligations and may result in the booking being cancelled or changed. Events include, but are not limited to, war or threat of war, terrorism, civil disobedience including riot or strike, governmental measures, pandemic, natural or industrial disaster, fire, flood, unexpected weather conditions, closure of airports or ferry services, industrial disputes, unforeseen operational decisions by ferry companies and airlines such as technical or maintenance problems, changes in schedules or disruption to their infrastructure.

Under these conditions, Borve Lodge Estate is free of liability for damages or other penalties, including if we are unable to fulfil a booking in part or in full. We strongly recommend that all guests take out comprehensive travel insurance to meet all contingencies. It is the guest’s responsibility to ensure that any insurance cover they have, provides adequate cover for their needs and for the duration of their stay. We urge guests to check their insurance policy carefully before travelling and ensure it is suitable for their needs.

13. Restriction on Rental

We reserve the right to remove person or persons from the property due to unreasonable behaviour, damage to the property or exceeding the stated occupancy or breaching any of the stated booking terms and conditions. In this case Borve Lodge Estate will class this as a breach of contract and no monies will be refunded.

Borve Lodge Estate reserves the right to refuse any booking.

14. Data Protection

Borve Lodge Estate will not disclose any personal details provided by guests, to other parties for any purpose unless this is specifically requested by guests in writing, and by agreement. If you wish your details to be removed from Borve Lodge Estate records following your visit, please let us know.

15. COVID-19


In the unlikely event that you or one of your party develop symptoms of COVID-19 and Government guidance or regulation prevents you from travelling home as planned, we will permit you to extend your stay for the period of isolation required by the Government at the same nightly rate as you paid in your original booking.


We may need to cancel your booking at short notice due to COVID-19 (e.g. for outbreak on the island, return to lockdown, or the guests before you having to self-isolate). If one of our other properties is available, then you will be offered that, if not then we will try to find similar alternative accommodation for you, but we cannot guarantee this will be available. In such cases, our liability to you will be limited to returning all monies received by us for your booking (or moving your booking plus monies paid to us, to another suitable date).


We will make you aware of the measures we have taken to comply with Government guidance to reduce the spread of COVID-19. If you expect or require any additional measures to be taken, please let us know asap.

These Booking Conditions supersede any previous issues and are subject to change.
Issued May 2021.

2024 Winner of the BBC, Scotland’s Greatest Escapes

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