Terms & Conditions
Last Updated: 3 September 2026
These Terms and Conditions ("Terms") govern your access to and use of Under The Roof Stays ("Platform", "we", "us", or "our"), a villa rental aggregation platform that enables users to discover, compare, enquire about, and/or book villas, holiday homes, vacation properties, and related accommodation services ("Properties") offered by independent property owners, hosts, operators, or property managers ("Property Providers").
By accessing, browsing, registering on, or using the Platform, or by making a booking through the Platform, you agree to be legally bound by these Terms. If you do not agree with these Terms, you must not use the Platform.
1. Definitions
For the purposes of these Terms:
- "Guest", "User", "you" or "your" means any person accessing or using the Platform or making an enquiry or booking.
- "Property" means a villa, holiday home, vacation rental, homestay, or other accommodation listed on the Platform.
- "Property Provider" means the owner, host, operator, manager, or authorised representative responsible for a Property.
- "Booking" means a reservation of a Property made through the Platform.
- "Booking Amount" means the amount payable by a Guest in connection with a Booking.
- "Platform Fee" means any service, convenience, facilitation, commission, or other fee charged by the Platform.
- "Property Rules" means rules, restrictions, policies, and conditions applicable to a particular Property.
- "Cancellation Policy" means the cancellation and refund terms applicable to a particular Booking.
- "Content" means text, photographs, videos, descriptions, reviews, ratings, logos, trademarks, and other material displayed on the Platform.
2. Nature of the Platform
2.1 The Platform operates as an online marketplace/aggregator that facilitates interactions and transactions between Guests and independent Property Providers.
2.2 Unless expressly stated otherwise, the Platform does not own, operate, manage, maintain, or control the Properties listed on the Platform.
2.3 The Property Provider is primarily responsible for the accuracy of Property information, availability, check-in and check-out, housekeeping, amenities, guest services, compliance with applicable laws, and fulfilment of the Booking.
2.4 A Booking made through the Platform constitutes a reservation for the Property and services described in the applicable Booking confirmation, subject to these Terms and the Property Provider's applicable policies.
2.5 The Platform may provide payment collection, customer support, communication, discovery, comparison, and other facilitation services. The Platform may use third-party service providers to provide these functions.
3. Eligibility
3.1 You must be legally capable of entering into a binding contract under applicable law to use the Platform and make a Booking.
3.2 If you are making a Booking on behalf of another person or group, you confirm that you are authorised to do so and that all members of the group agree to comply with these Terms and applicable Property Rules.
3.3 Property Providers may be subject to additional onboarding, verification, documentation, and contractual requirements.
4. Registration and Account
4.1 Certain Platform features may require you to create an account.
4.2 You agree to provide accurate, complete, and current information.
4.3 You are responsible for maintaining the confidentiality of your login credentials and for all activity conducted through your account.
4.4 You must immediately notify us if you believe your account has been compromised or used without authorisation.
4.5 We reserve the right to suspend, restrict, or terminate an account where we reasonably believe that the account has been used fraudulently, unlawfully, abusively, or in breach of these Terms.
5. Property Listings
5.1 Property Providers are responsible for ensuring that their listings contain accurate and current information, including availability, pricing, location, photographs, amenities, occupancy limits, Property Rules, and other material details.
5.2 Photographs and descriptions are intended to provide a general representation of the Property. Actual appearance, furnishings, décor, surroundings, and amenities may vary.
5.3 The Platform may review, moderate, verify, photograph, rank, modify, or remove listings at its discretion.
5.4 Property availability and pricing may change without notice until a Booking is confirmed.
5.5 The Platform does not guarantee that every Property listing, photograph, description, rating, review, amenity, or representation is complete, accurate, or error-free.
6. Booking Process
6.1 A Guest may submit a Booking request or make an instant Booking, depending on the Property.
6.2 A Booking is confirmed only when the Platform or Property Provider issues a Booking confirmation and any required payment has been successfully received.
6.3 The Guest must review the Booking confirmation carefully and immediately notify the Platform of any apparent error.
6.4 A Booking may be subject to minimum stay requirements, maximum occupancy, age restrictions, security deposits, check-in requirements, Property Rules, or additional charges.
6.5 The Guest is responsible for ensuring that the Booking details, including dates, number of Guests, and selected Property, are correct before completing payment.
7. Pricing and Payments
7.1 Prices displayed on the Platform may include or exclude taxes, Platform Fees, cleaning fees, security deposits, service charges, or other applicable charges. The applicable Booking summary will specify the amounts payable where available.
7.2 The Guest agrees to pay all amounts due in connection with the Booking using the payment methods made available through the Platform.
7.3 Payments may be processed through third-party payment gateways. The use of such payment services may be subject to the gateway provider's own terms and privacy policy.
7.4 We may place temporary payment authorisations, payment holds, or security-deposit requirements where applicable.
7.5 If a payment is declined, reversed, charged back, or otherwise not successfully completed, the Booking may be cancelled or suspended.
7.6 The Platform may correct obvious pricing, availability, or calculation errors. Where appropriate, the Guest may be offered the option to reconfirm the Booking at the corrected price or cancel it for an applicable refund.
8. Taxes and Invoices
8.1 Applicable taxes, including GST or other statutory charges, may be payable depending on the Property, Property Provider, Guest, location, nature of the transaction, and applicable law.
8.2 The party legally responsible for issuing an invoice or tax document will depend on the structure of the relevant transaction.
8.3 Guests and Property Providers are responsible for providing accurate tax and billing information where required.
9. Cancellation and Refunds
9.1 Each Booking is subject to the Cancellation Policy displayed at the time of Booking.
9.2 Cancellation charges and refund eligibility may vary by Property, booking dates, cancellation timing, promotional rate, and other applicable conditions.
9.3 Where a refund is approved, the time taken for the refunded amount to reach the Guest may depend on the payment method, payment gateway, issuing bank, or financial institution.
9.4 Platform Fees, payment processing charges, taxes, or other charges may be refundable or non-refundable depending on the applicable Booking terms and applicable law.
9.5 Where a Property Provider cancels a confirmed Booking, the Platform may, at its discretion and subject to availability, assist the Guest in finding an alternative Property or process an applicable refund.
9.6 Nothing in this section limits any mandatory consumer rights or remedies available under applicable law.
10. Changes to a Booking
10.1 Requests to modify a Booking, including changes to dates, Guest count, or duration, are subject to availability and the applicable Property Provider's policies.
10.2 A modification may result in additional charges, revised taxes, or different cancellation terms.
10.3 No Booking modification is effective until confirmed through the Platform or by the relevant Property Provider.
11. Check-In and Check-Out
11.1 Guests must comply with the check-in and check-out times specified for the Property.
11.2 Guests may be required to provide valid identification or other information as required by the Property Provider or applicable law.
11.3 Early check-in or late check-out is not guaranteed unless expressly confirmed.
11.4 Failure to arrive at the Property without following the applicable cancellation or no-show procedure may result in loss of the Booking Amount, subject to the applicable Cancellation Policy.
12. Guest Responsibilities
Guests agree to:
- provide accurate information;
- comply with Property Rules;
- comply with applicable laws and local regulations;
- respect neighbours and surrounding properties;
- maintain reasonable cleanliness and care of the Property;
- use the Property only for lawful purposes;
- comply with maximum occupancy limits;
- obtain required permissions before holding parties, events, shoots, or commercial activities;
- avoid causing nuisance, excessive noise, damage, or disturbance;
- not sublet, resell, or transfer the Booking without permission;
- return the Property and its contents in substantially the condition in which they were provided; and
- promptly report material damage, safety issues, or problems to the Property Provider or Platform.
13. Prohibited Activities
Unless expressly permitted in writing by the Property Provider, Guests must not:
- exceed the stated occupancy limit;
- conduct parties, events, weddings, commercial shoots, or gatherings;
- use the Property for illegal activities;
- engage in activities that create unreasonable risk to persons or property;
- damage, remove, or misuse Property contents;
- bring prohibited substances, hazardous materials, or dangerous items onto the Property;
- interfere with security, surveillance, fire-safety, or other safety equipment;
- misrepresent their identity or the number of occupants; or
- use the Platform to facilitate fraud or other unlawful conduct.
Additional Property-specific restrictions may apply.
14. Security Deposits and Damage
14.1 A Property Provider may require a security deposit where disclosed before or at the time of Booking.
14.2 The security deposit may be used to recover reasonable costs arising from damage, loss, excessive cleaning, missing items, unpaid charges, or violations of Property Rules, subject to applicable law.
14.3 Where a damage claim is made, the Guest may be asked to provide relevant information or evidence.
14.4 The Platform may facilitate communication and payment relating to legitimate damage claims but does not necessarily determine the ultimate liability of a Guest or Property Provider.
15. Property Provider Responsibilities
Property Providers agree to:
- provide accurate listing information;
- maintain lawful authority to offer the Property for rental;
- maintain the Property in a reasonably safe and habitable condition;
- honour confirmed Bookings, subject to legitimate circumstances;
- provide disclosed amenities and services;
- comply with applicable laws, licences, registrations, taxes, safety requirements, and local regulations;
- disclose material restrictions or conditions affecting Guests;
- handle Guest issues in a timely and professional manner; and
- avoid discriminatory, abusive, fraudulent, or misleading conduct.
16. Property Provider Verification
16.1 The Platform may conduct identity, ownership, business, property, document, or other verification checks.
16.2 Verification does not constitute a guarantee, certification, endorsement, or warranty regarding a Property Provider or Property.
16.3 The Platform may request additional documentation at any time and may suspend or remove a listing where required information is not provided.
17. Reviews and Ratings
17.1 Guests may be permitted to submit reviews and ratings after a completed stay.
17.2 Reviews must be genuine, relevant, lawful, and based on the reviewer's actual experience.
17.3 Users must not submit reviews that are fraudulent, defamatory, threatening, discriminatory, misleading, promotional, or intended to manipulate ratings.
17.4 We may moderate, refuse, edit for formatting, or remove content that violates these Terms or applicable law.
17.5 By submitting a review, you grant the Platform a non-exclusive, worldwide, royalty-free licence to use, reproduce, display, and distribute the review in connection with operating and promoting the Platform.
18. User Content
18.1 Users may submit photographs, videos, comments, reviews, messages, or other content.
18.2 You represent that you have the necessary rights and permissions to submit such content.
18.3 You grant the Platform a non-exclusive, worldwide, royalty-free licence to host, reproduce, display, distribute, adapt, and use such content for operating, improving, and promoting the Platform, subject to applicable law and our Privacy Policy.
18.4 We may remove content that violates these Terms, applicable law, or the rights of third parties.
19. Intellectual Property
19.1 The Platform and its contents, including its software, design, branding, logos, text, graphics, databases, and other materials, are owned by or licensed to the Platform and are protected by applicable intellectual-property laws.
19.2 You may use the Platform only for personal or legitimate business purposes in accordance with these Terms.
19.3 You must not copy, reproduce, scrape, reverse engineer, modify, distribute, sell, or commercially exploit Platform content without prior written permission.
19.4 Property photographs, trademarks, and other materials submitted by Property Providers remain the property of their respective owners, subject to the licences granted to the Platform.
20. Third-Party Services and Links
The Platform may integrate with or link to third-party services, including payment processors, maps, communication tools, insurance providers, travel services, or other vendors. We are not responsible for the acts, omissions, policies, availability, or performance of independent third-party services except to the extent required by applicable law.
21. Platform Availability
We aim to keep the Platform available and functioning reliably but do not guarantee uninterrupted or error-free operation.
The Platform may be temporarily unavailable due to maintenance, upgrades, technical failures, security incidents, telecommunications issues, or circumstances beyond our reasonable control.
22. Safety and Emergencies
Guests are responsible for exercising reasonable care and following all safety instructions applicable to the Property.
In an emergency, Guests should contact the appropriate local emergency services and the Property Provider where appropriate. The Platform's customer support should not be treated as an emergency-response service.
23. Limitation of Liability
To the maximum extent permitted by applicable law, the Platform will not be liable for indirect, incidental, special, consequential, exemplary, or punitive losses arising from or relating to a Booking or Property, including loss of enjoyment, business interruption, loss of profits, or loss of opportunity.
The Platform does not guarantee the condition, safety, legality, suitability, availability, or quality of any Property or Property Provider except to the extent expressly stated by the Platform or required by applicable law.
Nothing in these Terms excludes or limits liability that cannot lawfully be excluded or limited under applicable law.
24. Indemnification
To the extent permitted by applicable law, you agree to indemnify and hold harmless the Platform, its affiliates, officers, employees, and representatives from claims, losses, liabilities, damages, costs, and expenses arising from:
- your breach of these Terms;
- your violation of applicable law;
- damage caused by you or members of your group;
- misuse of the Platform;
- fraudulent or misleading information provided by you; or
- infringement of another person's rights by content submitted by you.
25. Force Majeure
Neither the Platform nor a Property Provider will be responsible for failure or delay caused by circumstances beyond reasonable control, including natural disasters, extreme weather, epidemics or pandemics, government actions, civil unrest, war, terrorism, strikes, utility failures, transportation disruptions, or major technical failures.
Where such circumstances materially affect a Booking, the Platform may assist the Guest and Property Provider in accordance with applicable law and the relevant Booking policy.
26. Fraud and Misuse
We may monitor transactions and Platform activity for fraud, abuse, payment irregularities, fake reviews, identity misuse, or other suspicious activity.
We may cancel or restrict Bookings, suspend accounts, withhold payments where legally permissible, request additional verification, or take other appropriate action where we reasonably suspect fraud or misuse.
27. Privacy
Personal information collected through the Platform will be handled in accordance with our Privacy Policy and applicable data-protection laws.
By using the Platform, you acknowledge that certain information may need to be shared with Property Providers, payment processors, technology providers, or other service providers to facilitate your Booking and provide the requested services.
28. Communications
By using the Platform, you consent to receiving transactional communications relating to your account, enquiries, Bookings, payments, cancellations, security, and other services.
Where permitted by law and subject to applicable preferences, we may also send promotional communications. You may opt out of marketing communications in accordance with the available unsubscribe or preference mechanisms.
29. Electronic Communications
You agree that communications with the Platform may be made electronically, including through email, SMS, telephone, messaging applications, Platform notifications, or other electronic channels.
You acknowledge that electronic records may be used as evidence of communications, transactions, consents, and agreements, subject to applicable law.
30. Suspension and Termination
We may suspend, restrict, or terminate your access to the Platform where we reasonably believe that you:
- breached these Terms;
- engaged in fraudulent or unlawful activity;
- provided false or misleading information;
- abused another User, Property Provider, or Platform representative;
- manipulated reviews or transactions;
- created a safety or security risk; or
- otherwise misused the Platform.
Termination will not affect rights or obligations that accrued before termination.
31. Changes to These Terms
We may update these Terms from time to time.
The updated Terms will be posted on the Platform with the revised "Last Updated" date. Continued use of the Platform after an update constitutes acceptance of the updated Terms, to the extent permitted by applicable law.
32. Governing Law
These Terms shall be governed by and interpreted in accordance with the laws of India, unless applicable law requires otherwise.
Subject to the dispute-resolution provisions below and mandatory statutory rights, the courts having jurisdiction over Mumbai, Maharashtra, India shall have jurisdiction over disputes arising from or relating to these Terms.
33. Dispute Resolution
We encourage Users and Property Providers to first contact our customer-support team and attempt to resolve disputes amicably.
Where a dispute cannot be resolved informally, the parties may pursue mediation, arbitration, consumer remedies, or court proceedings as applicable under Indian law.
Any arbitration provision should be separately reviewed and drafted to comply with the Arbitration and Conciliation Act, 1996, including applicable requirements concerning consent, appointment of arbitrators, seat, venue, language, and procedure.
Nothing in these Terms prevents a consumer from exercising any mandatory statutory right or remedy available under applicable law.
34. Grievance Officer
In accordance with applicable law, grievances may be submitted to:
- Grievance Officer: Under The Roof Stays Private Limited
- Email: support@undertheroofstays.com
- Address: 3rd Floor, 301, Devdeep Cooperative Housing Society, Tilak Road, Near Asha Parekh Hospital, Santacruz West, Mumbai 400 054.
- Phone: +91-9136147023
We will endeavour to address grievances within the time period prescribed by applicable law.
35. Severability
If any provision of these Terms is found to be unlawful, invalid, or unenforceable, that provision shall be modified or severed to the minimum extent necessary, and the remaining provisions shall continue in full force and effect.
36. Waiver
Failure to enforce any provision of these Terms does not constitute a waiver of our right to enforce that provision in the future.
37. Entire Agreement
These Terms, together with the Privacy Policy, applicable Booking confirmation, Cancellation Policy, Property Rules, and any other terms expressly incorporated by reference, constitute the agreement governing your use of the Platform, subject to applicable law.
38. Contact Us
For questions regarding the Terms, please contact:
- UNDER THE ROOF STAYS PRIVATE LIMITED
- Email: support@undertheroofstays.com
- Phone: +91-9136147023
- Registered Office: 3rd Floor, 301, Devdeep Cooperative Housing Society, Tilak Road, Near Asha Parekh Hospital, Santacruz West, Mumbai 400 054.
- Website: https://undertheroofstays.com/