This English version is a courtesy translation for information only. Only the German version of these terms and conditions is legally binding.
Version: 25 June 2026. Generally applicable to all locations, accommodation and booking channels unless deviating terms have been validly agreed.
§ 1 Scope
(1) These general terms and conditions apply to accommodation contracts for the temporary provision of holiday flats and apartments of Besilima Apartments GmbH and to related services.
(2) They apply to direct bookings, bookings via the website, by email, by telephone or via messaging systems, and to bookings via booking platforms unless terms there take precedence.
(3) For bookings via Airbnb, Booking.com or other booking platforms, the booking, payment and cancellation terms shown there take precedence where they deviate from these terms. These terms apply in addition.
(4) Property-, location- or apartment-specific information in the booking confirmation, on the booking platform, in the house rules or in the check-in information applies in addition, provided it has been validly included.
(5) Deviating terms of the guest only apply if we have expressly agreed to them in text form.
§ 2 Accommodation contract and conclusion of contract
(1) The subject of the contract is the temporary provision of accommodation. No residential tenancy and no permanent right of use is created.
(2) Use as a main residence, registered address, business address, storage or for any other purposes not agreed is not permitted.
(3) The specific contract details result from the booking, the booking overview, the booking platform, the booking confirmation, our offer or a separate agreement in text form. These may include in particular the accommodation, travel dates, number of guests, price, payment terms, cancellation terms, check-in and check-out times and additional services.
(4) For bookings via booking platforms, the booking, payment and cancellation terms shown and confirmed there take precedence where they deviate from these terms. These terms apply in addition.
(5) The guest must check the booking details received for accuracy without delay and report any recognisable errors or deviations without delay.
§ 3 Bookings by companies or third parties
(1) If a company, employer, client or other third party books for employees, contractors or other guests, this person or company becomes the contracting party unless otherwise agreed.
(2) In addition to the persons staying, the person making the booking is liable for payment obligations, damage, excessive soiling, breaches of the house rules and other obligations arising from the stay.
(3) The person making the booking must inform the persons staying about these terms, the house rules and the rules of the stay.
(4) The accommodation may only be used by the persons named at booking or confirmed by us. Persons staying may only be exchanged with prior consent.
§ 4 Prices, additional services and payment
(1) The prices shown and confirmed at booking apply. For consumers, prices include statutory VAT where applicable.
(2) Separately listed services and charges, in particular final cleaning, laundry, pet fee, parking, interim cleaning, additional cleaning, spa tax, visitor tax or comparable public charges, are charged additionally unless expressly included.
(3) Payment is cashless according to the terms stated in the booking confirmation or on the booking platform.
(4) Access to the accommodation may be made conditional on full receipt of payment and on all information required for check-in being available.
(5) In the event of non-payment or late payment, we may withdraw from the contract after setting a reasonable deadline, where legally permitted.
§ 5 Security deposit
(1) Where stated at booking or separately agreed, we may require a reasonable security deposit.
(2) The deposit secures claims for damage, loss of keys, excessive soiling, unauthorised pets, breaches of the smoking ban or other breaches of duty.
(3) The deposit is refunded after departure and inspection of the accommodation, provided there are no justified claims. Further claims remain reserved.
§ 6 No statutory right of withdrawal
(1) There is no statutory right of withdrawal for accommodation contracts for a specific travel period.
(2) Any voluntary free cancellation is governed exclusively by the following provisions or the terms agreed at booking.
§ 7 Free cancellation within 24 hours
(1) For direct bookings, the guest may cancel free of charge within 24 hours of receiving the booking confirmation, provided the stay does not begin within the next 3 days.
(2) After this period, the cancellation terms shown at booking in our terms and conditions apply.
(3) This 24-hour rule does not apply to bookings via booking platforms where different terms apply there, nor to rates expressly marked as non-refundable.
§ 8 Cancellation
(1) The cancellation terms that were shown or communicated to the guest in the respective booking channel before the booking was completed apply.
(2) For bookings via Airbnb, Booking.com or other booking platforms, the cancellation terms shown on the respective platform for the specific booking take precedence.
(3) For direct bookings, the cancellation terms communicated before conclusion of the contract in the booking process, in the offer, on the website or via any other booking channel apply.
(4) If no deviating cancellation terms were communicated before conclusion of the contract for a direct booking, the following standard rule applies:
- Cancellation is free of charge up to 21 days before arrival.
- For cancellation from 20 days up to 8 days before arrival, 50 % of the accommodation price is charged.
- For cancellation from 7 days before arrival, on the day of arrival or in the event of no-show, 90 % of the accommodation price is charged.
(5) For long stays of 28 nights or more, unless deviating cancellation terms were communicated before conclusion of the contract:
- For cancellation up to 30 days before arrival, 50 % of the accommodation price is charged.
- For cancellation from 29 days before arrival, on the day of arrival or in the event of no-show, 90 % of the accommodation price is charged.
(6) Deviating cancellation terms may apply to special rates, non-refundable rates, particularly long stays or periods of particularly high demand if these were shown or communicated to the guest before the booking was completed.
(7) The accommodation price is the pure price of the accommodation excluding separately listed final cleaning, spa tax, visitor tax, pet fees or other additional services, insofar as these are actually not incurred because of the cancellation.
(8) Income from re-letting and saved expenses are credited insofar as legally required. The guest remains entitled to prove that no damage or substantially less damage was incurred.
(9) Cancellations must be made in text form, for example by email, via the booking platform or messaging system.
§ 9 No-show and early departure
(1) If the guest does not arrive without prior notice, this counts as a no-show. The agreed cancellation terms apply.
(2) Early departure does not give rise to a refund unless the accommodation is re-let or saved expenses are to be credited.
(3) Income from re-letting and saved expenses are credited insofar as legally required.
§ 10 Check-in, check-out and access
(1) The applicable check-in and check-out times are stated in the booking confirmation or on the booking platform.
(2) The stated check-in time is the earliest possible access to the accommodation. There is no entitlement to earlier availability.
(3) In unforeseeable circumstances, in particular damage caused by previous guests, late vacating, technical failure or exceptional cleaning effort, provision may be reasonably delayed. The guest’s statutory rights remain unaffected.
(4) Access is usually digital, for example via access code, smart lock or key box. Access data must not be passed on to unauthorised third parties.
(5) On the day of departure, the accommodation must be fully vacated, properly locked and returned with all means of access by the confirmed check-out time at the latest.
(6) In the event of late vacating, additional costs and any resulting damage may be charged. The guest remains entitled to prove that no damage or less damage was incurred.
§ 11 Guest data and registration obligations
(1) The guest provides all information required for booking, check-in, statutory registration obligations, spa tax, visitor tax and guest communication completely and truthfully.
(2) Where required by law, registration forms must be completed and valid identity documents presented.
(3) Access to the accommodation may be refused or delayed as long as required information or legally necessary cooperation is missing.
(4) For longer stays, the guest checks for themselves whether additional statutory registration obligations apply to them.
§ 12 Occupancy and use
(1) The accommodation may only be used by the number of persons booked and confirmed.
(2) Additional overnight guests, visitors staying overnight, exchange of guests or overcrowding are only permitted with prior consent.
(3) Subletting, re-letting, passing on or any other provision to third parties is not permitted.
(4) Parties, events, commercial film or photo shoots, loud gatherings, illegal activities and uses contrary to the contract are prohibited.
§ 13 House rules and quiet hours
(1) The guest is obliged to comply with the house rules. The house rules may contain general and apartment-specific rules.
(2) Night-time quiet hours apply from 10 pm to 7 am and midday quiet hours from 1 pm to 3 pm. During these times, music, conversations, television, use of balconies and terraces, use of the stairwell, washing machine, dryer and other noise must be kept to room volume.
(3) Consideration must be shown for neighbours, other guests, owners’ associations and shared areas.
(4) Shared areas such as hallways, stairwells, entrances, basements, courtyards, waste areas and parking areas may only be used as intended and must be kept clear.
§ 14 Duty of care
(1) The guest treats the accommodation, inventory, furniture, textiles, technical devices, floors, walls, kitchen, bathroom, balcony, terrace and shared areas with care.
(2) When leaving the accommodation, windows and doors must be closed, lights and devices not needed switched off, taps turned off and the accommodation properly locked.
(3) Heating, ventilation, air conditioning units and other technical equipment must be used properly.
(4) Damage, defects, water problems, broken glass, smoke detector alarms, signs of mould, pest infestation, loss of keys or other special incidents must be reported without delay.
§ 15 Fire hazards and dangerous items
(1) Open fire, candles, tea lights, shishas, incense, barbecues, camping stoves, fondue sets with fuel paste, fireworks, gas bottles and highly flammable, explosive or strong-smelling substances are not permitted in the accommodation, on balconies, terraces or in shared areas.
(2) Only the intended use of the kitchen and household appliances provided in the accommodation is permitted.
§ 16 Smoking
(1) Smoking is strictly prohibited indoors. This also applies to e-cigarettes, shishas, cannabis, incense and comparable sources of smoke or vapour.
(2) Smoking on balconies, terraces or outdoor areas is only allowed if expressly permitted for the respective accommodation.
(3) In the event of a breach of the smoking ban, we may charge a flat-rate damage and cleaning fee of EUR 250.00. The guest remains entitled to prove that no damage or less damage was incurred. We reserve the right to prove higher damage, in particular through special cleaning, odour neutralisation, textile cleaning, replacement of contaminated items or loss of rent.
§ 17 Pets
(1) Pets are only allowed with prior consent. Consent may depend on the accommodation, type of animal, size, number and length of stay.
(2) A pet fee is charged if it was shown at booking, booked as an additional service or separately agreed.
(3) Unless otherwise agreed, animals are not allowed on beds, sofas, armchairs or other upholstered furniture and may not be left unattended in the accommodation.
(4) The guest is liable for damage, odours, soiling, animal hair and additional cleaning caused by animals brought along.
(5) Unauthorised pets may result in additional cleaning and damage costs. The guest remains entitled to prove that no damage or less damage was incurred.
§ 18 Cleaning and excessive soiling
(1) On departure, the accommodation must be returned tidy, swept clean and free of heavy soiling.
(2) Final cleaning does not replace the obligation to avoid or remove waste, food leftovers, heavily soiled dishes, spilled liquids or exceptional soiling.
(3) In the event of excessive soiling, strong odours, waste not disposed of, a heavily soiled kitchen or exceptionally soiled textiles, additional cleaning costs may be charged according to effort.
§ 19 Interim cleaning for longer stays
(1) For longer stays, interim cleaning may be part of the booking. Scope, timing and costs result from the booking confirmation, the booking platform or a separate agreement.
(2) For stays of 11 nights or more, interim cleaning is provided unless otherwise agreed. It takes place by prior arrangement around the middle of the stay.
(3) Interim cleaning usually includes the bathroom, kitchen, vacuuming, a quick floor clean and a change of towels.
(4) For stays of up to 14 nights, a change of bed linen can be booked for an extra charge. For stays of 14 nights or more, a change of bed linen every 14 days is included unless otherwise agreed.
(5) The guest must allow interim cleaning that has been agreed, announced or is required for hygienic, technical or organisational reasons.
(6) If interim cleaning is refused or made considerably more difficult despite reasonable notice, any resulting additional costs may be charged.
§ 20 Wi-Fi and technical equipment
(1) Where Wi-Fi is provided, it may only be used within the legal framework. Illegal downloads, file sharing, copyright infringements, criminal content and passing on access data to unauthorised third parties are prohibited.
(2) The guest is also responsible for use by fellow travellers, visitors and persons to whom they grant access.
(3) Uninterrupted availability at all times, a specific speed or continuous usability of Wi-Fi, smart TV, streaming services, smart lock, electronic devices, apps or other technical equipment is not guaranteed.
(4) Brief technical faults do not give rise to an automatic right to a refund. The guest’s statutory rights in the event of significant defects remain unaffected.
(5) Faults must be reported without delay. We endeavour to remedy them as quickly as reasonably and technically possible.
§ 21 Keys, codes and means of access
(1) Keys, cards, chips, remote controls, parking permits, access codes and digital access authorisations must be handled with care and must not be passed on to unauthorised third parties.
(2) In the event of loss, damage, late return or improper passing on, the guest is liable for the resulting costs, in particular for replacement, emergency service, exchange or reprogramming.
§ 22 Parking spaces and storage areas
(1) A parking space is only part of the booking if it is expressly stated in the booking confirmation, on the booking platform or in the description of the specific unit booked.
(2) General parking information at property or accommodation level does not apply to a unit for which no parking space was expressly stated or confirmed.
(3) Where a parking space has been confirmed, it is assigned to the accommodation. Outdoor parking spaces may be narrow.
(4) If a parking space is blocked by unauthorised third parties or wrongly parked vehicles, or can only be used to a limited extent, we will assist within reasonable limits in resolving the matter or naming an alternative. In such cases we cannot guarantee actual availability at all times.
(5) If no parking space has been confirmed, there is no entitlement to one. Public parking may be limited depending on location, season, time of day and demand.
(6) Parking spaces, bicycle parking, basements, storage areas and other ancillary areas may only be used as intended. Items are left at the guest’s own risk unless we are liable by law.
§ 23 Lost property
(1) Items left behind are only returned on request and against reimbursement of shipping costs.
(2) Food, opened hygiene products, perishable goods and low-value consumables may be disposed of.
(3) We are only liable for items left behind in accordance with the statutory provisions.
§ 24 Damage and liability of the guest
(1) The guest is liable for damage, losses, excessive soiling and breaches of duty culpably caused by them, fellow travellers, visitors, employees, commissioned persons or animals brought along.
(2) Damage and special incidents must be reported without delay. If the guest fails to report in good time and additional damage results, the guest may be liable for it.
(3) Private liability insurance is recommended.
§ 25 Defects and cooperation
(1) Defects, faults or other problems must be reported without delay so that we can remedy them.
(2) The guest cooperates to a reasonable extent in avoiding damage, limiting faults and enabling them to be remedied.
(3) If the guest fails to report in good time, claims may be excluded or reduced to the extent that we could not provide a remedy because of the missing report. Statutory rights remain unaffected.
§ 26 Access to the accommodation
(1) In the event of imminent danger, we may enter the accommodation at any time, in particular in the event of fire, water, smoke detector alarms, danger to persons or property, technical emergencies or urgent suspicion of significant damage.
(2) In other cases, in particular for inspecting defects, repairs, maintenance, averting danger, interim cleaning or in the event of significant suspicion of use contrary to the contract, access takes place after prior notice and with reasonable consideration for the guest.
(3) The guest must allow necessary and announced access where this is reasonable for them.
§ 27 Withdrawal and extraordinary termination by us
(1) We may withdraw from the contract or terminate the stay extraordinarily for an objectively justified reason if continuing it is unreasonable for us.
(2) Such a reason exists in particular in the event of non-payment, missing check-in or registration data, false booking information, overcrowding, unauthorised pets, breach of the smoking ban, parties, significant disturbance of the peace, use contrary to the contract or illegal use, danger to persons or property, significant damage or force majeure.
(3) If provision of the booked accommodation becomes impossible for reasons for which we are not responsible, we will endeavour to find a reasonable alternative where possible. If no alternative is possible or reasonable, payments already made will be refunded unless there are counterclaims.
(4) If we are not responsible for the reason, there is no entitlement to compensation.
§ 28 Liability of Besilima Apartments
(1) We are liable without limitation for intent, gross negligence and injury to life, body or health.
(2) In the case of simple negligence, we are only liable for breach of essential contractual obligations and limited to the foreseeable damage typical for the contract.
(3) Mandatory statutory liability remains unaffected.
(4) For disruptions outside our sphere of influence, we are only liable in accordance with the statutory provisions. This applies in particular to public utilities, internet, mobile networks, electricity, water, heating, construction sites, weather events, official measures or services of third parties.
§ 29 Data protection
(1) Personal data is processed insofar as necessary for booking, performance of the contract, payment, check-in, guest communication, statutory registration obligations, spa tax, visitor tax, handling of damage or legitimate interests.
(2) Further information can be found in our privacy policy.
§ 30 Consumer dispute resolution
(1) We are neither obliged nor willing to take part in dispute resolution proceedings before a consumer arbitration board.
(2) Statutory information obligations after a specific consumer dispute has arisen remain unaffected.
§ 31 Text form
(1) Declarations in connection with booking, changes, cancellation, notification of defects or other contractual communication may be made in text form, in particular by email, via the booking platform or messaging system.
§ 32 Applicable law and place of jurisdiction
(1) German law applies.
(2) For consumers, the statutory places of jurisdiction apply.
(3) For merchants, legal entities under public law, special funds under public law and guests without a general place of jurisdiction in Germany, the place of jurisdiction is Munich, where legally permitted.
§ 33 Final provisions
(1) Should any provision of these terms be or become invalid, the validity of the remaining provisions remains unaffected. The statutory provisions apply in place of the invalid provision.
(2) Changes and additions result from the booking confirmation, a separate agreement in text form or the terms validly included at booking.