I booked a large house for our family to celebrate my husbands 50th and retirement. I booked it in September 23 and paid the deposit. This was for a mid/end April stay 24. In November due to personal reasons (medical amongst others) I had to cancel. Now I understood that I would loose my deposit. That’s what usually happens. HOWEVER when I cancelled the lady told me I’d not only loose my entire deposit but I’d also have to pay the entire balance of £3500. I didn’t think this was legal or allowed but according to trading standards it is! They told me it was in their terms and conditions on their website. When I booked they told me many things, like having to pay a damage deposit etc but they withheld letting me know about this. I’d never have booked through them if that was the case. I’d have found a different company. They were less than helpful throughout the whole process and luckily I had travel insurance that covered it but be warned if you book with this company and have to cancel due to circumstances out of your control, if they don’t rebook it you’ll be expected to pay in full! Doesn’t matter how much notice you give! It may be completely legal but certainly unethical. The travel company hadn’t even heard of it before. Such a stressful and unnecessary experience.

I would not recommend this to anyone unless they’re happy to lose their security deposit and here’s why… Me and my family booked a stunning looking property called Withymans for my wife’s 30th birthday via Sleeps12. We were in complete awe of the accommodation on arrival and treated everything with respect, as if it was our own. After the first night, a family member woke up feeling nauseous and had a chronic headache. We later found out that this was due to gases being omitted from a flue, that was directed towards his bedroom window! We raised the concern with the onsite caretaker during the hot tub check, to be told he’d pass the information on to the owner. At no point did we receive any contact or concern from the owner about this… disappointing!! On departure we checked that everything was left how we found it on arrival. Later that day, I received an email from Sleeps12 stating our deposit had been withheld due to a small crack in the back of the fridge freezer - all of the party are absolutely adamant that this was not caused by us! How do you even crack the back of a fridge freezer?! We requested images for proof of the alleged damage of which we still haven’t seen to this day. We even researched the fridge freezer within the property and had seen several reviews stating that this was a common fault with this model. Sleeps12 very kindly (not) decided they would refund me half of my ‘security deposit’. With literally no evidence to back up their allegations, I decided to take this up with my credit card company and claim under section 75 to which I’ve finally and rightfully got all of my money back! In summary, I would strongly advise against anybody using Sleeps12 or booking Withymans (the owner was just as bad) and would urge anyone to read these reviews first before making such a bad life choice! If I could not even review this 1 star, I would.

Poor communication and beware the deposit and full liability/cancellation fees! I cancelled 5 months before the visit due to unfortunate personal circumstances. I was told I would be liable for the full £5.5k cost not just the £1k deposit I had paid unless another booking was made. Despite them finding another booking 3 months before it cost me £870 due to them putting a reduced price on, much earlier than they told me they would, plus all their admin fees etc. Will avoid in future!!

I booked with Sleeps 12 for Wonham House for a stay in Feb 2023. Absolutely stunning house. The team were super friendly and helpful throughout. Also Sarah at Wonham House was so kind and welcoming. We had an amazing time and made some amazing memories which we will treasure. The deposit was returned quickly.

We booked Flossy Brook near Chard, Somerset for 16th-23rd June. The house was amazing, immaculately clean. Kitchen was well equipped, the only thing missing was a coffee machine (but I always take my own anyway) Enclosed large garden equipped with a trampoline and children’s swings/slide/climbing apparatus. BBQ Indoor heated pool, table football, board games. We had a meal out at the Candlelight Inn, in the nearby village, staff and locals very friendly. We had day trips out to Bath and Bristol, Lyme Regis and Taunton, all very nice areas. Evenings spent playing board games/swimming. The only slight negative I found is the mattresses on the beds are very firm, it took me a couple of nights to get used to sleeping on it. Regardless of that I highly recommend staying here and would love to book again in future. For safety reasons, I would just like to point out, picket fence has got a gap underneath with which my elderly dog (cairn terrier) escaped under. Gate leading onto driveway needs sanding down in places, as I got the biggest splinter in my thumb when closing it.

Sleeps12.com were fantastic. Great communication and very flexible in arranging a couple of 'extras' for my hen party weekend at Sandfield House in Somerset. The house was absolutely fantastic and we all enjoyed ourselves the entire time. I met the house manager from Sleep12 at 4pm, a quick tour was provided then we were left to it for the weekend but a mobile number was provided in case of any issues. Whilst at the property, we broke a glass but this was not a problem and my entire deposit was returned. I wouldn't hesitate to use Sleeps12.com again and would encourage people to do so if looking for a lovely large house for a special occasion.

We have just stayed at Beaverbrook20 in Somerset… the house was even better than the photos! The owners were lovely and nothing was too much trouble very quick to respond to any questions and the slight issue we had with the hot tub… all resolved immediately … an extra lovely touch were the lovely muffins left for us… everything about the house was perfect We stayed for a week for my 60th birthday could not have asked for a better house to have stayed in something for everyone. We felt like we had our own personal spa. The pool, jacuzzi and sauna were all fantastic! My damage deposit has been returned quickly too after our stay. I certainly would stay again!

We stayed at the wayside Friday till Monday , We were celebrating my husbands 70th Birthday ; with our Children & Grandchildren , 3 of them aged 7 and 1 Aged 5 ; we had an AMAZING WEEKEND ; the house Is Fabulous and is very well equipped ; All the children had a fantastic time with the amazing facilities especially the pool which they loved and we couldn’t get them out of.We really appreciated the door lock on the pool for safety- The children had so much to occupy them, there really was no need to leave the house, everything we needed was there. We were met by Lisa when we arrived and she explained, the heating etc to us and also saw us again just before we left on the Monday -I would definitely recommend this house to any family.

Note you will not find any bad reviews on their own website! Family of 12 stayed at Herons Bank - positives - house clean and stunning inside, that’s it! The description of the house is misleading, Sleeps 12 state: ‘Set within the rolling countryside of the Culm Valley’ ‘Standing on a hillside in private grounds with no neighbouring properties’ What you actually get is a house on a busy road so you cannot enjoy the garden due to road noise and a view of a building site opposite! On complaint sleeps 12 state they stand by their description!!! Part 2 of the complaint … First night - guests in downstairs bedroom kept awake by screeching and banging noises and outside lights coming on. Guests in main bedroom upstairs woken 3 times by the bedroom lights coming on. Second night wasn’t too bad but we put this down to being out all day and extremely tired. Third night was horrendous, it was like someone did not want us in the house. Outside lights coming on, inside lights in all upstairs rooms, screeching noises and doors slamming downstairs. I am sure someone entered that house! Owner asked for detailed information which we sent but she did not read. I have proof that text was not read. She advised that she got an electrician in but could find no fault except a couple of lights not working downstairs. Also advised she checked CCTV and it was only our guests outside causing the disturbance. The only time our guests went out during the night was to check why lights were coming on! One of our family members is a qualified electrician and stated that the lights in the house were definitely faulty. We could not replicate random lights coming on as they did in the night. The property owner not sleeps 12 do not want to know. I am going to seek legal advice in the matter.

Had a great stay at Beaverbrook 20 in Somerset with a group of 23 friends. Everyone loved it and can’t wait to return. The hosts very fantastic and the staff very so friendly and helpful. Thank you