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Frequently Asked Questions and Terms and Conditions

What are the terms of my “Standard Tenancy Conditions”?

  1. The owner agrees to let their property to you for holiday purposes or short term rental only or as agreed on your invoice.
  2. You may not assign or sub-let the property.
  3. Payments are not able to be transferred to another property.
  4. The term of your stay is shown on the invoice supplied to you.
  5. You must pay all rent due.
  6. You must take reasonable care of the host’s premises and the host’s property at the premises.
  7. No animals or pets are to be kept on the property without the written permission of the owner/agent
  8. If you do have a permitted pet on the property, you must:
    • supply your pet’s own bedding,
    • not leave the pet on it’s own in/on the property
    • not allow the pet on any furniture 
    • clean up all droppings before leaving the premises
    • if the pet soils any furniture, carpets or mats you will be liable for a professional clean of the item or room.
  9. The premises are be left clean and in good condition and all dishes and cutlery washed.
  10. A guest must not at any time during the occupancy period:
    • create noise that because of its level, nature, character, or quality, or the time it is made, is likely to harm, offend, or unreasonably disrupt or interfere with the peace and comfort of neighbours and other occupants of the premises
    • act in a violent or threatening manner towards neighbours or other occupants of the premises
    • act in a manner that could reasonably be expected to cause alarm or distress to neighbours and other occupants of the premises
    • use or enjoy the premises in a manner, or for a purpose, that interferes unreasonably with the use or enjoyment of common property by neighbours and other occupants of the premises in a strata or community scheme
    • intentionally, recklessly or negligently cause damage to premises, any common property or any other communal facilities within the immediate vicinity of the premises, or any public property in the vicinity of the premises
    • intentionally, recklessly or negligently damage the personal property of neighbours of the premises or other occupants
  11. If using a wood fire, you will use every reasonable endeavour to ensure that the fire is made safe when leaving and not allow burning embers to damage floor coverings.
  12. You must close all windows and lock all doors on exiting the property.
  13. You must not copy, or knowingly retain after the end of the occupancy period, any keys, security passes or other instrument that facilitates access to the premises.
  14. You must vacate the premises by 10.00 am on the day of exit or be subject to an additional day’s rental charge.
  15. It is a condition of your rental that you accept the right of owners and/or their agents to reclaim any expenses incurred for: 
    • cleaning over the standard time that the property is normally cleaned in or
    • if you damage any item in the property, you are liable for repair or replacement or
    • the cost of relocating furniture back to its original location within the property
    • any excess power consumed if you do not turn off all heating, airconditioning, electric blankets or other appliances.
  16. You may not remove any of the furniture or effects from the premises.
  17. That you as the lessee or your guests shall not be guilty of misconduct or commit a nuisance on or about the premises.
  18. You may not have more occupants in the house than the number of beds supplied by the owner.
  19. If you leave any item on the premises, it is your responsibility to arrange collection at your own expense.  If not collected within 30 days, we will either dispose of the item or donate it to charity.
  20. You may not enter into a short term rental accommodation arrangement if you’re details match those of a person recorded on the exclusion register as an excluded guest.
  21. When making a booking, we will advise the owners and supply them with a copy of our invoice which advises them of your contact details.  No other persons or organisations are supplied with your contact details as per the Privacy Act unless required by law such as the provisions applying to Covid 19.  Records of your stay and payments will be retained by us for a period of no less than three years according to our code of conduct.
  22. By the act of making your booking with us and paying the rental, you are deemed to have read, understand and agree to the terms above.
  23. We reserve the right to either refuse entry or terminate your rental if the above conditions are not met and no refund will be offered.
  24. The property is entirely self catering.  This means that you must supply your own food, condiments, tea, coffee, milk and consumables.

What happens if I have to cancel my booking?

If you have booked directly with Blue Mountains Getaways the following terms will apply, unless force majeure occurs.

  • More than 30 days before check in – no charge
  • Within 30-14 days of check in – you will forfeit 50% of your total tariff
  • Less than 14 days of check in – you will forfeit 100% of your total tariff.

If you do not pay the tariff within 30 days of the check in date, your booking will be subject to cancellation for non-payment. Blue Mountains Getaways will send you a cancellation notice by email.

If you have booked via another booking portal such as HomeAway, AirBNB, Expedia, or similar, the terms advised to you by them when making your booking will apply.

Force Majeure

In the event of a property being unable to be occupied due to damage or alternatively the area is unable to be accessed via normal means such as roads being blocked, inaccessible or closed by public authority or extreme weather events such as fire or storm affecting access, or government proclamations regarding Covid 19, the provisions of force majeure will apply. Under these circumstances, a full refund will be given to a guest.

Blue Mountains Getaways and property owners we represent cannot be held responsible for the cancellation of third-party events and the effect that this may have on your travel plans.

It is recommended that you take out travel insurance with an appropriate insurer when making your booking.  Blue Mountains Getaways is not qualified to offer insurance advice and you should discuss your travel plans with an insurance expert.

Why do you charge me for a cancellation?

If you have booked the property, we are unable to let it to anyone else in the meantime and the owner otherwise loses another potential rental.

What’s Blue Mountains Getaways and where are we?

Blue Mountains Getaways Pty Ltd. ABN 52 002 863 327 is a licenced Real Estate Agent in NSW, Real Estate Agents Licence No. 1589313. We act as holiday letting agents for owners of various properties listed on this website. Our managing licensee is Geoffrey Bott, Real Estate Agent Licence No. 1589302.  We do not own any of the properties. Our office is located at 54 Belleveue Road, Faulconbridge, NSW, 2776, Australia.  Tel. +612 4751 7511.  Email This email address is being protected from spambots. You need JavaScript enabled to view it.

What is a weekend or weekday by your definition?

Our weekends begin on Friday afternoon and end Monday mornings for the purpose of setting rates. A weekday rate starts on Monday afternoon and ends on Friday mornings.

When is a peak period and what does that mean?

All NSW school holidays and long weekends and other special occasions are regarded as peak periods and subject to a loading set by the owner of the property.

When I rent a holiday house what do I need to bring?

Your food and personal items. Most of our properties supply linen but if not, this will be explained to you in the property notes supplied to you with your booking confirmation. In winter the Blue Mountains can be quite cold. Owners of the cottages will supply blankets or doonas but if you are particularly sensitive to the cold we suggest that you bring additional blankets.

Health regulations mean that only basic sealed sachets of tee/coffee are supplied by owners. Best to bring your own to be sure.

When can I get access to the property?

Under normal circumstances, access is available from 3.00 pm when the cleaners have finished their tasks at the property, However it is possible cleaning may still be in progress until 4.00 pm at peak periods.  Keys will be made available to you at the property via an exclusive access code after the cleaners have visited the property.

Can I get a late checkout?

A late checkout is only available if the property does not have another booking arriving the same day, you have pre-arranged it with our office and paid a late checkout fee (usually an additional night's tariff).

Where can I get groceries?

There is a Woolworth supermarket in Leura Mall that can supply all usual requirements and supermarkets are located in Katoomba, only 3 kms away.

Does every house have a fireplace and is there wood supplied?

About half of our properties have a fireplace, usually a slow combustion type that is very efficient. In some cases where the property has central heating and a fireplace, no firewood is supplied. You will usually have to obtain firewood after the first night and supplies are available at most local service stations or hardware stores for $15-$20 per bag.

How do I pay for my stay?

You will pay the property owner directly by Electronic Funds Transfer (EFT), then email us a copy of the receipt generated by your financial institution. Owners do not issue receipts as your financial institution's receipt is proof of payment.

The other option is to pay via credit card using the facility on our website when making your booking. Note that there is a bank charge of 1.4% added on to your tariff for the use of credit cards.

Do I have to pay a deposit?

A deposit may be required subject to the individual owners policy. The full balance of your payment is due within 30 days of your check in date. If booked inside that time, the payment is due to the owner on receival of our invoice.

What if I arrive after office hours?

Keys will be made available at the property in a key safe once you have paid the tariff in full. 

Is my booking guaranteed?

We take your booking on behalf of the owners and act in good faith. However, very occasionally bookings may have to be cancelled by the owners or us as their agents due to emergency repairs and similar occurrences. In this event we will endeavour to relocate you in another property and seek a full refund from the owner. Full payment will have to be made to the owners of an alternative property while we endeavour to seek a refund from the owners of the originally booked property. Bookings taken more than 90 days in advance are subject to change of the quoted rates with no notice. Please note that all refunds are made by owners are are their responsibility. Blue Mountains Getaways does not hold any of your payment and is unable to offer a direct refund. See also Force Majeure provisions above.

Are the descriptions of the properties accurate and are they clean?

We inspect all properties to ensure that they are of an appropriate standard and endeavour to ensure that they are in excellent condition, described as accurately as possible and professionally cleaned. However, properties are maintained by the owners and Blue Mountains Getaways takes no responsibility for changes by the owners that are not notified to us.

What do I do in the event of an emergency such as fire, require an ambulance or police?

Call emergency services on 000.

What if the power goes off or there is a plumbing problem?

Please check the switches in the meter box first. You may have inadvertently overloaded the circuits by turning on too many appliances (like you could at home) and we suggest that you turn off all appliances before attempting to switch the power back on. Power supply is the responsibility of Integral Energy. Please call their office at 131 003 for emergencies. If you are experiencing electrical issues at the property call our office on 4751 7511. Our emergency electrician is Response Electrical, mobile phone number 0417 462 680

If there is a plumbing problem, please call our office in office hours and we will arrange for a plumber to resolve the problem (subject to their availability). Note that if you have no hot water, it will be due to all available supplies have been consumed during the day and you may have to wait until the next morning for the system to heat up again overnight if the hot water system is working on night tariff. If you are experiencing plumbing issues at the property call our office on 4751 7511. Our emergency plumber is Howard Daniels, 0414 825 767.

Is the tariff going to change?

All rates on our website are subject to change without notice by the owners. Blue Mountains Getaways will advise you as soon as possible in the event of a rate being changed by the owners. Any booking taken more than 60 days in advance may be cancelled due to the owners withdrawing the property from the short term holiday market. In this event, we will endeavour to offer you another property, subject to availability. All tariffs are calculated on the basis of the maximum numbers staying at any one time during the period of your stay.

What happens if I do not return the keys or I lock myself out?

If the keys are not returned to the keysafe at the property by 10.00 am on the day you are due to leave you will incur a fee of $100 plus the cost of replacing an alarm tag if one is supplied. if you have locked yourself out of a property and require us to unlock the property outside of business hours, you will be required to pay a minimum callout fee of $100 or if we are not available will be required to pay the cost of an after-hours callout by a locksmith at their going rate for an after-hours callout.

Wi-Fi issues?

If the property you have booked has Wi-Fi, the owners will make every effort to ensure that it is in good working order.  However, as this area is subject to electrical storms, we are unable to guarantee that it will not be adversely affected by these storms.  Consequently, Blue Mountains Getaways Pty Ltd and the owners take no responsibility for the lack of Wi-Fi and will recognise no claims for the lack of this facility.

Blue Mountains Getaways is a licenced real estate agency bound by the regulations of the NSW Office of Fair Trading and in particular the Code of Conduct. This information is available at you may also download a PDF here.

While we act as agents of the owners of various properties for the purposes of holiday lets, we are bound by the decisions of the owners of the properties and the terms of the transactions as outlined on our website at You are advised of these conditions on the occasion of

  • placing the booking when you are advised of the relevant link
  • given the link again when receiving the “property notes” included in your confirmation

Further, we are also bound by the Privacy Act 1988. Information on this may be found at In essence, we are not permitted to disclose or discuss the affairs of one of our clients with a third party without being authorised to do so by the original parties. Any communications to owners must be made via this office. We require you to set out any complaint in writing to us for consideration by the owners of a property. We will endeavour to resolve any issue in a professional and ethical manner as soon as possible. All payments received by Blue Mountains Getaways are lodged in a trust account. Blue Mountains Getaways will recommend to owners that the best principles of goodwill will be considered on taking a decision on a dispute or reallocation of a booking. However any decisions as to whole or part refunds, reallocation of dates of bookings, are made at the discretion of owners in conjunction with the terms as per the links above. In the event of any dissatisfaction with the decisions of the property owners, you are recommended to contact the NSW Office of Fair Trading at


In June 2010, Blue Mountains Getaways acquired the holiday rental portfolio of Leura Real Estate, formerly Soper Brothers Real Estate of Katoomba. 

Soper Brothers was established in 1913 and like many other real estate agencies offered holiday lets.  Their website was .  Soper Bros holiday lets is now continued by Blue Mountains Getaways under our banner and we are proud to claim a continuous unbroken link with Blue Mountains accommodation rentals for over 100 years.

You can still see remnants of their presence in Katoomba in the main street where there is a building named after them, currently occupied by Chapman Real Estate agents.

What people say about us!


Hi Geoff,  Thank you for your courtesy email.  I wanted to send you a message to show our appreciation of how smoothly the whole booking process went and also to let you know what a lovely time we had at Lynton Cottage.  What a beautifully comfortable cottage to spend our week in the mountains.  Loved the decor and the light-filled ambiance.  Would not hesitate to stay here (or another of your properties, should this one not be available) next time we visit. 

Warm regards, Nicole

Hi Geoff,  Just wanted to let you know that we had a great stay at Leura Bungalow.  It was perfectly suited to my family - warm and cosy with everything we could possibly need. And located just down from the Mall meant we often walked up to the shops rather than drive.   And your booking system and customer service was great and just so easy. Love it.

Many thanks, Kellie

Hi Geoff,  We wish to pass on our sincere thanks to the owners of Dukis House. We thoroughly enjoyed out stay in the Blue Mountains which was made even Better with the accommodation provided by them.   It exceeded our expectations with every detail carefully thought through providing every comfort We would need.  We would certainly rebook this accommodation when we return to the Mountains. 

Thank you for your easy booking website and efficient service provided by your company. 

Kind regards, Jacqui

Thanks so much Geoff - we are all really excited about our mini getaway- you've been super helpful. 

Cheers, Janet

Hello Geoff,
We would like to thank you for making our booking and stay so easy at White Cottage.  We have used many holiday booking sites and none have come close to yours in regard to seeing immediate availability, promptness of reply and organisation of keys and info.  It was refreshing not to have to wait days to hear whether a property was available, or to turn up at paid accommodation to be told the booking was non existent! Due to the nature of our business we usually book a few days away at the last minute, usually this is not an option when booking a cottage, so we are very grateful to you for setting up this fantastic booking service.  We have been telling everyone we know!  We will be back hopefully not too far away. Almost forgot! The accommodation was absolutely fantastic and just what we were looking for.

Thanks Again, 
Kind Regards, 
Ron & Sharon.

Thanks for confirmation of the booking and I want to say how impressed I am with your new web site. I found it so easy to find available accommodation for the specified dates and the information for the properties was very comprehensive. 


Allow me to congratulate you on your site. I book a lot of stuff from the computer, both here and overseas, and your's is very user friendly and informative. Well done!!


Dear Geoff,
Thank you for all your help with the accommodation I booked at Darjeeling House for last weekend.  We had a fabulous time.  The house was absolutely perfect and I will be recommending highly.  We had such a wonderful weekend.  Thank you very much.  Your organisation re: key, map, communication etc., was outstanding. 

Much appreciated, 

Dear Geoff, 
I just want to thank you for your great arrangement of our booking.  We enjoyed our stay over the weekend at Cedellands.

Best Regards,

Thanks Geoff for the follow on email after our wonderful stay in the Observatory Cottage.

We had a lovely stay in a top class accommodation. It was very clean, neat, and very well appointed. We will definitely be coming back to stay in this cottage and will also inform our friends. 

Thank you also for your prompt correspondences and all the information you provided in the area. It certainly came in handy when we were looking for places of interests and trail walks.


Dear Geoff,

We do want to thank you for all your help in making our stay a good one. The plumber came, fixed the hot tap, clued us in to the mystery of the gas oven, and we are grateful for your promptness in all this. The fact that you were contactable at any time for problems made this holiday a really enjoyable one.   I am happy to recommend Blue Mountains Getaways to friends. We loved the house. 

Thank you,

Thanks Geoff. 

Our stay at the White Cottage was lovely. Everything was perfect. We'll definitely come back and will use your website for searching accommodation.


Thanks Geoff....we were very happy with everything involved in staying at Holmcroft. Firstly the choosing of the property as I find your website easy to use and to check availabilty/cost and see pictures of the houses to help decide. Then the info on payment,key retrieval and support while staying was good too The payment process was great as we had only to pay the full amount and no deposit required. The actual property was wonderful and we plan to stay there again. I don't believe we left anything behind but appreciate that if we had it wouldn't be an issue. The house was very clean,well equipped and comfortable. We had a lovely stay and it was perfect for our family of 7 adults(kids and partners etc) I would certainly use your website again for a stay in the Blue Mtns and also recommend it to others.

Thanks again, Jane

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