Fourteen rooms. All yours.
Handover and care guide for Nayland Rooms, Asha and Tom. From Cobb Ansah, 22 October 2027. Read the care section before your first guests arrive.
The sea rooms
Six rooms facing the water. Every headboard wall is wool over acoustic felt, so a Saturday night in the bar doesn't reach the pillows.
The courtyard rooms
Eight smaller rooms, and the ones we'd book ourselves. Lower ceilings, warmer lamps, sliding doors onto the planted court.
The breakfast room
Twenty-eight covers, tables that wipe down in one pass, and a banquette you can re-cover without taking it off the wall.
Everything is yours. Here is where it lives.
One link holds all of it. The login moved to Asha today, and you can add your own team without asking us.
The full specification
All 386 FF&E lines with supplier, finish code and reorder link, so you can buy one more chair in 2031 without calling anyone.
The 3D model
Every room, to measure. Share it with your builder or joiner. Change a room on screen before you change it for real.
Lighting and controls
Scene settings for each room, the app admin login and the wiring plan your electrician will ask for first.
Certificates and warranties
Fire ratings for every fabric and foam, which your insurer and licensing officer will want, plus all 41 warranties sorted by end date.
Five materials. Five rules.
Your housekeeping team can open this on a phone, and these five rules prevent almost every call we'd expect.
Limed oak
Damp cloth, pH-neutral soap, dry straight after. Hard wax oil on tabletops every 12 months, on floors every 24. Never a spray polish: it seals the grain and the oil won't take.
Terrazzo
Sealed, but it isn't invincible. Wipe up lemon, wine and bleach within the hour. Use the stone cleaner listed in the specification. Reseal the basins once a year.
Wool upholstery
Vacuum weekly with a soft head. Blot spills, never rub. The fabric is rated to 100,000 rubs. Book one professional clean a year, and do it in the January closure.
Brushed brass
It will change colour. Sea air does that within a year, and we specified it knowing so. Soft dry cloth only. If you want it bright again, ask us, don't reach for metal polish.
Coral linen
Wash at 40 degrees, line dry when you can, and expect a softer colour after 20 washes. Spare throws are in the store, and the reorder code is in the specification.
Your first year, in order
A guesthouse wears on a calendar. Put these four in yours today.
Friday 3 December, six-week check
We come back, free, and walk all fourteen rooms. We fix what has loosened and note what guests have already found.
January closure, deep clean
Upholstery cleaned, floors checked and tabletops oiled. Three days with the rooms empty will do it.
April 2028, before the season
Reseal the basins, check every door closer and test the lighting scenes before the Easter bookings start.
October 2028, year-end walkthrough
Our defects cover ends on 22 October. We walk it with you the week before, so nothing slips past that date.
When something goes wrong, call us first.
We know the maker, the batch and the fix. It costs you nothing during the defects period, and it's usually quicker than the supplier's helpline.
What the 12 month defects cover includes
Anything we specified or installed that fails in normal use, until 22 October 2028. We send the maker, or fix it ourselves, within ten working days. It doesn't cover guest damage, or anything altered by someone else first.
Manufacturer warranties
Beds and casegoods carry five years, joinery ten, lighting drivers three. All 41 are in the link with their end dates, and we've put reminders on the shared calendar.
Who to call, and when
Kofi Ansah for anything urgent, on 01632 960172. Ellis Cobb for design questions and reorders, at ellis@cobbansah.co.uk. Out-of-hours lighting faults go to the installer's line, which is listed in the specification.
Replacing something
Use the reorder links first. Fabric and finish codes hold for at least three years, and we hold one spare of every made-to-order chair in your store. Tell us if a line is discontinued, and we'll find a match.
Photographs and press
Photographer's images are yours for marketing, with credit. We keep the right to use them for our own work. Tell us before any press feature, so we can give the facts and suppliers correctly.
The job is done. We'd like to see it next year.
Most of what we'd add to Nayland Rooms next is small, and you may not need any of it. If you want us around, a yearly refresh visit is £385 a day, with no contract. If the courtyard annexe goes ahead in 2029, you know where we are.
Thank you, Asha and Tom. It was a good one.
Handover
22 October 2027
Six-week check
3 December 2027
Defects cover ends
22 October 2028