Rental Rules for Keepers Watch


ADDRESS: Keepers Watch, Rye Park House, Rye Park, Bratton Fleming, Barnstaple, Devon, EX31 4SF. Phone: 01598711879

CHECK-IN TIME is AFTER 3 P.M.  AND CHECKOUT is 11 A.M. NO Early check-in or late checkout without prior agreement.



This is a NO SMOKING property.  


PETS are not permitted in rental unit under any conditions.


A security deposit of £50 is required. This must be received at least seven (7) days prior to your arrival at the holiday property. The deposit automatically converts to a security/damage deposit upon arrival. The deposit is NOT applied toward rent; however, it is fully refundable within 7 fourteen days of departure, provided the following provisions are met:

  • No damage is done to property or its contents, beyond normal wear and tear.
  • No charges are incurred due to illegal activity, collection of rents or services rendered during the stay.
  • All debris, rubbish and discards are placed in the appropriate rubbish bin and soiled dishes are cleaned.
  • All keys are returned to the owner on departure and unit is left locked.
  • All charges accrued during the stay are paid prior to departure.
  • No linens are lost or damaged.
  • The renter is not evicted by the owner (or representative of the owner) or local law enforcement.


An advance payment equal to 50% of the rental rate is required at the time of booking. The advance payment will be applied toward the rent. Please make payments via bank transfer payable to Maria McCarthy. The advance payment is not a security deposit. The BALANCE OF RENT is due (6) six weeks before your arrival date. For bookings made less than six weeks in advance the full amount will be payable on booking.  These terms are for all bookings unless prior agreement is obtained in writing prior to booking.


Cancellations that are made more than forty- two (42) days prior to the arrival date are subject to a 5% cancellation fee or £50, whichever is greater. Cancellations or changes that result in a shortened stay, that are made within 42 days of the arrival date, forfeit the full advance payment and reservation deposit. Cancellation or early departure does not warrant any refund of rent.


The maximum number of guests is limited to (2) two people.


This property requires a two (2) night minimum stay. If a rental is taken for less than tow days, the guest will be charged the two night rate.


Rates include a one-time linen & towel setup. Facilities fees are included in the rental rate.


While linens and bath towels are included in the unit, daily maid service is not included in the rental rate. We do not permit bath towels or linens to be taken from the property, but we can provide extra beach towels for your use at a charge of £5 for two towels for the duration of your stay, if requested.


Rates subject to change without notice.  


Any booking obtained under false pretence will be subject to forfeiture of advance payment, deposit and/or rental money, and the party will not be permitted to check in.


Any exceptions to the policies mentioned above must be approved in writing in advance.


PARKING – Parking is limited to one vehicle. Vehicles are to be parked in designated parking area only. 


Like most of the properties in the area Keepers Watch is supplied by private water from a borehole/spring and passes through a comprehensive water filtration treatment system, the water quality is monitored regularly and is free from chemicals.  Keepers Watch is served by a very effective private bio disc sewage system however the system will clog up if improper material is flushed.  DO NOT FLUSH anything other than toilet paper. No feminine products, baby wipes or ‘flushable’ wipes should be flushed at any time. If it is found that any items other than toilet roll have been flushed and clog up the septic system, you will be liable for any related plumbing and call out charges.  We promote the use of eco-friendly products.


We cannot accept responsibility for a shortage of water at the accommodation where this is as a result of a drought nor can we accept responsibility for an outage of power or any problem the problems are beyond our control.


We cannot be held responsible for natural disasters and other events out of our control and it is your responsibility to take out adequate travel insurance and cover for the duration your trip.  


RyePark House

We are situated just off of exmoor national park and boast beautiful views and a convenient location, we currently have a one-bedroom self-catering holiday cottage available to rent throughout the year for short breaks – it even has a private hot tub! And new for 2017 our Shepherds Hut so you can escape the norm.

We are also beginning to start our own small holding, currently we have sheep and chickens, with plans to get more animals in the near future.

The Barn

The Barn is our luxury one bedroom self-catering holiday accommodation, to view rates, availability and more information please visit “The Barn” page.

Keepers Watch

Keepers Watch is our new Shepherds Hut with en-suite shower room and a kitchen area with oven and fridge.  It has a double bed and the most amazing views to wake up to.  Take a look at “Keepers Watch” page for more information and photos.