To make a booking,Tasma House requires a 50% deposit, with the remainder being due one month prior to the event. 

There is no pencil booking system; and, as each group has exclusive use, the only way to ensure a particular date is to book it.

Bookings can be made:
  • directly through the owner, via direct bank transfer upon receiving an invoice.
If you decide to go ahead, and wish to secure a date, send an email with your date preferences together with your contact information. After checking to see if the dates are still available, I will send an invoice to you.  As there are often a few different groups looking at the same dates at the same time, it is wise to act fairly quickly once you have decided on a particular date range.  The property can only be used by one exclusive group at a time.

Standard Terms and Conditions of Temporary Holiday Accommodation at Tasma House and Gardens:

Note: Hiring Tasma House and Gardens does not create a residential tenancy agreement under the residential tenancy legislation.  Hirers are granted a limited permission to occupy Tasma House and Gardens for holiday purposes.

Note: Variances can be agreed on but only by arrangement with the owner in writing.

Deposit, Final Payment, and Bond

Deposit of 50% non-refundable is required to secure the booking.  Payment of the rental deposit and the final payment together with the bond, constitutes the clients' acceptance of these Terms and Conditions.
Balance of the rental amount must be received in full 30 days prior to occupancy. If not, the owner has the right to cancel the booking and attempt to re-let it. 


Cancellation:  if caused by the client, money paid is not refundable unless the house is re-let for the entire period. If a refund is made due to the property being re-let, then a $200 cancellation fee will apply.  

Travel insurance is recommended for medical and cancellation coverage. 

Use of the Property

The owner will make every effort to ensure that Tasma House and Gardens is available as booked. However the owner reserves the right to make alterations to bookings due to unforeseen circumstances.

To maintain a good standard for guests, the owner requires certain conditions to be complied with. The owner appreciates that most will respect the property but the occasional abuse requires that the owner states the following conditions.

Number of Guests

Number of guests should not exceed the number stated on the invoice or subsequently agreed to, in writing/email.  Fees will apply for excess guests not agreed to by the owner in advance.

Family Groups

Extended family groups are encouraged and welcomed.  The hirer is to make sure that the property is returned with things put back where they were found.  Parents need to check under beds, in the garden, and inside the garden bungalows, as well as all around the property for items that children have left or moved.  Children under 10 must be monitored and accompanied by an adult whilst on the property, taking care around the pond and trampoline, accessing the barn, and interacting with wildlife.

Events Involving Off-Site Guests

Events are strictly by negotiation. The price charged is for domestic use only and not commercial. Accordingly, this rate does not allow for the extra wear associated with functions in terms of cleaning, garbage removal, wear and tear, repairs, etc. Use contrary to this may result in loss of the bond and/or additional payments. 

The Garden

The Garden is for the enjoyment of guests and the wildlife that visit.  Hirers need to ensure all guests help to maintain the surroundings by not leaving any cigarette butts anywhere on the property.  

Damage, breakage, theft and loss are the tenants' responsibility during their stay.


Smoking is not permitted inside any of the buildings at Tasma House and Gardens.


Disturbance to the neighbours, including excessive noise, is prohibited and may result in termination of rental and loss of bond. Guests must not create noise which is offensive to neighbours, especially between 10 p.m. and 8 a.m. and during arrival and departure at any time throughout the occupancy. Tasma House is in a residential area, and all noise audible from outside of the house must cease by 11 p.m.  

In plain language, nothing is to be heard outside of the buildings by 11 p.m.  The hirer's guests should be encouraged to leave the gardens and go inside the buildings around 10 p.m.  The hirer is required to give guests a 15-minute warning at 10:45 p.m.  A charge of $250 per hour will be incurred, forfeited from the bond, if the 11 p.m. noise curfew is broken.

Security guards may be called in situations where the curfew is broken, and the hirer and guests may be told to leave the property without refund.  The owner trusts that the hirer will understand the neighbourly relations he is trying to uphold, whilst the hirer is enjoying a stay at Tasma House and Gardens.  In that regard, to keep this group accommodation facility sustainable, respect for neighbours and the local community is required.

Guests and visitors must comply with all House Rules, respect the residential amenity and security of Tasma House and Gardens and neighbours, and refrain from anti-social behaviour.  Also, guests and visitors must comply with any instructions from owner, Adrian Kosky, and security services during their stay; and notify Adrian Kosky of any disputes or complaints as soon as is practicable.

Guests and visitors must abide by any noise abatement conditions, standards, and orders issued by police or any regulatory authority to minimise impacts upon the residential amenity of neighbours and local community.


Tasma House hosts many weddings, birthdays, significant events, ceremonies, and other gatherings in the gardens and buildings.  Often, musicians are employed to enhance the ambience of the hirer's event.

Tasma House is in a residential area, and respect for neighbours and their quiet amenity is of the utmost importance.  Whilst encouraging our guests to enjoy exclusive use of the property, and engage musicians of their choice, an awareness of EPA noise regulations is important to maintain our good relations.

Acoustic (non-amplified) music is allowed in the gardens during daylight hours.

If the hirer plans to have music in the gardens for an event, it must be:
  • Described in writing on the final invoice;
  • Scheduled with a beginning and ending time clearly specified;
  • The type of music specified on the written invoice which includes details about the number of people and instruments involved; and
  • Non-amplified. Amplified music in the gardens will be stopped, and the band or DJ shall be directed to leave immediately.
Electric bass and drums are of particular concern and are not suitable. The owner maintains the right to exclude certain types of live music and DJ's that have the potential to threaten the local amenity.

Tasma House and Gardens is not a "party place" and any such activities are strictly prohibited. All gatherings, celebrations, and entertainment permitted at Tasma House and Gardens must not conflict with residential amenity and must comply with all Tasma House Rules.

All hirers' and their guests' cars are to park and come and go from the nature strip outside the front of the property.  The hirer has short-term parking access (30 minutes) to drop-off and pick-up items at the rear doors of the main house.  Tasma House and Gardens is a car-free zone, for the safety of children and wildlife.  Taxis and the hire-buses are to be directed to pick-up guests only from the main Tasma House entry sign. Guests and visitors must comply with parking regulations and show consideration to neighbours.

Garbage and Recycling

The hirer should be cooperative in complying with requirements in relation to the relevant local council garbage and recycling collection days and any special requirements relating to the disposal of garbage or waste minimisation. Garbage and recycling collection days are posted inside Tasma House.

Guests and visitors are to dispose of garbage and recycling in accordance with Tasma House Rules:

  • All rubbish and recycling items must be cleaned up prior to check-out.
  • Rubbish and recycling bins are located in the Tasma Gardens courtyard (between the bungalows and the main house). These bins are reserved for use by visitors and guests, and extra cleaning fees apply if rubbish and recycling are not disposed of properly.


Hirers and their guests are not permitted to bring their pets.

Loss and Theft
The owner assumes no responsibility for the tenants' personal property.


No open flame, outdoor fires, or candles, without written permission from the owner.  


The property should be left in a similar state to its condition on arrival.  Check-out time is as per invoice, by the latest, to allow time to prepare the property for the next guests.  Small electrical appliances, including all electric blankets, must be turned-off. Refrigerator temperature should be at midway point and emptied of the group's supplies.

Complaints and Dispute Resolution

The hirer is obligated to promptly report any problems or incidents that occur during occupation of Tasma House and Gardens to Adrian Kosky, and he will endeavor to solve or manage said problem(s). Any dispute related to hiring Tasma House and Gardens will be resolved between the hirer and Adrian Kosky or, if necessary, through VCAT.

Missing Items

Moved items may be considered as missing items, so please ensure that, if furniture or equipment is moved around, all items are returned to the original place where they were found.


Variations to these conditions may only be made by prior arrangements with the owner in writing. 

Return of Bond

The bond will be refunded within 7 days, in full, subject to the above terms and conditions being met. The bond is designed to cover any additional costs incurred, including, but not limited to, any breakage, damage, or excess cleaning requirements, extra guests beyond those declared, missing items, and violation of noise curfew.*/

Code Red Fire Days

In the event of a Code Red - Catastrophic Fire Danger Day being declared for this region, the operators of Tasma House will leave the area. Guests currently in residence will be given the option to vacate the property prior to 5 p.m. the evening before the Code Red Day. Guests choosing to vacate the property will be issued with a Credit Voucher for the equivalent balance of their current stay. Re-booking of the balance of the stay will be subject to availability of the property at the time of re-booking. Guests due to check-in on the Code Red Day will be called and advised that the accommodation will not be available to them. Guests who are advised that their accommodation will not be available will be issued with a Credit Voucher for the equivalent value of their current stay. Re-booking of the stay will be subject to availability of the property at the time of the re-booking.

Credit Voucher Policy

In the event of a "Code Red" Cancellation, a Credit Voucher will be provided.  Credit Vouchers are valid for twelve months and are not redeemable for cash.  Tariffs are subject to change.  Any tariff increase from the date of issue of the Credit Voucher to the date of the new booking must be paid by the Guest.  There is a minimum of two consecutive nights for any single booking.  A Credit Voucher for one night can be applied towards a two-night stay.

Consequences of Not Complying With the Terms and Conditions

a)  The consequences of not complying with requirements of the Terms and Conditions of Tasma House and Gardens can include enforcement action from Adrian Kosky, security services, local council, or, in some circumstances, the police.
b)  Enforcement action is subject to the Australian Consumer Law and other relevant legislation.
c)  Such enforcement action could result in termination of permission to occupy Tasma House and Gardens, eviction, loss of rental paid, deductions from security deposits, and extra charges.
d)  It is therefore important for all guests to be aware of their obligations and of their responsibilities to make any visitors to Tasma House and Gardens aware of these requirements to maintain the amenity of Tasma House and Gardens and its neighbourhood.

Please click here to find available dates.

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