Short-Term Accommodation Services Agreement
1. Parties and Nature of Agreement
This Short-Term Accommodation Services Agreement (“Agreement”) is entered into between Regency Comfort d.o.o. Beograd, Koste Abraševića 33/1, 11050 Belgrade (Zvezdara), Serbia, Registration No. (Matični broj) 21179540, Tax ID (PIB) 109423828, e-mail info@regency-comfort.com, phone +381 62 475233 (Serbia) / +32 475 234304 (Belgium) (“Provider”, “we”, “us”), as the registered hospitality service provider (ugostitelj) operating the property identified in the Booking Confirmation, and the individual identified in the Booking Confirmation as the lead guest (“Guest”, “you”), acting on behalf of themselves and all persons occupying the Property during the Stay Period (“Accompanying Guests”).
The Provider supplies short-term hospitality accommodation services (usluge smeštaja) within the meaning of the Serbian Law on Hospitality (Zakon o ugostiteljstvu) and is not a residential landlord. This Agreement does not create a tenancy, sublease, or any other right of a lasting residential nature, and no provision of the Serbian Law on Housing and Maintenance of Buildings (Zakon o stanovanju i održavanju zgrada) governing residential leases applies to the Stay. The Guest acquires only a personal, non-transferable right to occupy the Property for the Stay Period on the terms set out below.
By completing a booking through the Provider’s direct website, e-mail, or an authorized booking channel, and by paying the amount specified in the Booking Confirmation, the Guest accepts this Agreement in full on their own behalf and on behalf of all Accompanying Guests. The Guest confirms they are at least 18 years old and have full legal capacity to contract.
2. Scope — Direct Bookings and OTA Bookings
This Agreement governs only bookings made directly with the Provider — through the Provider’s own website, by e-mail, telephone, or another direct channel — and paid for using the methods described in Clause 5 (Booking, Price, Currency and Payment).
Where the Guest instead books the Property through Airbnb, Booking.com, or another online travel agency or booking platform (“OTA”), the contractual and payment relationship for that booking — including price, currency, payment method, cancellation terms and refunds — is governed exclusively by that OTA’s own terms of service and cancellation policy. Clauses 5 to 7 and Clause 11 of this Agreement (Price/Payment, Refunds, Security Deposit, and Cancellation) do not apply to a booking made through an OTA.
Irrespective of the booking channel, every guest physically occupying the Property must comply with: the House Rules and guest conduct obligations (Clause 12), the occupancy limits (Clause 10), the guest registration and eTurista/MUP obligations (Clause 8), and the damage-liability and indemnification obligations (Clauses 12(e), 16 and 17) — these reflect mandatory Serbian legal requirements and the Provider’s property rules, not booking-channel-specific contract terms, and apply regardless of where the booking was made.
Where an OTA’s terms and this Agreement conflict on a matter placed within the OTA’s exclusive governance by this Clause, the OTA’s terms prevail for that booking.
3. Definitions
“Property” means the specific categorized apartment or studio identified in the Booking Confirmation and further described in Annex A (Property Schedule). “Booking Confirmation” means the written or electronic confirmation issued by the Provider stating the Property, Stay Period, Rental Price, and Guest details. “Stay Period” means the period between the confirmed check-in date/time and check-out date/time. “Rental Price” means the total accommodation fee shown in the Booking Confirmation, exclusive of the Tourist Tax unless stated otherwise. “House Rules” means the property-specific rules referenced in Clause 12 and displayed at the Property. “eTurista” means the Serbian central information system for hospitality and tourism operated by the Ministry responsible for tourism, used for guest registration and tourist tax reporting. “Categorization” means the official category rating and registration (rešenje o kategorizaciji) issued by the competent City of Belgrade authority for the Property.
4. The Property and Categorization
Each Property let by the Provider is officially categorized by the Secretariat for Economy of the City of Belgrade. The Categorization rating and registration number applicable to the booked Property are stated in Annex A and/or on the corresponding listing page. The Provider warrants that the Property is lawfully registered for short-term hospitality use at the time of booking.
Minor variations between website or listing photographs and the actual current condition of the Property (e.g. furniture rearrangement, seasonal decor, minor wear) do not constitute a material breach of this Agreement, provided the Property’s category, bedroom/bathroom count, and core amenities match the listing.
5. Booking, Price, Currency and Payment
Prices are advertised in EUR for informational purposes. In accordance with National Bank of Serbia (NBS) regulations, all payments are settled in Serbian Dinars (RSD). The amount charged to the Guest’s payment card will be expressed in the Guest’s local currency through conversion at the exchange rate applied by the relevant card scheme, which may result in a minor difference from the price originally displayed on the website.
All prices displayed to the Guest include value-added tax (VAT) at the rate applicable under Serbian law at the time of booking. Any mandatory cleaning fee, extra-bed fee, pet fee, or early/late check-in surcharge applicable to the booked Property is disclosed, itemized, and included in the total price shown to the Guest before payment is taken.
Payment is processed through the Provider’s licensed payment service provider (currently AllSecure, PCI DSS Level 1 certified) or, where offered, via NBS Instant Payment (IPS QR) transfer or bank wire to the Provider’s corporate RSD IBAN. Card data is transmitted directly, in encrypted form, to the payment service provider; at no point is card data accessible to or stored by Regency Comfort d.o.o. Beograd. All card payments are secured by 3-D Secure authentication.
Unless a different schedule is stated in the Booking Confirmation, the Rental Price (or, for the Strict cancellation option, the full price) is charged at the time of booking to confirm the reservation. The Provider will issue a fiscal receipt (fiskalni račun) or corporate invoice for every payment, as required by Serbian tax law.
The Tourist Tax (boravišna taksa) set by the City of Belgrade (currently approximately RSD 160 per person per night, subject to change and to statutory exemptions for children and other exempt categories) is charged in addition to the Rental Price unless the Booking Confirmation states it is included, and is remitted by the Provider to the competent authority.
6. Refunds for Card Payments
Where a refund is due to the Guest under this Agreement and the original payment was made by payment card, the Provider is required by Serbian payment-processing rules to issue the refund exclusively to the same VISA, Mastercard/EC, Maestro or other card originally used for payment. Refunds cannot be redirected to a different card, bank account, or paid in cash.
7. Security Deposit
Unless otherwise stated in the Booking Confirmation for a specific Property, the Guest authorizes the Provider to place a pre-authorization hold (not a charge) on the Guest’s payment card in the amount stated in the Booking Confirmation (typically EUR 100–300 depending on the Property) at or before check-in, to secure the Guest’s obligations regarding damage, missing items, excess cleaning, key/fob replacement, and House Rules violations (including unregistered guests or smoking indoors).
The hold is released automatically by the card issuer, typically within 3–14 banking days after check-out, if no claim is made. Where the Provider identifies damage or a House Rules breach, it will notify the Guest in writing (with photographic evidence where applicable) within 48 hours of check-out and may capture from the hold, or separately charge the card on file, an amount reasonably corresponding to the documented loss. Any amount charged in excess of the actual documented loss will be refunded.
Where a Property requires a fixed deposit instead of a card hold (e.g. for cash or bank-transfer bookings), the deposit will be refunded to the Guest within 7 days of check-out, less any amounts properly withheld under this Clause, using the same payment method used by the Guest to pay the deposit.
8. Check-In, Check-Out and Guest Registration
Standard check-in is from 15:00 and standard check-out is until 10:00, or as otherwise stated for the specific Property in Annex A or the Booking Confirmation. Most Properties offer self-check-in via smart lock; access codes are sent shortly before the Stay Period once registration under Clause 8.2 is complete. Early check-in or late check-out is subject to availability and may incur an additional charge.
Serbian law requires all guests, including Serbian citizens and foreign nationals, to be registered for their stay. The Guest must provide, for every Accompanying Guest, full name, date of birth, nationality and a valid passport or ID document number, at the latest at check-in and, where requested, in advance of arrival to enable timely registration. The Provider will register this information in the eTurista system, and, for foreign nationals, ensure registration with the Ministry of Internal Affairs (MUP) within 24 hours of arrival, as required by law. The Provider may refuse check-in, without liability and without refund, if the required identification is not provided.
The Guest must return all keys, fobs, cards and remote controls at check-out. Loss of any such item will be charged to the Guest at replacement cost, including any associated lock-change cost where security is affected.
9. Overstay and Late Check-Out
If the Guest does not vacate the Property by the scheduled check-out time stated in Clause 8.1, and unless a different amount is stated for the specific Property in Annex A, the Provider may charge EUR 20 for each hour or part-hour the Guest remains beyond check-out, up to a maximum of three (3) hours.
If the Guest has not vacated within three (3) hours of the scheduled check-out time, or where the Property must be ready for an incoming guest, the Provider may instead charge a full additional night at the Stay’s per-night Rental Price, and may arrange for the Guest’s belongings to be removed and securely stored at the Guest’s cost pending collection.
Charges under this Clause may be collected from the security deposit under Clause 7 or charged to the Guest’s payment card on file, consistent with Clause 6.
10. Occupancy Limits
The maximum number of guests permitted at the Property is stated in Annex A and on the booking page and may not be exceeded under any circumstances, including by visitors. Only individuals registered under Clause 8.2 may stay overnight at the Property. Presence of unregistered overnight guests is a material breach entitling the Provider to charge an additional per-person, per-night fee, to terminate the Stay under Clause 14 without refund, or both.
11. Cancellation and Refund Policy
Under Serbian consumer protection law (Zakon o zaštiti potrošača), implementing the EU Consumer Rights Directive framework, the standard 14-day right of withdrawal for distance and off-premises contracts does not apply to contracts for the supply of accommodation services where the contract provides for a specific date or period of performance. Bookings under this Agreement are accordingly not subject to a statutory cooling-off/withdrawal right, and are governed solely by the cancellation policy below.
Unless a different policy is expressly stated for a specific rate or Property in the Booking Confirmation, the following Strict policy applies: (a) cancellations made 14 or more days before the scheduled check-in date receive a full refund, less any non-refundable payment processing fee actually incurred; (b) cancellations made between 13 and 2 days before check-in receive a 50% refund of the Rental Price; (c) cancellations made less than 48 hours before check-in, and no-shows, are non-refundable.
This policy is displayed at the time of booking, before payment is taken, as required under Serbian consumer protection rules for a cancellation fee to be validly withheld. Refunds due under this Clause are paid within thirty (30) days of the date on which the Provider confirms in writing that a refund is due (“Approval”), as further described in the Provider’s Cancellation & Refund Policy published on its website, which complements this Clause. The Provider may, at its sole discretion, waive these terms in cases of documented serious illness, bereavement, or other extenuating circumstances.
The Provider may cancel a confirmed booking only for reasons of Force Majeure (Clause 15), documented safety issues, or Guest fraud/misrepresentation, in which case the Guest receives a full refund and, where reasonably possible, assistance finding comparable alternative accommodation.
12. House Rules and Guest Conduct
The Guest and all Accompanying Guests must comply with the House Rules displayed at the Property and, at minimum, with the following, which reflect mandatory municipal building rules (kućni red) applicable in Belgrade residential buildings:
(a) Quiet hours: reduced noise from 14:00–16:00 (afternoon rest) and strict quiet from 22:00–07:00 (night rest). Loud music, parties, or disturbance of neighbors during these hours may result in an immediate warning and, upon a second incident or a serious first incident, termination of the Stay under Clause 14 without refund and forfeiture of the security deposit to the extent of any fine or loss caused.
(b) No smoking indoors (permitted only in a designated outdoor area, if any). A cleaning/odor-removal charge of up to EUR 150 applies for indoor smoking.
(c) No pets unless the specific Property is marked pet-friendly in Annex A and prior written approval is given.
(d) No parties, events, or gatherings beyond the registered occupancy. No subletting, re-listing, or use of the Property for any purpose other than personal lodging of the registered Guests.
(e) The Guest is responsible for the Property and its contents during the Stay and must report any damage, malfunction, or incident to the Provider without undue delay. The Guest is liable for damage caused by the Guest, Accompanying Guests, or their visitors, beyond normal wear and tear.
(f) The Guest must comply with the rules of the residential building (kućni red zgrade), including use of common areas, waste disposal, and elevator/entrance access, and must not cause nuisance to other residents.
13. Provider Obligations
The Provider will deliver the Property clean and in good working order at check-in, ensure the amenities listed on the booking page are present and functional, and respond to reported issues within a reasonable time given their urgency (immediately for safety issues; within 24 hours for other functional issues). The Provider maintains appropriate property and public liability insurance for its hospitality operations.
14. Breach, Early Termination and Eviction
The Provider may immediately terminate the Stay and require the Guest and all Accompanying Guests to vacate the Property, without refund of any remaining nights and with forfeiture of the security deposit to the extent of documented loss, where the Guest or an Accompanying Guest: exceeds the registered occupancy; hosts unregistered overnight guests; causes serious or repeated disturbance to neighbors; causes intentional or grossly negligent damage; uses the Property for illegal activity, subletting, or commercial re-listing; smokes indoors after warning; or otherwise materially breaches this Agreement or the House Rules. Where reasonably practicable, the Provider will issue one written warning first, except for illegal activity or safety-threatening conduct, which may result in immediate termination.
15. Force Majeure
Neither party is liable for failure to perform due to circumstances beyond its reasonable control, including natural disaster, fire, war, civil unrest, government action, epidemic, or utility failure affecting the Property or region. Where the Provider is unable to provide the Property due to Force Majeure, the Guest receives a full refund or, at the Guest’s option, a credit toward a future stay.
16. Liability
To the maximum extent permitted by Serbian law, the Provider’s aggregate liability to the Guest under or in connection with this Agreement is limited to the Rental Price actually paid for the affected Stay, except for liability for death or personal injury caused by the Provider’s negligence, or for damage caused intentionally or by gross negligence, which cannot be limited. The Provider is not liable for loss, theft, or damage to the Guest’s personal belongings, except where caused by the Provider’s negligence. Nothing in this Agreement limits any right the Guest has under mandatory Serbian consumer protection law that cannot be excluded by contract.
17. Indemnification by Guest
The Guest will defend, indemnify and hold harmless the Provider, its owners, employees and co-hosts from and against any third-party claim, fine, loss, or expense (including reasonable legal fees) arising out of or relating to: (a) the Guest’s or an Accompanying Guest’s breach of this Agreement or the House Rules; (b) bodily injury or property damage caused by the Guest, an Accompanying Guest, or their visitors; or (c) the Guest’s violation of applicable law during the Stay — except to the extent such claim, fine, loss or expense is caused by the Provider’s own negligence or breach of this Agreement.
18. Data Protection and eTurista Transmission
The Provider processes the Guest’s and Accompanying Guests’ personal data (including identity document data) in accordance with the Serbian Law on Personal Data Protection (Zakon o zaštiti podataka o ličnosti, “ZZPL”), which is closely aligned with the EU GDPR, and as further described in the Provider’s Privacy Policy published on its website.
Identity data is collected solely to fulfil the Provider’s legal obligation under the Law on Tourism and related regulations, and is transmitted securely to the eTurista state portal and, where applicable, to the Ministry of Internal Affairs (MUP). Card payment data is processed solely by the Provider’s licensed payment service provider (AllSecure) and is never received or stored by the Provider. The Provider does not sell or share Guest personal data for marketing purposes without consent.
Guests from outside Serbia are informed in the Privacy Policy (section “Additional information for guests in certain countries”) of the specific rights and arrangements that apply to them. A Guest who is resident in mainland China acknowledges that, by giving the separate consent requested at booking, the Guest authorises the processing of identity document data for guest registration and its transfer to Serbia and to the recipients named in the Privacy Policy; because registration is mandatory under Serbian law, the Provider cannot accommodate a Guest who withholds or withdraws that consent before arrival, in which case Clause 11 applies as for a cancellation by the Guest. The Provider has not appointed a local data-protection representative in the United Kingdom or China; the Guest may contact the Provider directly at any time.
19. Complaints
If anything is not right during the Stay, the Guest should notify the Provider immediately using the contact details in Clause 1 or on the Booking Confirmation, so the issue can be addressed during the Stay wherever possible. A complaint may also be submitted in writing after the Stay.
The Provider will acknowledge receipt of a written complaint and respond on its merits within 8 days of receipt. This Clause does not limit the Guest’s right to pursue the matter before the competent authorities or courts under Clause 20.
20. Governing Law and Dispute Resolution
This Agreement is governed by the laws of the Republic of Serbia. The parties will first attempt to resolve any dispute amicably. Failing amicable resolution within 30 days, any dispute will be submitted to the exclusive jurisdiction of the competent court in Belgrade, Serbia, save that a consumer Guest may also bring proceedings in the courts of their place of residence where mandatory consumer protection law so allows. Where the Guest is a consumer habitually resident in another country, this choice of governing law and forum does not deprive the Guest of the protection of any mandatory consumer-protection provisions of the law of that country which cannot be derogated from by agreement.
This Agreement does not require notarization to be valid and binding under Serbian law.
21. Language and Precedence
This Agreement is issued in English and Serbian, side by side. Both versions are intended to have the same meaning. In the event of any conflict or inconsistency between the two versions, the Serbian version prevails for all purposes of interpretation and enforcement before Serbian authorities and courts.
22. Miscellaneous
If any provision of this Agreement is held invalid or unenforceable, the remaining provisions remain in full force. This Agreement, together with the Booking Confirmation, the House Rules, and the Provider’s Website Terms of Use and Privacy Policy, constitutes the entire agreement between the parties regarding the Stay. The Provider may amend the standard terms of this Agreement for future bookings by publishing an updated version on its website; changes do not affect a Stay already confirmed. The Guest may not assign this Agreement. Notices to the Provider should be sent to info@regency-comfort.com or the property-specific contact provided in the Booking Confirmation.
ANNEX A — PROPERTY SCHEDULE
Properties operated under this Agreement. All apartments have a sofa bed for 2 in addition to the bedroom(s)
| Property | Address | Categorization ID | Max guests | Bedrooms | Check-in | Check-out | Pets |
|---|---|---|---|---|---|---|---|
| Kandinsky | Branka Krsmanovica 11, Apartment 5, Floor 1, 11050 Beograd | VIII-05 Br. 332-151/2026 | 4 | 1 |
15:00 |
10:00 |
No |
| Klimt | Slavujev Venac 15, Apartment 14, Floor -1, 11120 Beograd | VIII-05 Br. 332-1486/2025 | 4 | 1 |
15:00 |
10:00 |
No |
| Kusama | Slavujev Venac 15, Apartment 13, Floor -1, 11120 Beograd | VIII-05 Br. 332-1457/2025 | 4 | 1 |
15:00 |
10:00 |
No |
| Magritte | Vranjska 29, Apartment 71, Floor 12, 11050 Beograd | VIII-05 Br. 332-1458/2026 | 6 | 1 |
15:00 |
10:00 |
No |
| Matisse | Slavujev Venac 15, Apartment 09, Floor 4, 11120 Beograd | VIII-05 Br. 332-1485/2025 | 4 | 1 |
15:00 |
10:00 |
No |
| Monet | Radoslava Grujića 24, Apartment 5, Floor 2, 11118 Beograd | VIII-05 Br. 332-1482/2025 | 4 | 1 |
15:00 |
10:00 |
No |
| Picasso | Slavujev Venac 15, Apartment 12, Floor -1, 11120 Beograd | TBA | 7 | 2 |
15:00 |
10:00 |
No |
| Twinart 1 | Slavujev Venac 15, Apartment 14, Floor -1, 11120 Beograd | VIII-05 Br. 332-1486/2025 | 4 | 1 |
15:00 |
10:00 |
No |
| Twinart 2 | Slavujev Venac 15, Apartment 13, Floor -1, 11120 Beograd | VIII-05 Br. 332-1457/2025 | 4 | 1 |
15:00 |
10:00 |
No |
| Warhol | Koste Abraševića 33, Apartment 1, Floor -1, 11050 Belgrade (Zvezdara) | VIII-05 Br. 332-152/2026 | 6 | 1 |
15:00 |
10:00 |
No |