Terms & Conditions
Last Updated: January 2026
1. INTRODUCTION
These Terms and Conditions ("**Terms**") form the entire agreement between Brockbnb ("**we**", "**us**", "**our**") and the person making the booking ("**Guest**", "**you**"). By completing a booking with us, you accept these Terms in full.
Brockbnb is a residential bed and breakfast offering short-term accommodation in London. All bookings are made on the basis of these Terms, which are governed by English law and the Consumer Rights Act 2015.
2. BOOKING & PAYMENT
2.1 Making a Booking
To make a booking, you must:
- Be at least 18 years of age
- Provide accurate personal and payment information
- Accept these Terms and Conditions
- Have the authority to commit to the booking
We reserve the right to refuse any booking at our sole discretion.
2.2 Payment Terms
- A deposit may be required to confirm your reservation, and if so, this will be made clear to you beforehand.
- The full balance must be paid at the time of booking.
- Provisional bookings are not accepted.
- All prices are inclusive of VAT where applicable.
- We accept payment via bank transfer, debit card, credit card, and cash.
- Booking confirmation will be sent by email once payment is received.
- We do not charge card processing fees.
2.3 Currency & Charges
All payments should be made in British Pounds (GBP). International guests should be aware that bank charges or currency conversion fees may apply and are the responsibility of the guest.
2.4 Price Guarantee
Prices are fixed at the time of booking confirmation. We will not increase prices after confirmation, except where required by law.
3. CANCELLATION & REFUNDS
3.1 Guest Cancellation Policy
Our cancellation policy is as follows:
Full Refund (100%):
- Any cancellation made 24 hours or more before your check-in time will receive a full refund of all payments made, less a £5 administration fee for each night on your booking (for example, if you cancel a five-night booking, the cancellation fee will be 5x £5 = £25).
No Refund (0%):
- Any cancellation made less than 24 hours before your check-in time will result in forfeiture of the full booking cost. No refund will be provided
3.2 Notice of Cancellation
To cancel your booking, you must:
- Contact us in writing (email or contact form) as soon as possible.
- Your cancellation will be effective from the date we receive your written notification.
- We will confirm receipt of your cancellation notice and process any applicable refund within 14 working days.
3.3 Rebooking Policy
If we are able to rebook your cancelled dates, we will retain only the administration fee from your original payment, with the remainder refunded in full. This applies regardless of the cancellation timing (including cancellations within 24 hours of check-in).
3.4 Non-Refundable Bookings
Some bookings may be offered at a reduced rate with a fully non-refundable and/or non-changeable condition. These will be clearly marked at the point of booking. Non-refundable bookings cannot be cancelled for a refund under any circumstances. Non-changeable bookings cannot be amended.
3.5 Extraordinary Circumstances
We may cancel your booking and provide a full refund (including the administration fee) if:
- The property becomes unsuitable or unavailable due to circumstances beyond our reasonable control (e.g., fire, flood, structural damage, utility failure).
- Local or national government restrictions prevent occupancy.
- There is a serious safety hazard at the property.
In such cases, we will inform you as soon as possible and offer either a full refund or an alternative date.
4. CHECK-IN & CHECK-OUT
4.1 Check-In
- Standard check-in time is from 4:00 PM to 11:00 PM on your arrival date.
- Early check-in (before 4:00 PM) may be available upon request (subject to availability and an additional £15 fee).
- Late check-in (after 11:00 PM) may be available upon request (subject to availability and an additional £15 fee).
- You will receive access instructions via email before your arrival.
- You are responsible for ensuring you arrive within the agreed check-in window.
4.2 Check-Out
- Standard check-out time is 10:00 AM on your departure date.
- Late check-out may be available upon request (subject to availability and an additional £15 fee).
- Late check-out, if available, will allow you to keep your room until 2:00 PM on your departure date.
- The property must be left clean and in good condition.
- All keys must be returned and access devices deactivated.
4.3 Access & Identification
You may be required to provide valid photographic identification upon check-in for security and verification purposes.
5. GUEST CONDUCT & HOUSE RULES
5.1 House Rules
Guests must comply with all house rules provided at or before check-in. These include but are not limited to:
- No smoking inside the property.
- No loud noise or disturbance, particularly between 11:00 PM - 6:00 AM.
- No parties or gatherings beyond the agreed occupancy.
- Respect for neighbours and the local community.
- Proper use of all facilities and appliances.
5.2 Occupancy
The property is available for a maximum of 2 guests. Additional occupants constitute a breach of these Terms.
5.3 Prohibited Activities
The following are strictly prohibited:
- Illegal activities of any kind
- Use of illegal drugs or controlled substances, including cannabis.
- Excessive alcohol consumption.
- Damage to the property or furnishings.
- Removal of any items from the property.
- Commercial use or short-term re-letting without written consent.
- Pet animals (unless specifically agreed in writing).
5.4 Responsibility for Damage
Guests are liable for any damage to the property, furnishings, or fittings caused by the guest, their companions, or their actions during the stay. We reserve the right to charge for repairs or replacement. Damage will be assessed fairly and proportionately.
Normal wear and tear is not chargeable.
6. LIABILITY & INDEMNITY
6.1 Our Liability
We provide the accommodation as described on our website. We do not warrant that the property will meet your specific requirements or expectations beyond what is stated.
To the extent permitted by law, we are not liable for:
- Indirect or consequential loss.
- Loss of enjoyment, business, or income.
- Illness or injury (except where caused by our negligence).
- Loss of personal belongings (see section 6.3).
6.2 Your Responsibility
You acknowledge that you occupy the property at your own risk. You are responsible for:
- The security of your personal belongings.
- Your own safety and the safety of your companions.
- Compliance with all house rules and local laws.
6.3 Personal Belongings
We strongly recommend that guests do not leave valuable items in the property. Brockbnb will not be held responsible for loss, theft, or damage to personal belongings. We recommend guests use the safe provided, and secure valuable items.
6.4 Insurance
We recommend that you purchase travel and holiday insurance to cover cancellation, illness, and loss of personal belongings. This is your responsibility, not ours.
6.5 Indemnity
You agree to indemnify and hold harmless Brockbnb, its owners, agents, and employees from any claims, damages, or costs (including legal fees) arising from:
- Your breach of these Terms.
- Your violation of local laws or regulations.
- Damage to the property caused by you.
- Injury to yourself or others caused by your actions.
- Any other liability arising from your occupation of the property.
7. PRIVACY & DATA PROTECTION
7.1 Personal Information
We collect and process personal information (name, contact details, payment information) for the purposes of:
- Processing your booking.
- Communicating with you about your stay.
- Complying with legal obligations.
- Fraud prevention and security.
7.2 Data Protection
Your data is processed in accordance with the UK Data Protection Act 2018 and the UK General Data Protection Regulation (UK GDPR). We will not share your personal information with third parties except where necessary to complete your booking (e.g., payment processors).
7.3 Marketing
We may contact you after your stay with information about future offers, unless you opt out. You can unsubscribe at any time by contacting us or by clicking on the unsubscribe link in any mailings.
8. SPECIAL CIRCUMSTANCES
8.1 Accessibility
Please inform us of any accessibility requirements at the time of booking so we can confirm suitability. The property description includes details of accessibility features.
8.2 Guests with Disabilities
We aim to accommodate guests with disabilities to the best of our ability. Please provide details of any required accommodations when booking, and we will do our best to assist.
8.3 Complaints
If you have a complaint about your stay, please contact us within 7 days of check-out. We will investigate and respond within 14 days. Complaints made after this period may not be considered.
9. TERMS OF SERVICE AMENDMENTS
9.1 Right to Modify
We reserve the right to amend these Terms at any time. Changes will take effect immediately upon posting to our website. For existing bookings, the Terms in effect at the time of booking will apply.
9.2 Termination
If you breach these Terms and do not remedy the breach within a reasonable timeframe, we may terminate your booking immediately, forfeit payment, and require you to vacate the property.
10. LEGAL & DISPUTE RESOLUTION
10.1 Governing Law
These Terms are governed by the laws of England and Wales. Any disputes will be subject to the exclusive jurisdiction of the courts in England and Wales.
10.2 Consumer Rights
Nothing in these Terms affects your statutory rights as a consumer under UK law, including the Consumer Rights Act 2015. If any term is found to be unfair or unlawful, it will be severed, and the remaining Terms will continue in effect.
10.3 Complaints Resolution
If you have a dispute with Brockbnb, please contact us first. We aim to resolve all complaints amicably. If we cannot reach an agreement, you may pursue the matter through the appropriate legal channels.
11. FORCE MAJEURE
Brockbnb will not be liable for failure to perform our obligations if such failure is caused by circumstances beyond our reasonable control, including but not limited to:
- Natural disasters (flood, earthquake, storm)
- Act of war, terrorism, or civil unrest
- Government restrictions or lockdowns
- Utility failures or infrastructure damage
- Pandemics or public health emergencies
In such cases, we will endeavour to contact you and offer either an alternative date or a full refund.
12. HEALTH & SAFETY
12.1 Property Standards
The property meets UK building regulations and safety standards, including:
- Fire safety compliance.
- Gas safety certification (where applicable).
- Electrical safety standards.
- Adequate emergency exits and procedures.
12.2 Hygiene & Health Precautions
The property is cleaned to our standard hygiene protocols between guests. Additional deep cleaning can be requested for an additional £15 fee.
12.3 Emergency Procedures
Information about emergency procedures, evacuation routes, and emergency contact numbers will be provided in the Guest Guidebook, which you can access in the following ways:
-
Your confirmation email.
-
By scanning the QR code on the brochure within your room.
By asking us for help, or to print you a copy.
13. TAXATION & VAT
All prices are shown inclusive of VAT where applicable. If you require an invoice or receipt, please request this from us.
14. CONTACT INFORMATION
For enquiries, complaints, or to cancel your booking, please email us using the form at www.brockbnb.com/contact
15. ENTIRE AGREEMENT
These Terms and Conditions, together with your booking confirmation, constitute the entire agreement between you and Brockbnb regarding your stay. Any previous communications, representations, or negotiations are superseded by these Terms.
Acceptance
By completing your booking, you acknowledge that you have read, understood, and agree to be bound by these Terms and Conditions.