Terms and conditions

Last updated: July 2026

1. Introduction

These Terms & Conditions govern all reservations made through the Bjoern's Holiday Homes website.

By making a reservation, you acknowledge that you have read, understood and agreed to these Terms & Conditions.

2. Operator Information

Accommodation is provided by:

Bjoern Russack

Bjoern's Holiday Homes

Licensed Holiday Home Operator

Dubai, United Arab Emirates

Operator Permit No.: HO26/000025368

📧 [email protected]

3. Booking Confirmation

A reservation becomes binding only after:

payment has been successfully received (where applicable); and

a booking confirmation has been issued by Bjoern's Holiday Homes.

We reserve the right to decline or cancel any reservation where necessary, including in cases of pricing errors, suspected fraud or circumstances beyond our reasonable control.

4. Check-in & Check-out

Unless otherwise agreed:

Check-in: from 3:00 PM

Check-out: by 11:00 AM

Early check-in and late check-out are subject to availability and may incur additional charges.

5. Guest Registration

In accordance with the regulations of the Dubai Department of Economy and Tourism (DET), all guests must provide valid government-issued identification prior to arrival.

Failure to provide the required documentation may result in refusal of check-in without entitlement to a refund where permitted by applicable law.

6. Occupancy

Only the number of guests stated in the confirmed reservation may occupy the property.

Additional overnight guests are not permitted without prior written approval.

7. House Rules

Guests agree to:

treat the apartment, furnishings and equipment with reasonable care;

respect neighbours and building regulations;

observe quiet hours where applicable;

comply with all security procedures of the building.

Unless otherwise agreed:

No parties or events.

No illegal activities.

No smoking inside the apartment.

No pets.

Failure to comply with these rules may result in termination of the stay without refund where permitted by law.

8. Damage

Guests are responsible for any damage beyond normal wear and tear caused during their stay.

Any damage should be reported immediately.

Repair, replacement or additional cleaning costs resulting from damage or misuse may be charged to the guest.

9. Security and Access

Guests are responsible for:

keeping access codes confidential;

safeguarding access cards and keys;

returning all access cards to the apartment upon departure.

Charges may apply for lost access cards, keys or other security devices.

10. Cleaning

Final cleaning is included unless otherwise stated during the booking process.

Guests are expected to leave the apartment in a reasonably tidy condition.

Additional cleaning required due to excessive dirt, waste or misuse may result in additional charges.

11. Cancellation Policy

The following cancellation policy applies to all direct bookings made through this website:

100% refund for cancellations made 30 days or more before the scheduled arrival date.

50% refund for cancellations made 14 to 29 days before the scheduled arrival date.

No refund for cancellations made less than 14 days before the scheduled arrival date, in the event of a no-show, or if the stay is shortened after check-in.

Any applicable refund will be issued using the original payment method within a reasonable period.

12. Changes by the Guest

Requests to modify a confirmed reservation, including changes to arrival dates, departure dates or the number of guests, are subject to availability.

Additional charges or price adjustments may apply.

Bjoern's Holiday Homes reserves the right to decline requested changes where they cannot reasonably be accommodated.

13. Force Majeure

Bjoern's Holiday Homes shall not be liable for any failure or delay in performing its obligations where such failure or delay results from events beyond its reasonable control, including but not limited to:

natural disasters;

governmental actions;

war;

terrorism;

epidemics or pandemics;

utility failures;

transportation disruptions;

other unforeseen circumstances.

14. Liability

To the fullest extent permitted by applicable law, Bjoern's Holiday Homes shall only be liable for losses directly resulting from its own negligence or intentional misconduct.

We shall not be liable for:

loss, theft or damage to guests' personal belongings;

interruptions to utilities, internet or television services beyond our control;

temporary closure or maintenance of shared building facilities, including swimming pools, fitness centres or recreational areas;

inconvenience caused by neighbouring construction, road works or public infrastructure projects beyond our control;

events beyond our reasonable control.

Nothing in these Terms & Conditions excludes or limits liability where such exclusion is prohibited by applicable law.

15. Website Information

We make every reasonable effort to ensure that all information, descriptions, photographs, availability and pricing published on this website are accurate.

However, obvious errors, omissions or technical inaccuracies may be corrected at any time without prior notice.

16. Privacy

Personal information is collected and processed in accordance with our Privacy Policy.

17. Governing Law

These Terms & Conditions shall be governed by the laws of the Emirate of Dubai and the United Arab Emirates.

Any disputes arising from these Terms & Conditions shall be subject to the exclusive jurisdiction of the competent courts of Dubai, unless mandatory consumer protection laws provide otherwise.

18. Amendments

Bjoern's Holiday Homes reserves the right to update or amend these Terms & Conditions at any time.