Terms of booking

1. Who you are contracting with

The apartment is let by Armik Property Group Ltd, registered in England and Wales under number 14003011, registered office 11 Pickwick Mews, London N18 1PD. In these terms “we” and “us” mean that company, and “you” means the lead guest making the booking.

These terms cover bookings made directly with us. If you booked through Airbnb, Booking.com or another platform, that platform’s terms govern your booking, alongside our house rules.

2. Making a booking

You must be 18 or over to book. A booking is a request until we confirm it in writing and payment has been taken. If we cannot accept a booking we will tell you and refund anything paid in full.

The lead guest is responsible for the booking, for everyone staying, and for the accuracy of the details given. You must be one of the people staying.

3. Online check-in

After payment, the lead guest completes online check-in. That means giving their full name exactly as it appears on their government issued photo ID, uploading that ID securely through our booking system, and accepting the house rules in section 7 explicitly.

We review each online check-in ourselves before releasing any access details. Uploading an ID is not an automatic check of it, and we may ask you for more information if something does not match.

If online check-in is not completed in reasonable time before arrival, or the name does not match the reservation, we may cancel the booking. Where that happens, our cancellation policy applies as though you had cancelled on the date we cancel.

4. Price and payment

Rates are shown at the time of booking and vary with the season and the length of stay. The price confirmed to you is the price you pay. Payment is taken through our payment provider; we do not hold your card details.

There is no security deposit for a direct booking. Any other charge is shown to you before you pay. Stays of four weeks or longer are priced separately by arrangement.

5. Arrival, access and departure

Check-in is from 3pm. Check-out is by 11am. Arrival is self service: follow the access video we send you.

The access video, the building codes and the lockbox code are sent no earlier than two days before arrival, and only once we have reviewed your online check-in. They are never included in the booking confirmation.

Earlier arrival or later departure is sometimes possible, but only if agreed with us in advance and in writing. Staying beyond the agreed check-out time without our agreement may be charged at the nightly rate for a further night.

6. Who may stay

The apartment sleeps a maximum of three people. That limit is a condition of the letting and it includes anyone staying overnight. Only the guests named on the booking may stay. Bringing additional overnight guests is a breach of these terms and we may end the stay without refund.

7. House rules

These are the rules the lead guest accepts at online check-in.

• No parties, events, or gatherings beyond the guests named on the booking.
• No noise that reaches the neighbours, and quiet between 10pm and 8am. This is a residential building and the neighbours live there.
• No smoking or vaping anywhere in the apartment or the building.
• No pets, unless we have agreed otherwise in writing.
• No commercial activity, filming or photography for commercial use without our written agreement.
• Do not share the access video, the building codes, the lockbox code or any keys with anyone who is not staying.

We may end a stay immediately, without refund, where these rules are broken in a way that risks the property, the neighbours or the building.

8. Care of the apartment

Please treat it as you would your own. You are responsible for damage or loss caused by you or your guests, beyond fair wear and tear, and for the reasonable cost of putting it right. We will always tell you what we have found and what it costs before asking you to pay anything.

Tell us promptly if something breaks or stops working. We would far rather fix it during your stay than discover it afterwards.

9. Parking

There is no parking on the property, and no space is reserved for the apartment.

The TfL car park at Cockfosters station, under three minutes’ walk from the building, is a practical option, subject to availability. It is run by or for Transport for London, not by us. It is paid and has a maximum length of stay, so please check the current tariff and terms with TfL before you travel.

There are also other off-street car parks nearby, subject to availability. They are operated by others and are not part of Kala Stay. Parking on the street is separate again and may be restricted, so check the local signs.

We do not guarantee that any parking will be available, and we are not responsible for parking charges, penalties, or loss or damage to vehicles.

10. If we have to cancel

We may need to cancel where the apartment becomes unavailable or unsafe, or where circumstances beyond our reasonable control prevent the stay. If that happens we will tell you as soon as we can and refund everything you have paid in full. Our liability in that situation is limited to that refund, and we are not responsible for travel or other arrangements you made separately.

Your own right to cancel is set out in our cancellation policy.

11. Liability

Nothing in these terms limits our liability for death or personal injury caused by our negligence, for fraud, or for anything else that cannot be limited by law. Your statutory rights as a consumer are not affected.

Beyond that, we are not liable for loss or damage to your belongings, for indirect or consequential loss, or for losses that were not reasonably foreseeable when the booking was made. Our total liability in connection with a booking is limited to the amount you paid for it. Please make sure your own travel insurance covers your possessions and your trip.

12. Things outside anyone’s control

Neither of us is in breach of these terms because of events beyond reasonable control, including severe weather, fire, flood, utility failure, public health restrictions, or action by a public authority. Where such an event prevents the stay entirely, we will refund you in full.

13. Complaints

If something is wrong, tell us during your stay at contact@kalastay.co.uk so we have the chance to fix it. We answer quickly. Complaints raised for the first time after departure are much harder to resolve.

14. Your details

How we handle the details you give us when booking and at online check-in is set out in our privacy policy. Booking a stay does not add you to our guest list.

15. General

If any part of these terms is found to be unenforceable, the rest continues to apply. Failing to enforce a term on one occasion does not waive it. These terms, together with the privacy and cancellation policies, are the whole agreement between us for a booking.

16. Governing law

These terms are governed by the law of England and Wales, and the courts of England and Wales have jurisdiction. If you live elsewhere in the United Kingdom you may also bring proceedings in your own courts.