Please read these Terms and Conditions (“Terms”) carefully in full before booking. These Terms govern every short-term vacation rental booking made with Salotto Rosso, a company organized and existing under the laws of the Netherlands, operating under the trade name “The Annex” (“the Owner,” “we,” “us,” or “our”), for the property marketed at www.theannexretreat.com (“the Property”). By submitting a booking request, paying any deposit, or otherwise confirming a reservation, the person making the booking (“the Renter,” “you,” or “your”) accepts these Terms on behalf of themselves and every guest named on or accompanying the booking, and confirms that they are at least 18 years of age and have full legal capacity to enter into a binding agreement under Dutch law.

This is a short-term vacation rental agreement for recreational and touristic purposes only. It is not a residential tenancy agreement, and it does not create the rights or protections afforded to residential tenants under Dutch tenancy law (huurrecht). The Property may not be used as a primary or secondary residence, and no right of continued occupancy arises beyond the agreed rental period.

1. Definitions

• “Booking” means the confirmed reservation of the Property for a specified check-in and check-out date.
• “Rental Sum” means the total price payable for the stay, including the base rental rate, tourist tax, cleaning fee, and any pre-booked services.
• “Security Deposit” means the separate, refundable sum held by the Owner as security against damage, theft, loss, or unauthorized use of the Property or its contents during the rental period, as further described in Section 8.
• “Property” means the villa located as specified in the booking confirmation, together with its furnishings, fixtures, fittings, appliances, outdoor areas, and all contents provided for guest use.

2. Making a Booking

A Booking may be requested via the Booking Request form at www.theannexretreat.com or by email to hello@theannexretreat.com, providing full contact details, the number of guests, room requirements, and the requested rental dates. The Property has a maximum occupancy of 12 guests. The Property is rented exclusively for private vacation stays and may not be used to host events, parties, filming, commercial photography, or any gathering exceeding the maximum occupancy, without our prior written consent.

A Booking is only confirmed once (a) the Owner has issued written confirmation, and (b) the Rental Sum and Security Deposit have been received in full in accordance with Section 3. Until both conditions are met, the Owner may accept another booking for the same dates.

3. Rental Sum, Payment and Security Deposit

All prices are quoted in Euro (€) and are current as of the date of publication. To confirm a Booking, the Renter must pay the full Rental Sum, including tourist tax and cleaning fee, together with the Security Deposit, by bank transfer, and must provide a valid form of government-issued photo identification (passport or national identity card) for the lead Renter and, where requested, valid credit card details for verification purposes.

The Security Deposit is held separately from the Rental Sum and does not form part of the payment for use of the Property. It is refundable subject to Section 8 below. Charges for optional add-on services booked during the stay (premium beverage service, high tea, excursions, or similar) must be paid in full by bank transfer no later than 14 days before arrival.

4. Cancellation by the Renter

If the Renter needs to cancel a confirmed Booking, the following cancellation charges apply. No exception to this policy will be made for any reason, including adverse weather, illness, personal emergency, civil unrest, or changes of travel plans, except where a mandatory provision of Dutch law requires otherwise. No refund or credit is given for late arrival, early departure, or non-use of the Property or any booked service.

• Cancellation 3 weeks or more before arrival: loss of the Security Deposit plus 25% of the Rental Sum.
• Cancellation between 2 and 3 weeks before arrival: loss of the Security Deposit plus 50% of the Rental Sum.
• Cancellation within 1 week of arrival: the full Rental Sum remains payable and may be charged in full to the payment method on file.

We strongly recommend that Renters obtain independent travel cancellation insurance to cover the risk of cancellation. The Owner is not responsible for, and will not reimburse, any non-refundable or non-transferable travel costs (flights, trains, or other transport) arising from a cancelled or shortened stay.

5. Cancellation by the Owner

The Owner reserves the right to cancel a confirmed Booking at any time where reasonably necessary, including for reasons of safety, force majeure, or where the condition of the Property makes it unfit for occupation. Where the Owner cancels for reasons other than the Renter’s breach of these Terms, the Owner will refund all sums paid for the Booking (excluding sums already spent on the Renter’s behalf for pre-booked third-party services, which will be refunded only to the extent recovered from the relevant supplier). Such refund constitutes full and final settlement of any claim arising from the cancellation. The Owner is not liable for any consequential loss, including non-refundable travel costs.

6. Occupancy and Guest Conduct

Room configurations are based on double occupancy unless otherwise agreed in writing. The Renter and all guests must comply with the house rules provided in the welcome guide and published on our FAQ page, including rules on noise, visitors, use of communal or shared facilities, and care of the Property. The Owner may end a stay without refund, immediately and without prior notice, where a guest’s conduct causes or threatens damage to the Property, endangers other guests or neighbours, or amounts to illegal activity.

7. Travel Documentation

The Renter is responsible for ensuring that all guests hold valid passports, visas, and any other documentation required for travel to and entry into the Netherlands, and for arriving in good time for scheduled transport. The Owner is not liable for any guest being refused travel or entry, or for delay or cancellation of any flight, train, bus, or other transport, though we are glad to assist with practical guidance on request.

8. Damage, Theft and Loss to the Property — Security Deposit

This Section sets out the Renter’s liability for damage, theft, or loss affecting the Property, its fixtures, fittings, furnishings, and contents, and the mechanism by which such liability is recovered. This Section applies in addition to, and does not limit, the Renter’s general liability for damage under Dutch law (including Book 6 of the Dutch Civil Code (Burgerlijk Wetboek), which governs liability for damage caused by a wrongful act or breach of obligation).

1. Liability of the Renter. The Renter is liable, jointly and severally with every guest named on or occupying the Booking, for all damage to, theft from, or loss of the Property or its contents that occurs during the rental period, however caused, save where the Renter proves the damage, theft, or loss was not attributable to any act, omission, or negligence of the Renter, a guest, or a visitor invited by the Renter.
2. Purpose of the Security Deposit. The Security Deposit paid under Section 3 secures the Owner’s claim for such damage, theft, or loss. It does not cap the Renter’s liability: where the reasonably documented cost of repair, replacement, loss of revenue or professional cleaning exceeds the Security Deposit, the Renter remains liable for the full excess amount, which the Owner may recover as a separate debt.
3. Inspection and assessment. The Property will be inspected by or on behalf of the Owner at check-out, or as soon as reasonably practicable thereafter. Where damage, theft, or loss is identified, the Owner will notify the Renter in writing, with a description of the damage, theft, or loss.
4. Deduction from the Security Deposit. The Security Deposit will be returned to the Renter’s account of origin following completion of the final cleaning and inspection of the Property. Where no damage, theft, or loss is identified, the full Security Deposit will be returned once the final cleaning and inspection are complete, within 10 days afterwards. Where damage, theft, or loss is identified, the Owner will first ascertain the cost of repair and/or replacement and any other projected loss of revenue (including, where necessary, by obtaining a third-party quotation or invoice) before returning any balance of the Security Deposit, will deduct the assessed cost from the Security Deposit, and will return any remaining balance to the Renter once that assessment is complete.
5. Theft by third parties. Where an item is stolen from the Property by a person other than the Renter or a guest, the Renter must report the theft to the local police (Politie) without delay and provide the Owner with a copy of the police report (proces-verbaal) or reference number. The Owner will take this report into account when assessing liability but is not obliged to waive a claim solely because a third party was responsible, where the loss resulted from the Renter’s failure to secure the Property (for example, leaving doors or windows unlocked).
6. No third-party insurance payments accepted. The Owner will settle claims for damage, theft, or loss exclusively against the Security Deposit and, where the Security Deposit is insufficient, directly against the Renter. The Owner does not accept, and will not process, any payment, voucher, or settlement offered by a Renter’s personal, travel, or home contents insurer, and will not correspond directly with such insurers regarding liability or payment. The Renter remains free to submit a claim to their own insurer for reimbursement of amounts they have paid to the Owner, but that is a matter solely between the Renter and their insurer and does not affect the Renter’s payment obligations to the Owner.
7. Disputed claims. If the Renter disputes a deduction from the Security Deposit, the Renter must notify the Owner in writing within 14 days of receiving the Owner’s notice under item (iii). Failing timely written objection, the assessed deduction or foreseeable deduction is deemed accepted. Any unresolved dispute is subject to Section 15 (Governing Law and Jurisdiction).
8. Ordinary wear and tear. The Renter is not liable for reasonable wear and tear resulting from normal use of the Property consistent with its intended purpose.

9. Guest’s Personal Property

Guests are solely responsible for their own personal belongings and valuables brought to the Property. The Owner is not liable for the breakage, loss, or theft of any personal item belonging to a guest, except where such loss results directly from the Owner’s own negligence or breach of a statutory duty of care. Guests are advised to limit the value of items brought to the Property and to maintain their own insurance for personal belongings.

10. Third-Party Excursions and Services

Where the Renter books an excursion or service with a third-party supplier through the Owner’s introduction, that booking is subject to the supplier’s own cancellation and liability terms, which will be provided before booking. The Owner acts only as an intermediary for such services and is not liable for the acts, omissions, or performance of the third-party supplier.

11. Health, Safety and Personal Insurance

We recommend that all guests obtain adequate travel, medical, and cancellation insurance before arrival. Guests should be satisfied that they are medically and physically fit to use the Property’s facilities and to participate in any activity, and should seek medical advice beforehand if in doubt. Save where caused by the Owner’s negligence or breach of a statutory duty of care, the Owner is not liable for injury, illness, or death arising from use of the Property’s facilities or from travel to or from the Property, and each guest is responsible for ensuring they hold adequate personal health and travel insurance for the duration of their stay.

12. Liability

Nothing in these Terms excludes or limits liability for death or personal injury caused by negligence, for fraud or fraudulent misrepresentation, or for any other liability that cannot lawfully be excluded or limited under Dutch law. Subject to that, the Owner is not liable for any failure to perform its obligations caused by events beyond its reasonable control, including natural disaster, war, act of God, government action, airport closure, civil unrest, or the default of an independent third-party supplier or subcontractor.

13. Copyright and Marketing

All content, photographs, and materials displayed on the Owner’s website or produced in connection with a stay remain the exclusive property of the Owner and may not be copied, modified, or reused without prior written permission. The Owner may arrange for photography or videography of the Property and grounds during a stay for marketing purposes. Any guest who does not wish to be personally photographed or filmed should notify the Owner in advance; otherwise, the Renter authorizes the Owner to use images that may include guests for social media and marketing purposes.

14. Privacy

The Owner processes personal data provided by the Renter and guests in accordance with the EU General Data Protection Regulation (GDPR) and applicable Dutch implementing legislation. Personal data is used only for the purposes of processing the Booking, complying with legal obligations (including tourist tax registration), and, where consented to, marketing communications, and is not sold or disclosed to third parties except as necessary to perform the Booking or as required by law.

15. Governing Law and Jurisdiction

These Terms, and any Booking made under them, are governed exclusively by the laws of the Netherlands, without regard to conflict-of-law principles. This is a short-term touristic rental agreement and, as such, falls outside the scope of the mandatory residential tenant protection provisions of Dutch tenancy law (Title 7.4 of the Dutch Civil Code), consistent with Article 7:232(2) of the Dutch Civil Code, which excludes accommodation let for a short period for recreational purposes from that protective regime.

Any dispute arising out of or in connection with a Booking or these Terms, including disputes regarding the Security Deposit, will be submitted to the exclusive jurisdiction of the competent court in the Netherlands in the district where Salotto Rosso is registered.

16. General

If any provision of these Terms is held invalid or unenforceable under Dutch law, that provision will be applied as closely as legally possible to its original intent, and the remaining provisions will continue in full force and effect. These Terms, together with the Booking confirmation and welcome guide, constitute the entire agreement between the Renter and the Owner regarding the stay and supersede any prior representations. The Owner may update these Terms from time to time.

17. Acceptance

By submitting a Booking, paying any part of the Rental Sum or Security Deposit, or occupying the Property, the Renter confirms, on behalf of themselves and all accompanying guests, that they have read, understood, and agree to be bound by these Terms, including the liability provisions in Sections 8, 9, and 12, and that they are entering into this agreement in accordance with, and subject to, the laws of the Netherlands.

Contact

For any questions about these Terms, please contact us at hello@theannexretreat.com