Guest Booking Terms
Beron Homes UK Ltd – short-stay accommodation in England
Version 1.0, effective from publication on beronhomes.co.uk.
1. ABOUT THESE TERMS
1.1 These terms apply to every stay at a property managed by Beron Homes UK Ltd (company number 17438098, registered office 54 Flagstaff Road, Suite 305, Reading, RG2 6BY) (Beron Homes UK). Please read them before booking.
1.2 Each property is owned by, and the accommodation is provided by, its owner (Owner). Beron Homes UK manages the property and takes Bookings as the Owner’s disclosed agent. Your contract for the accommodation is with the Owner. Beron Homes UK provides the routine turnover cleaning for which the Guest Cleaning Charge is paid, and any optional extra services under section 3.6, in its own right. In these terms, “we” and “us” mean Beron Homes UK acting on the Owner’s behalf for any right or obligation that belongs to the Owner (for example accepting your booking, arranging check-in, or agreeing a refund), and Beron Homes UK acting in its own right for matters that are its own responsibility (for example the Guest Cleaning Charge, optional extra services, its own data protection role under its Privacy Notice, and its own complaints handling). Where it matters which of the Owner or Beron Homes UK you are dealing with, we will make that clear.
1.3 If you book through Airbnb, Booking.com or another platform, that platform’s terms and cancellation policy also apply to the extent relevant and lawful for the platform booking. Mandatory consumer rights and other applicable law always prevail. Sections 6 to 13 of these terms (arrival, house rules, safety, damage and conduct) apply to all stays.
1.4 Your stay is for holiday or short-stay purposes only. You are given a licence to occupy the property for the booked dates. No tenancy is created and you do not acquire any right to remain after your departure date.
2. MAKING A BOOKING
2.1 For a Direct Booking, the completed Booking Confirmation (including the Owner’s identity, the total mandatory price, material House Rules and cancellation terms) is provided before you commit to the booking or payment. Your booking is accepted only when we send written acceptance after you have had the opportunity to review that information, any required payment or pre-authorisation has been arranged, and any verification has been completed. The contract consists of the Booking Confirmation, these terms and the material House Rules provided before booking. For a Platform Booking, contract formation and payment mechanics are also subject to the applicable Platform rules.
2.2 The person making the booking (Lead Guest) must be at least 21 years old, must stay at the property for the whole booking, and is responsible for all members of the party and their visitors. We may ask for photo identification and proof of address before arrival.
2.3 We may decline any booking, including where we reasonably suspect fraud or a party, or where the information provided is incomplete or inaccurate.
3. PRICE AND PAYMENT
3.1 The total price shown before you book includes the accommodation price, the Guest Cleaning Charge and every other mandatory charge. Optional extras are shown separately.
3.2 Unless your Booking Confirmation states otherwise, you must pay 30% of the total price when you book and the balance 30 days before arrival. For bookings made less than 30 days before arrival, full payment is due at booking. If a payment is not made on time, we may cancel the booking after giving you notice, and section 4 will apply.
3.3 We may take a refundable security deposit of up to the amount stated in the Booking Confirmation, either as a card pre-authorisation or as an amount actually collected. A card pre-authorisation is not a payment to us and is simply released or expires if unused. If an amount is actually collected, it remains repayable to you and is not Owner income unless and until a deduction under section 9 is properly evidenced. Any amount not deducted will be released or refunded within 14 days after departure.
3.4 Payments for the accommodation are received by Beron Homes UK as agent for the Owner. A payment you make to Beron Homes UK for the accommodation counts as payment to the Owner.
3.5 The Guest Cleaning Charge is Beron Homes UK’s own charge for routine turnover cleaning and laundry. Beron Homes UK receives it on its own account.
3.6 Beron Homes UK may offer optional extra services that do not form part of the accommodation, such as airport and other transfers, luggage storage, local tours and activities, restaurant and concierge bookings and baby equipment hire. These are supplied or arranged by Beron Homes UK in its own right, not by the Owner, and their price and terms are shown to you before you agree to them.
4. IF YOU CANCEL
4.1 Unless your Booking Confirmation states a different policy, the following are the maximum cancellation charges ordinarily applied: 30 days or more before arrival, up to £50 for reasonable administration costs; between 14 and 29 days before arrival, up to 50% of the total price; less than 14 days before arrival, up to 100% of the total price. We will not retain more than the Owner’s and Beron Homes UK’s reasonable net loss after taking account of any re-letting, mitigation and costs avoided because of the cancellation. Any additional refund required by law or the applicable Platform rules will also be made.
4.2 Because your booking is for accommodation on specific dates, the 14-day cancellation right under the Consumer Contracts (Information, Cancellation and Additional Charges) Regulations 2013 does not apply (regulation 28(1)(h)).
4.3 We recommend that you take out travel insurance covering cancellation.
5. IF WE CANCEL OR CHANGE YOUR BOOKING
5.1 If the property becomes unavailable or unsafe for reasons outside your control, we will tell you as soon as possible and offer either comparable alternative accommodation, if available, or a full refund of all payments you have made.
5.2 We may make minor changes that do not materially affect your stay. Nothing in these terms affects your statutory rights, including your right under the Consumer Rights Act 2015 to services performed with reasonable care and skill.
6. ARRIVAL AND DEPARTURE
6.1 Check-in is from 3pm and check-out is by 11am unless your Booking Confirmation states otherwise. Access instructions will be sent before arrival. Early check-in or late check-out is by prior agreement only.
6.2 Only the number of guests stated in the Booking Confirmation, up to the property’s maximum occupancy, may stay overnight. Additional overnight guests are not permitted without our written consent.
6.3 On departure, please leave the property in a reasonably tidy condition, wash up or load the dishwasher, remove all rubbish to the designated bins, close windows, and return all keys as instructed.
6.4 The law requires us to keep a record of everyone aged 16 or over who stays at the property (Immigration (Hotel Records) Order 1972). On or before arrival, each guest aged 16 or over must give us their full name and nationality. Guests aged 16 or over who are not British, Irish or Commonwealth citizens must also give the number and place of issue of their passport (or other document showing their identity and nationality) and, on or before departure, their next destination and, if known, their full address there. We keep these records for 12 months from your departure, as described in our Privacy Notice.
7. HOUSE RULES
7.1 Parties, events and gatherings are not permitted.
7.2 Smoking and vaping are not permitted anywhere inside the property.
7.3 Pets are not permitted unless expressly allowed in the Booking Confirmation. Assistance dogs are always welcome.
7.4 Please keep noise to a reasonable level at all times, and especially between 10pm and 8am, and respect neighbours and any building rules.
7.5 You must not tamper with smoke or carbon monoxide alarms, fire safety equipment, locks, routers or any monitoring device, and must not copy keys or share access codes.
7.6 The property must not be used for any illegal purpose, for running a business from the property, for subletting or re-letting to anyone else, or for commercial filming or photography without our consent. Ordinary remote working by a Guest staying at the property is not prohibited by this clause.
7.7 Any material additional rules for the property that could affect your decision to book (for example a strict no-party policy, a curfew, or a restriction on additional guests) are set out in the listing or the Booking Confirmation before you book. The house manual provided on arrival contains practical, non-material information about using the property (such as how appliances work) and does not introduce new material rules after booking.
8. CARE OF THE PROPERTY
8.1 You must take reasonable care of the property, its contents and any shared areas, and report any damage, breakage or fault as soon as possible.
8.2 Please report any issue with cleanliness or facilities promptly, so that we have the opportunity to put it right during your stay.
9. DAMAGE AND ADDITIONAL CHARGES
9.1 You are responsible for loss or damage to the property caused by you, your party or your visitors, other than fair wear and tear. We may recover the reasonable, evidenced cost of repair or replacement from your security deposit, through the platform’s resolution process, or directly from you. Where we ask you to pay directly, you must pay within 14 days of our written request, which will include the evidence relied on.
9.2 We may charge the reasonable, evidenced cost of extra cleaning, odour removal or rubbish removal caused by smoking, pets, parties or leaving the property in an unreasonable condition, and the cost of replacing lost keys or changing locks.
10. ACCESS TO THE PROPERTY
10.1 We, the Owner or our contractors may enter the property during your stay in an emergency, or for urgent repairs, safety checks or to deal with a breach of these terms. For non-urgent matters we will give you reasonable notice and respect your privacy.
11. SAFETY AND SECURITY
11.1 In an emergency call 999. Please read the fire safety and emergency information in the property on arrival, keep escape routes clear and report any safety concern immediately.
11.2 Where a property has an external video doorbell, camera or noise monitor, this is disclosed in the listing. No device records inside bedrooms or bathrooms. Noise monitors measure sound levels only and do not record conversations.
12. ENDING A STAY EARLY
12.1 If you or your party seriously or repeatedly breach these terms, including by holding a party, exceeding the permitted occupancy, causing serious nuisance or damage, or behaving in a threatening or unlawful way, we may require you to leave the property, following a lawful process. In that case no refund is due for the remaining nights, except to the extent applicable law requires otherwise or a refund reflects a genuine, reasonable saving to us or the Owner (such as being able to re-let the remaining nights), and section 9 applies.
13. BELONGINGS AND VEHICLES
13.1 You are responsible for your own belongings and vehicles, except where loss or damage is caused by our negligence. Items left behind will be kept for 30 days and returned on request at your cost.
14. OUR LIABILITY TO YOU
14.1 Nothing in these terms limits liability for death or personal injury caused by negligence, for fraud, or for anything else that cannot be limited by law. Subject to that, neither the Owner nor Beron Homes UK is liable for losses that were not reasonably foreseeable, for business losses, or for interruptions to utilities, internet or other services outside our reasonable control, although we will do our best to resolve any problem quickly.
14.2 Subject to clause 14.1, the total liability of the Owner and Beron Homes UK together to you in connection with your booking is limited to the total price you paid for the booking.
14.3 Neither the Owner nor Beron Homes UK is responsible for any failure or delay caused by an event outside our reasonable control, such as severe weather, flood, fire, utility failure, strike, epidemic or government action. If such an event prevents your stay, section 5 applies.
15. COMPLAINTS
15.1 If something is not right, please tell us during your stay so we can try to fix it. Formal complaints can be made to info@beronhomes.co.uk and will be handled under our Complaints Procedure. For platform bookings you may also use the platform’s resolution process.
16. YOUR PERSONAL INFORMATION
16.1 We use your personal information as described in Beron Homes UK’s Privacy Notice, which is provided with your Booking Confirmation.
17. LAW AND JURISDICTION
17.1 These terms are governed by the law of England and Wales. You may bring proceedings in the courts of England and Wales or, if you live in Scotland or Northern Ireland, in the courts of your home country.