Prices & Terms

Book Online Now!

Please use the live up-to-date calendar below to check availability


April to November 

(3, 4, and 7 night stays ONLY)

Monday to Friday 


Friday to Monday 

(15% off ALL 7 night stays!)

November to April 

(2, 3, 4, and 7 night stays ONLY)



Friday to Monday (or any combination thereof)

(15% off ALL 7 night stays!)


We do not offer 1-night stays, or 2 nights over a weekend

Check in Time is from 4pm

Check out by 10am

Bookings are for up to six people

Bedding and Towels are provided

Use the interactive calendar below to check real-time availability and to book.

JUNK MAIL - Once you have made a reservation you WILL receive a Booking Confimration but these emails often end up filtered as Junk! 



















Dogs in Trees don’t really go so no pets and DEFINETELY NO SMOKING...for very obvious reasons!!

We have a very strict no-noise after 11pm or before 8am policy.  This is for the benefit of not only people camping at The Hideaway but also for the wildlife, you are in their space after all!

A damage deposit of £250 is added to all bookings and is returned 5-10 days after departure, 

(subject to there being no breakages/damage and LEFT AS FOUND is adhered to; i.e. to leave the property in a similar condition as you found it when you arrived; this means making sure all crockery/pots/pans/etc are clean and put away, rubbish taken out and please place used towels and robes in the shower).

Please check our Terms before booking but especially our Cancellation Policy. By booking with us you are agreeing to be bound by these Terms and Conditions.

Terms & Conditions for Rufus’s Roost Treehouse


In these booking conditions, 'you' and 'your' means all people named on the booking form (including anyone who is added or replaced at a later date). ‘We’, ‘us’, ‘Owner’, and ‘our’, ‘the property’ means Rufus’s Roost Treehouse, Baxby Manor, Husthwaite, York, YO61 4PW


Before booking through us, please read these booking conditions carefully and all the other information relevant to your booking.

We recommend that you take out enough travel insurance to cover you for your total stay, INCLUDING CANCELLATION COVER.

1. Making your booking 
All bookings depend on the property and other arrangements being available. You, as the person in charge of the party (“the party leader”), must be at least 18 years old at the time of booking. All other members of the party must authorise you to make the booking on the basis of these booking conditions. By making the booking, you confirm that you are authorised to make the booking and that all other members of the party agree that the booking will be governed by these booking conditions. You, as the party leader, are responsible for making all payments due to us.

As long as the property is available and we have received all the relevant payments from you, we will give you written confirmation (see below) as soon as reasonably possible. This confirmation will show your booking details, the amount you have paid and the amount you still owe for the booking. Your binding contract with us will begin when we issue you with the written confirmation. If we pay the deposit into our bank account, it will not mean we have accepted a booking unless we have issued you with written confirmation. Please do not make any other travel arrangements until we have issued you with a written confirmation.  If you book with us online, we will acknowledge that we have received your booking and then send you confirmation by email. It is your responsibility to check your emails regularly and to let us know about any change to your email address.

We have the right to refuse any booking before we send you your written confirmation. If we do this, we will tell you in writing and promptly refund any money you have paid to us. In this case we, nor other service provider (if any), will have any legal responsibility to you.

As soon as you receive your confirmation, you must check the details carefully. If anything is not correct, you should tell us immediately. Please ensure that names are exactly as stated in the relevant passport. We have no responsibility for any errors in any documentation except where an error is made by us.

Where we offer the option of a provisional telephone booking, the property will be released for general sale after the agreed time period (usually 24 hours) unless you fully confirm the booking.

Even if we have sent a written confirmation we have the right to cancel a booking where there are reasonable grounds to believe that (i) it is not legitimate (ii) you are likely to breach any of our booking conditions (iii) information supplied by you in relation to your booking is incorrect (iv) you have behaved in a vexatious, abusive or unlawful manner to owners, suppliers or to our staff. If we cancel your booking, we will tell you in writing and we will have no legal responsibility to you.

2. Payment 
When you book, you must pay the deposit amount then due plus any applicable booking fee by debit or credit card. We only accept payment in pounds sterling. We must then receive the rest of the money owed no less than 10 weeks before the start of your stay. However, if you book less than 10 weeks before the start of your stay, we must receive full payment of the total cost of your booking when you make the booking.

If you do not pay any payment due in relation to your booking by the appropriate date we are entitled to assume that you want to cancel your booking. In this case, your booking will be cancelled immediately and the provisions of clause 4b will apply. You may also need to pay additional charges.

There is no charge for debit or credit card payments. If your bank refuses to make your payment for any reason, we are entitled to make an administration charge of £31.

3. Pricing 
We keep the prices charged under constant review and the prices of unsold arrangements may be increased or reduced at any time. We may also correct mistakes in the pricing of unsold arrangements at any time. We will confirm the price of your booking when you make it. As changes and mistakes (we are only human!) can happen, you must check the price and all other details of your chosen arrangements at the time of booking.

All prices quoted or otherwise given to you include all charges and any taxes or government charges which may apply to your booking at the time it is made. You may be required to pay any additional taxes that arise after your booking has been confirmed.

We can pass on to you, in full, after we have confirmed your booking, all costs or charges which are connected with your booking, including any price increases due to changes in the exchange rates of currency.

All accommodation prices are for the property as a whole and are not on a per person basis. Maximum of 6.

4. If you change or cancel your booking

a) Changes;
We treat changes to your dates as a cancellation of the original booking and so you will have to pay cancellation charges as per the table below.


b) Refunds, Cancellations and Amendments;

We would be very sorry to hear of your need to cancel your arrangements and will happily discuss alternatives with you. Should you wish to cancel your holiday, you will be charged the appropriate cancellation fee as per the below. By making a booking, you agree that this refund, cancellation and amendment policy will apply to your booking.  All refunds, cancellations and amendments will be dealt with in line with this policy.

Provisional Bookings will be help for 24 hours at which point unless a deposit payment has been made reservations will be automatically cancelled.

The visitor may cancel the reservation at any time. If a cancellation occurs the following refund policy applies:


Cancellation charges

Number of days before the start date of your trip that we receive your notice to cancel (or on which you are deemed to have cancelled)

Cancellation charge (plus all booking fees, any insurance premiums, credit-card charges or administration fees you owe)

More than 70 days

Full deposit (including any balance of the deposit due)

43 to 70 days

50% of the total cost or full deposit (including any balance of deposit due), whichever is greater.

29 to 42 days

75% of total cost

8 to 28 days

90% of total cost

7 days or less

100% of Total cost

i) Refunds cannot be given in the event of leaving due to inclement weather or the decision to cut short a holiday that has been previously paid for.

ii) In the event of severe weather, the need to evacuate the property or if the property becomes unusable, inaccessible or unavailable due to circumstances beyond the visitor’s control either prior to or during a stay, a full refund will be offered, this decision will be made by the Owner.

iii) If you do not turn up when you have made a booking, by 11pm on the first day of the booking (without letting the owner know), we will treat you as having cancelled the booking and you will not be entitled to a refund. Note: If you believe that your arrival will be delayed beyond 8pm it is important that you call us in order that we can ensure there is someone available to greet you on arrival.

iv) If you leave the property early for any reason (including the weather, unless we class the conditions as being too severe to stay), or you leave early without giving a reason, we will keep any unused fees and you will not be entitled to a refund.

v) If adverse circumstances, for example flooding, result in the Owner cancelling your booking at any time, a full refund of your deposit or unused fees will be made. If the property needs evacuating in an emergency situation and there is insufficient time to process a refund on site, you will be contacted as soon as possible after the evacuation in order for the refund to be arranged.

Please note that we cannot accept bookings from persons under the age of 18 unless they are going to be accompanied by an adult for the duration of their stay.


5 Events beyond our control 
Unless we say otherwise in these booking conditions, unfortunately we will not be legally responsible for any compensation if we are prevented from carrying out our responsibilities under this contract as a result of events beyond our control. This means an event we could not, even with all due care, avoid, including:


o         strike, lock-out or labour dispute;


o         natural disaster;


o         acts of terrorism, war, riot or civil commotion;


o         malicious damage;


o         keeping to any law or governmental order, rule, regulation or direction, including advice from the foreign office to avoid or leave a country;


o         accident;


o         breakdown of equipment or machinery;


o         insolvency or bankruptcy or service provider;


o         fire, flood, snow or storm;


o         difficulty or increased cost in getting workers, goods or transport; and


o         other circumstances affecting the supply of goods or services.


We cannot be held responsible for noise or disturbance which comes from beyond the boundaries of the property or which is beyond our control. If we know about a problem before you arrive, we will contact you to let you know.

We cannot be held responsible for the breakdown of mechanical equipment such as pumps, and boilers, nor for the failure of public utilities such as water, gas and electricity.

6 Insurance

We recommend that you take out enough travel insurance to cover you for your total stay, INCLUDING CANCELLATION COVER.


7 Disabilities and medical problems 
If you or any member of your party has any medical problem or disability that may affect your booking, please tell us before you confirm your booking and give us full details in writing as early as possible before you travel. If We reasonably feels unable to properly meet that person’s particular needs, we can refuse or cancel the reservation.


8 Arrival and departure

You can arrive at your property at any time after 4pm (unless we tell you otherwise, for example on your confirmation) on the start date of your rental period. You must leave by 10am on the last day. If your arrival will be delayed beyond 8pm on the start date of your rental period, you must contact Us, details are given in the booking confirmation email. If you fail to do so, you may not be able to get into the property. If you fail to arrive by 11pm on the day of the start date of your rental period and you do not let Us know you are arriving late, we may treat your booking as having been cancelled by you. In this situation, we will not refund any money you have paid.


Behaviour - You and all members of your party agree:

o         to keep the property clean and tidy;


o         LEAVE AS FOUND-; to leave the property in a similar condition as you found it when you arrived; this means making sure all crockery/pots/pans/etc are clean and put away, rubbish taken out and please place used towels in the shower.


o         to behave in a way at all times while at the property which does not break any law;


o         not to use the property for any illegal or commercial purpose;


o         not to sublet the property or any part thereof or otherwise allow anyone to stay in it who we have not previously accepted on behalf of the owner as a member of your party;


o         Not to behave in anti-social manner, breach the peace or otherwise act in a way that may disrupt or affect the enjoyment of others.


Maximum occupancy - You must not allow more people than the website states (six) to stay overnight in the property. You cannot arrange for visitors to the property without the advance consent of the owner. You cannot significantly change the number of adults or children during your stay. (For example, if you book for two adults and two children, you cannot arrive with four adults and no children.) You must not hold events (such as parties, celebrations or meetings) at the property without the advance consent of the owner. If you do any of these things, We can refuse to hand over the property to you, or can repossess it. If We do this, we will treat this as you cancelling the booking. In these situations you will not receive a refund of any money you have paid for your booking. And we will not be legally responsible to you as a result of this situation. (This will include, for example, any costs or expenses you have to pay due to not being able to stay in the property, such as the cost of finding other accommodation.) We are under no obligation to find any alternative accommodation for you.

At the risk of losing your Damage Deposit; STRICTLY NO SMOKING and NO PETS.


9 Damage 
You are responsible for and agree to reimburse to the owner any breakage or damage in or to the property that is caused by you or any members of your party or any other persons invited into the property by you. We can ask for an extra payment from you to cover any such costs above and beyond the £200 damage deposit.

We expect the accommodation to be left in a ‘as found’ state on departure. If in our opinion, additional cleaning is required, you will be liable for the cost of this cleaning.

You may need to check and sign an inventory of the property and its contents on arrival at the property. If you discover that anything is missing or damaged on arrival please notify us.

10 Right of Entry 
The owner is allowed to enter the property (without letting you know first if this is not practical or possible) if special circumstances or emergencies happen (for example if repairs need to be carried out) or if you break any of these booking conditions, the owner’s own terms and conditions or any other terms that apply to your booking and/or the property. The owner also is allowed to enter the property to inspect it (including but not limited to where you have complained about the property). If this happens, you will be given reasonable notice first.

You agree to allow the owner (including workmen) access to the property as required by this clause.

11 Unreasonable behaviour 
We can refuse to hand over the property if the unreasonable behaviour of anyone in your party is likely to cause offence to other guests, to members of staff or to neighbours, or if we have reasonable cause to believe you or any member of your party will cause damage or loss to the property, its services or facilities. If this happens, the contract between you and the owner will end and you will not receive any refund and we will have no further responsibility to you.

We can end a stay after the keys have been handed over, if the unreasonable behaviour of anyone in your party (including anyone invited into the property by you) is likely to spoil the enjoyment, comfort or health of other guests, residents, neighbours or members of staff or where you or any member of your party (or anyone invited into the property by you) has broken or is likely to break any of these booking conditions, the Owner’s terms and conditions or any other terms and conditions applicable to the property which you have been told about. If this happens, you will have to leave the property immediately and no refund will be given. You may also be responsible for any costs the owner has as a result of your behaviour as set out in clause 9.


12 Complaints

If you want to complain we will want to take action to sort your complaint out as soon as possible. It is essential that you contact Us immediately if any problem arises so that it can be sorted out as quickly as possible. It is often extremely difficult (and sometimes impossible) to sort out difficulties properly unless We are told promptly. If you discuss the problem with Us during your stay at the property, it can usually be sorted out straightaway. In particular, complaints which would only be temporary (for example, complaints on how the property is prepared or the heating not working) cannot possibly be investigated unless registered during your stay. If you feel that the problem has not been dealt with to your satisfaction, you must, within 28 days of returning from your stay, put your complaint in writing to us,  We have designed this procedure to make sure we can sort out complaints as quickly as possible. Please help us to help you by following this procedure. If you fail to do so, this may affect your entitlement to claim compensation if this would be appropriate.


13 Governing law and jurisdiction 
English law will govern any dispute, claim or other matter that may arise in relation to your booking and you agree that any dispute will be dealt with exclusively by the courts of England and Wales.


14. Communicating with you 
To process your booking we will need to collect and process personal information. This may, for operational reasons, be held overseas. Furthermore, where your booking includes arrangements and accommodation located overseas, we will have to send your personal data overseas to enable owners/service providers to provide your booking. Where this results in personal data being sent to a country outside the EU/EEA, you accept that rules on data protection may not be as stringent as they are in this country. We may from time to time record telephone calls to our contact centre. We do this for training purposes and to improve the overall quality of our service. For more detailed information about how we use personal information, please see our Privacy Policy which can be found on our website.

We would like to send you information about products and services that may interest you. We may do this by post, telephone, text message or email If you would rather that we did not do this, please tell us when you book. Or you can indicate your preferences as part of our online booking process.


Privacy Policy

We are committed to protecting your privacy. We will only use the information that we collect about you lawfully (in accordance with The Data Protection Act 1998).

Data Protection

  • We collect information about you for 2 reasons: firstly, to process your order and secondly, to provide you with the best possible service.

  • The type of information we will collect about you includes: your name, address, phone number, and email address. We will never collect sensitive information about you without your explicit consent.

  • The information we hold will be accurate and up to date. You can check the information that we hold about you by emailing us. If you find any inaccuracies we will delete or correct it promptly. The personal information which we hold will be held securely in accordance with our internal security policy and the law.

  • We will never disclose your details to any third party or transfer it anywhere.

  • We will never collect sensitive information about you without your explicit consent.


Cookie Policy

The only cookie we use on this website is for our analytics. This is a third party cookie and does not store any personal information about you. We use this cookie for analysing visits and traffic to our website. The data we analyse is then used to help improve the website for our customers.

You may at anytime amend the cookie settings in your web browser to stop cookies from being used. Please view the instructions supplied with your browser to find out how to amend your cookie settings.



The Hideaway@Baxby Manor

Baxby Manor

Mob/SMS: 07739 666079

Office:  01347 666 079


Our Address

Baxby Manor, Amplecarr/Low Street, Husthwaite, York, YO61 4PW

Contact Us

TEL: 01347 666 079   


We Accept

Show More

Follow Us

© 2019 Rufus’s Roost Proudly created by Barney with!