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These general booking conditions for short-term rentals are applicable to the relationship between the following parties:
a. Uliveus Real Estate Srl (“Uliveus” or also the ‘Agency’), headquartered at Via Gioberti 21, 70043 Monopoli, fiscal code and VAT number 08831560720, Rea registration BA 653200, email reservations@uliveus.it, a company that engages in mediation and promotion activities to offer real estate properties for short-term rentals (so-called short-term rentals) and has been authorized by the Landlord through a specific mandate to conclude, on their behalf, tourist rental contracts;
b. The Client is the person who, following a specific booking request sent to Uliveus, expressed the will to accept, on a short-term basis, the rental of the property. Once the booking is made, Uliveus will enter into a contract with the Client containing the identifying data and specific terms of the lease, including these general booking conditions;
c. The Landlord is the owner of the property or the person legally entitled to rent it out and authorized to do so through Uliveus as an agent. The Landlord’s responsibilities under this agreement may or may not be delegated to another person (e.g., caretaker or Property Manager).
The rental of all properties listed on the website www.uliveus.it and contained in the catalog is legally defined as a “Tourist Rental” and is concluded by Uliveus on behalf of the respective owners, with their express authorization, according to the prices advertised on the website in compliance with the terms and conditions provided in the private agreement signed with the owners. Unless otherwise indicated, individual properties are rented as Self-Catering, and under Italian and regional laws, they are not allowed to provide hotel-like services (such as linen changes, mid-week cleaning, etc.) during the guest’s stay. Uliveus will act to ensure that such services can be provided by third parties and paid directly by the guest on-site.
Uliveus handles weekly rentals that typically run from Saturday to Saturday, for a maximum of four consecutive weeks for the same client, unless otherwise agreed upon with the owner. In the low and mid-seasons, shorter stays or arrivals and departures on days other than Saturday may be possible for some properties, with the owner’s consent.
Once a booking request is made via bank transfer (through the website/email/phone) and the availability of the property is confirmed for the selected period, Uliveus will reserve the property for the clients, sending (via email) the booking confirmation with the necessary bank details for making the required payment. The booking will be considered confirmed only upon receipt of payment within the established time frame and a copy of the bank transfer. For last-minute bookings (within 60 days of arrival), the booking must be completed directly, and it will only be validated upon receipt of the bank transfer copy within the specified date and confirmed once received. Booking requests via bank transfer that are not confirmed by the client within the communicated expiration date and time will be automatically canceled by the system. The property will then become available again and can be booked online.
The properties listed on the Uliveus website can be booked directly online by making the required deposit payment via Credit Card. In this case, the booking will be effective from the moment the payment is accepted, and the receipt for it is sent. Upon accepting the booking, clients will receive from Uliveus (via email) the booking form containing, in addition to the general booking conditions, the specific data and terms of the property, the amounts, and the deadlines for various payments (DEPOSIT/BALANCE), as well as the payment terms.
For bookings made less than 60 days before the start of the stay, clients must proceed with the full payment of the rental amount in a single installment at the time of booking. The payment methods to follow are the same as those used in the standard booking procedure.
The booking form includes the amounts and deadlines for the various payments required to confirm the booking as follows and as will be stated in the individual rental contracts:
To be paid at the time of booking: 30% as a DEPOSIT, calculated based on the rental price.
To be paid 30 days before the start of the rental: 70% as the BALANCE, to be paid via bank transfer or credit card. In case of non-payment of the balance within the stipulated terms, the booking will be canceled, and Uliveus will retain the deposit as a penalty.
Any cancellation request by the Client must be made in writing exclusively to reservations@uliveus.it. The cancellation of a booking, even if replaced by another, requires the payment of the following penalties:
No penalty in the case of cancellation communicated within 45 days before the start of the stay; however, this condition does not apply to bookings lasting more than 4 weeks (if applicable), for which the 30% deposit is non-refundable in any case.
30% of the total booking price if the cancellation is communicated between 45 and 30 days before the start of the stay;
100% of the total booking price if the cancellation is communicated less than 30 days before the start of the stay.
Requested changes to the booked property after the booking has been confirmed do not oblige Uliveus if they cannot be accommodated. In case of a request for changes after the booking confirmation, a penalty may be applied, which will vary based on the booked seasonality and agreed upon with the owners in cases of:
a) changing the booking to a version that offers fewer beds than the previously booked version (on properties with two or more versions);
b) reducing the length of stay (total number of nights);
c) confirming the new booking in a different season than the one previously booked.
All properties listed on the website www.uliveus.it have been selected, inspected, and photographed by ULIVEUS. The descriptions published by our agency correspond to the actual condition of the properties at the time of the visit and acquisition and have been drafted in good faith. What ULIVEUS offers to the client is a lifestyle experience, meaning the opportunity to live and learn about the local customs while spending a vacation in private homes that represent the tradition and historical memory of the Puglia region. These homes do not adhere to internationally recognized categories but reflect the personal tastes of the owners, so any small shortcomings related to the characteristics of the architecture and traditions of the place cannot be considered as grounds for complaint. ULIVEUS is not responsible if a client finds the property not to their liking upon arrival, having provided photos, maps, detailed information, and the best possible description of the property, and the client having signed the booking contract, which explicitly requires a careful reading of all information related to the booked property.
The criteria used by Uliveus in choosing and selecting properties are based on identifying characteristics and amenities capable of ensuring a good level of comfort that meets the needs of an international audience. If, upon arrival or during the week, the client notices serious inaccuracies in the description of the property or if issues arise that they are unable to resolve or minimize, they should immediately contact the check-in manager. The client must confirm the complaints in writing within 12 hours of arriving at the property or from the discovery of the issue via email to reservations@uliveus.it. Uliveus will make every effort to resolve the problem as soon as possible to ensure a pleasant stay for guests at the booked property. Uliveus reserves the right to verify on-site and during the guests’ stay through a representative the reasons for the complaint and any inaccuracies by the owner, both outside and inside the property. If a client presents a complaint to ULIVEUS after the stay without having contacted Uliveus in the manner described during their stay, no refund will be recognized.
No refund will be granted to clients who are removed from the property at the request of the owners for failing to notify of excess guests or the presence of animals (the number of guests and the presence of animals must always be communicated to Uliveus in advance and accepted by them in agreement with the owners) or for failing to pay the required security deposit upon arrival.
No refund will be granted to clients who leave the property without prior written notification to Uliveus in case of problems or issues, or to those who decide to leave the booked property early without valid reasons or serious discomfort. No refund will be granted to clients who decide to leave early without giving prior written explanation and justification to Uliveus or without allowing Uliveus’ representative to verify the reason for the complaint. Uliveus will not recognize complaints arising from events not directly attributable to the agency or the property owner, such as weather conditions, the presence of local wildlife, mosquitoes, and insects in general. Uliveus will not recognize complaints related to the lack of electricity, gas, or water if these are due to government agencies, external causes, or force majeure. Uliveus, unless otherwise specified in the booking documents, cannot guarantee the potability of the water in the properties.
Uliveus is not responsible for any inconveniences caused by third parties, such as road maintenance work or renovations of nearby buildings. The owners and Uliveus also disclaim any liability towards the Client for personal or valuable items left unattended in the property.
If Uliveus is forced to cancel the client’s booking for reasons beyond its control or due to force majeure, the company will work with the client to assign a new property with the same requirements or the same level as the one previously booked. If the price of the new property is lower than the booked property, Uliveus will refund the client the difference, while if the price of the new property exceeds the price paid by more than 10%, the client, accepting the proposed property, will be required to pay the difference in the higher price. If the client accepts the property replacement following their complaint, they will not have anything else to request from Uliveus or the owner of the previously booked and replaced property. If the parties cannot reach an agreement on the property replacement after receiving the client’s written cancellation of the contract, Uliveus will refund the amounts paid to the company. In no case will Uliveus pay hotel bills or alternative accommodation costs.
The rental prices, cleaning fees, security deposit, and prices for any additional services requested by the Tenant are expressed in euros (EUR) in the booking confirmation email. If the Tenant wishes to pay in another currency, they are responsible for converting their currency to the exact agreed-upon amount in euros (EUR).
Each property listing’s price section clearly indicates what is included or not included in the rental price. Additional services, such as cleaning or linen changes (where available), can be requested and booked up to 30 days before arrival. After this deadline, confirmation is subject to the availability of the service provider.
Heating and air conditioning use: Heating and air conditioning times and periods are regulated by regional laws. Generally, heating systems can be used from November to April for a maximum of 8 hours per day, while air conditioning can be used during the summer months. Clients must adhere strictly to these regulations.
Internet connection: For ADSL and Wi-Fi connections (whose subscriptions are managed independently by the owners) in mostly private properties in rural areas and remote locations, some delays or malfunctions may occur due to weather conditions, line instability, or causes not attributable to Uliveus or the owner. If malfunctions occur, owners will do everything possible to resolve the inconvenience; however, some connections may not be suitable for work requiring the excessive use or download of megabytes. The simultaneous connection of multiple devices may also cause general line slowdowns.
Electric car charging: It is not permitted to charge electric cars without a specific charging station and the consent of Uliveus and/or the property owner. In case of violation of this rule, the client will be required to pay any extra costs resulting from the unauthorized use and for any structural damage caused to the electrical system and/or property.
On arrival and departure days, the expected arrival times are between 4:00 PM and 8:00 PM, unless otherwise specified in the property information sheet or agreed upon with the Client. It is recommended that the client informs Uliveus of their arrival time at least 3 days in advance and confirms it at least one hour before their actual arrival so that the owner or their representative can be on-site to welcome the client and facilitate access to the property. This communication can be sent via email to reservations@uliveus.it, citing the villa and the surname of the person who booked, or by contacting Uliveus by phone using the contacts provided for the specific property. If the client needs to arrive late in the evening, after 8:00 PM, Uliveus will do its best to accommodate the client’s arrival at the booked property. However, a fee may be charged for late check-ins.
Any changes regarding the arrival date and time must be communicated as soon as possible to Uliveus via email or phone, using the numbers provided in the booking documents, to better organize the check-in. If Uliveus is not informed of a delay on the arrival day and cannot accept a late check-in, the client will be responsible for the costs of overnight accommodation at a different property, with nothing to claim from the organizer or the owner, who will have done everything possible to accommodate the client. Departure from the property must occur in the morning by 10:00 AM, allowing access for Uliveus or the owner to inspect the property and for cleaning staff to prepare the house, at least 30 minutes before the departure time communicated. The departure time must always be communicated at least 12 hours in advance to Uliveus or the property manager.
Upon arrival at the property, clients are asked to present identification (passport or ID card) to Uliveus or the property owner or their representative for registering the guests, as required by Italian law. Without such documents, access to the property will be at the discretion of the owner.
At the time of arrival or in the days preceding, the client must pay Uliveus the security deposit in the amount specified in the booking or subsequent rental contract. The security deposit will be fully refunded at the end of the rental period after verifying that there are no damages and/or missing items belonging to the Property that were present upon arrival. The Client and Owner must immediately report any damages and/or missing items as soon as they are noticed. In the event of damages and/or missing items caused by the Client, the Owner has the right to request the replacement cost of the missing items and/or the cost of repairing the damages.
Within two days after the Client’s departure from the Property, the Owner may report any missing items and/or damages caused by the Client either directly to the Client during their stay at the property or by email to Uliveus after the Client’s departure. If the Owner has the right to charge the Client any additional amounts exceeding the security deposit, the Client must pay this amount directly to the Owner within 10 days of receiving the request, possibly accompanied by estimates and/or expense documents, through Uliveus; in this case, Uliveus will transfer the full security deposit to the Owner. If Uliveus does not receive any communication from the Owner regarding damages and/or missing items within 2 days of the Client’s departure, it will transfer the full security deposit directly to the Client.
Uliveus cannot be held responsible for any damages and/or missing items.
Upon arrival or in the days prior, clients will be required to specify the names and personal details of the people staying at the property for guest registration with the competent authorities by Uliveus. Each property listing, both on the website and in the catalog, indicates the maximum number of people the property can accommodate. This number (adults – children) cannot be exceeded in any way. In such a situation, Uliveus and/or the owner reserve the right to deny access to the entire group.
Only certain properties are suitable for hosting events, so for any special request, Uliveus recommends contacting the Booking Office by writing to reservations@uliveus.it before making any booking. The organization of any type of event is subject to the owner’s approval, so it must be expressly requested by the client well in advance and formally approved by Uliveus. If approved, additional costs will apply to the client, based on the number of people attending the event (and according to any other specific requests or needs). Without formal authorization from Uliveus and the property owner, events at the villa (e.g., birthday parties, anniversaries, weddings, private parties) are not allowed, and it is therefore prohibited to organize catering, music, and other banquet services requiring external staff.
Uliveus is happy to provide cribs, cots, and high chairs for children. In most properties, this service is offered free of charge for the first crib, while additional cribs will cost €60.00 each per week. The company requests that the number of cribs be communicated through the Booking Form and at least 30 days before arrival. Children in this category are considered “infants,” meaning those who have not yet turned 2 years old.
Each property listing indicates whether pets are allowed, and their size, and clients will be charged a cleaning fee to be paid on-site to the owner. At the time of booking, the client must communicate the presence of any pets, specifying the number and size. The owner may deny entry to a client bringing an animal without prior notice or refuse pets when their number seems excessive for the property. A supplemental cleaning fee for pets will be requested on-site.
Initial and final cleaning of the property is included in the rental price unless otherwise indicated in the property listing published online and in the catalog. Cleaning does not include waste disposal. The property must be returned in good hygienic conditions, including all parts and accessories. Otherwise, the client must pay the owner or their representative the necessary cleaning costs. The client is responsible for waste disposal according to the rules provided upon arrival or posted in the property, unless otherwise indicated. If guests do not dispose of the waste, Uliveus, the owner, or their delegate may request an additional fee for this service. The kitchen must be left in good hygienic condition and tidied up as much as possible. If, for any reason, including lack of time, guests are unable to clean the kitchen and utensils before departure, the owner will be entitled to charge a cleaning fee for it.
Pools will be open during the periods indicated in the information for each property (openings in the low season will also be regulated by weather conditions). Any opening outside the indicated period must be agreed upon with the owner and will require an additional fee.
Gardeners and property managers work constantly to maintain the garden in optimal condition (with green lawns, regularly mowed grass, well-maintained flowers, etc.).
In the event of necessary maintenance or exceptional interventions required for the smooth running of the vacation, clients cannot in any way prevent the owners or property managers from accessing the property. It is understood that the owners will always give advance notice and request the presence of the guests. However, if the guests cannot be present during the work, the owners or their representatives may still enter the property if necessary to carry out the repairs.
Under the provisions of the applicable regulations, Italian municipalities with a strong tourism focus may require a tourist tax, aimed at funding tourism-related activities. The amounts (generally between €0.50 and €5.00 per person per night) are set by the municipality where the property is located. Exemptions may apply (e.g., for children under 14). The client is responsible for paying the tourist tax to Uliveus, where applicable, as established by the Authorities.
Guests are kindly asked to observe the behavioral rules in place in our country regarding good manners and to show the utmost respect for the property owner, Uliveus representatives, and the property they are staying in. It is strictly forbidden to move furniture inside the house, take indoor furniture outside, or use it for purposes other than those for which it is intended. If a guest does not respect the rules of good behavior and these result in damage to the property or its furnishings or outdoor areas (e.g., garden and pool), Uliveus and the owner reserve the right to terminate the rental contract at their sole discretion by giving verbal notice to the guest and sending a written notice to the agency. They may request the immediate removal of the client from the property, with the option of calling in public authorities if necessary. Uliveus disclaims any responsibility in case of disputes between the client and the owner. In the event of legal action, the owner will provide the client with the details of the Competent Court.
Personal data and any other information learned by Uliveus during the course of the assignment will be kept confidential and processed in compliance with privacy laws and individual rights, through the systematic application of specific protection and guarantee measures for both paper-based and electronic data processing, tailored to the nature of the data (whether it be simple personal data or sensitive or judicial data). Pursuant to Legislative Decree 196/03, the Client is informed that their personal data will be processed solely for purposes related to the contractual relationship (including accounting and administrative purposes). Such data may be used for commercial and promotional activities related to Uliveus’ services, for which separate consent is required. The Client’s lack of consent will prevent the Company from using personal data for commercial purposes.
All Uliveus documents are drafted in both Italian and English. The English version is considered a courtesy translation, and in case of any discrepancies between the two versions, the Italian version will prevail. These conditions are regulated and applied in accordance with Italian law.
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The ideal partner for the best experience in purchasing, staying, managing, and selling exclusive homes in Puglia.
Uliveus Real Estate S.r.l.
P.iva 08831560720
