These are the general terms on which the INVITED (“we”, “us”, the “Host”) lets our serviced apartments to you (the “Guest”). They summarise our full Guest Licence Agreement, which is attached to your booking confirmation and available on our website. By confirming a booking and completing identity verification, you agree to these terms.

1.  Nature of your booking

Your booking is a short-stay holiday licence, not a tenancy. It does not grant you exclusive possession of the property and creates no assured, periodic or shorthold tenancy under the Housing Act 1988. You have no security of tenure, and we may recover the property at the end of your stay, or on breach, without the procedures required for residential tenancies.

The property is holiday accommodation only. It is not your main or principal home, and you must not use its address for banking, medical or electoral registration, deliveries, correspondence or any official records.

2.  Booking & payment

The price of your stay is shown in your booking confirmation, with no set-up or administration fee. The full amount is payable at least 30 days before arrival; if you book fewer than 30 days before arrival, it is payable at the time of booking. If payment is not made by the due date, the booking is treated as cancelled.

Your price covers furniture, lighting, heating, hot and cold water, and cleaning of communal areas, and we cover council tax and utility charges. The price is fixed for your stay unless it is extended by agreement. Direct bookings can be made and paid securely by card at https://theinvited.bookeddirectly.host.

3.  Identity verification & damage deposit

Identity verification and any damage deposit are administered on our behalf by a secure third-party verification and deposit partner, under their own terms and privacy policy.

Before your stay you will verify your identity through our verification partner and choose a deposit option. Your booking is confirmed, and your check-in details released, only once verification is complete. A refundable damage deposit is required for every reservation; you may instead pay a non-refundable waiver. The deposit is held by our partner and returned to you within 14 days of departure, less the cost of remedying any damage you have caused. Where costs exceed the deposit, you remain liable for the balance.

4.  Cancellation & refunds

Short stays (28 nights or fewer):

–   Cancellations made 14 days or more before check-in receive a full refund.

–   Cancellations made within 14 days of check-in are non-refundable, unless otherwise required by law or booking-platform policy.

Long stays (more than 28 consecutive nights): the first 28 nights are non-refundable once confirmed. Nights beyond the first 28 may be cancelled with at least 28 days’ written notice for a full refund of those nights; with less notice, the following 28 nights remain payable. Early departure does not convert the licence into a tenancy.

If the property becomes unavailable during your stay, we will use best efforts to offer a replacement of equal standard. If it is not acceptable to you, we will refund monies paid; if it is acceptable but more expensive, you may pay the difference or take a full refund.

5.  Check-in, check-out & belongings

Check-in is available from 15:00 on arrival, and check-out must be completed by 11:00 on departure. Early check-in and late check-out are available as paid services, arranged in advance and subject to availability; unauthorised late check-out may incur charges.

On departure, please remove all belongings and rubbish and leave the property clean and tidy. Items left behind are kept for up to 14 days (reasonable storage and postage costs may apply) and may be disposed of or donated after that.

6.  Using the property — house rules

You agree to treat the apartment, the building and our neighbours with care. In particular:

–   Use the property as a private holiday residence only, for the registered guests and up to the maximum occupancy stated in your house rules — never for any illegal, antisocial or commercial purpose.

–   Respect quiet hours between 22:00 and 08:00. Noise should stay below 70 decibels, and the property may contain a noise monitor.

–   Do not smoke anywhere inside the property. A £500 penalty applies for any evidence of smoking inside.

–   No parties, events or gatherings beyond the registered guests. Breach may end the booking immediately without refund, plus charges for any damage or disturbance.

–   No pets unless we have authorised them in advance. Any evidence of an unauthorised pet incurs a £300 cleaning fee and may end the booking without refund.

–   Do not cause damage or nuisance, block or misuse taps, basins, WCs or pipes, alter the property or its furnishings, or sublet, share or take in additional overnight guests without our permission.

–   Keep the property secure when unoccupied, comply with fire and health-and-safety instructions, park only in designated areas, and report any damage or disrepair promptly.

7.  Our commitments to you

We will allow you quiet enjoyment of the property during your stay, and keep the structure, exterior and the installations for heating, water, sanitation and electricity in good working order. We maintain the furniture and communal areas, excluding fair wear and tear or damage caused by guests. We insure the building but not your personal possessions — please arrange your own insurance.

8.  Liability

You are responsible for your own belongings, and occupation and use of the property is at your own risk; we accept no liability for loss, theft or damage to personal property. We are not liable for a failure to perform our obligations unless we know (or ought to know) of it and have not put it right within a reasonable time. Nothing in these terms limits liability for death or personal injury caused by negligence, for fraud, or for anything that cannot lawfully be excluded.

9.  Access to the property

We, the building owner or our authorised contractors may enter the property at reasonable times to inspect its condition or carry out necessary repairs, having given reasonable notice — and, in an emergency, at any time and without notice.

10.  Privacy & data protection

We process your personal data in line with our Privacy Policy and applicable UK data protection law, solely for booking administration, verification, security and legal compliance. Data processed for verification and deposit purposes is handled by our verification partner under their own terms and privacy policy.

11.  Events beyond our control

We are not liable for any failure or delay in meeting our obligations where it results from circumstances beyond our reasonable control, including natural disasters, severe weather, utility outages, government action or epidemics.

12.  General

If any part of these terms is found invalid or unenforceable, the rest remain in full force. These terms, together with your booking confirmation, the verification and deposit provider’s terms, our Privacy Policy and any welcome pack or house rules, form the entire agreement between us. You confirm you have had the opportunity to seek advice before accepting them.

13.  Governing law

These terms are governed by the laws of England and Wales, and the courts of England and Wales have exclusive jurisdiction over any dispute arising from them.

By confirming your booking and completing identity verification, you confirm that you have read, understood and agree to be bound by these Guest Terms & Conditions and our full Guest Licence Agreement.