Let’s get one thing straight: whenever a family decides to move from the comforts of life in the city to an old, run-down, spooky Southern mansion to try and get a fresh start, it’s not gonna end well. It’s just not. And this is exactly the case in the sinister new psychological thriller The Disappointments Room, starring Kate Beckinsale.

Directed by D.J. Caruso, Eagle Eye, Disturbia), the film revolves around Dana (Beckinsale) and David (Mel Raido), who relocate from Brooklyn to the aforementioned old-timey estate hoping for a better life for them and their five-year-old son. But soon after their arrival, Dana discovers a secret room that’s locked—and should definitely stay locked, though we all know that’s not going to be what happens. Once Dana locates the key to the room, she not only unlocks the door, but unleashes an entire series of unexplainable events that slowly reveal the home’s terrifying past—and quickly start to test Dana’s very sanity.

The Disappointments Room packs a killer combo of slow-burn dread and startling terror that is sure to keep audiences on the edge of their seats. You can check out the new trailer in the video above, and catch the film when it hits theaters September 9th.