Effective date: 24 September 2026
1. About OWL B&B
These Website Terms and Conditions ("Terms") govern your use of the OWL B&B website, applications, software and related services (together, the "Platform").
The Platform is operated by:
OWL B&B Ltd Company number: 16171548 Registered office: 128 City Road, London, EC1V 2NX, United Kingdom Email: contact@owlbandb.com Website: www.owlbandb.com
"OWL B&B", "we", "us" and "our" mean OWL B&B Ltd.
"you" and "your" mean any person or business using the Platform.
2. Acceptance of These Terms
By creating an Account, becoming a Host, becoming a Guest, making or accepting a Booking, or otherwise using the Platform, you agree to these Terms.
If you do not agree to these Terms, you must not use the Platform.
Where you are a Host, the Host Agreement in this document also applies.
Where you are a Guest, the Guest Terms apply.
Our Privacy Policy and Cookie Policy also form part of the contractual framework governing your use of the Platform where applicable.
3. Our Role
OWL B&B operates an online accommodation marketplace.
The Platform allows Hosts to advertise accommodation and Guests to search for, communicate about and book accommodation.
Unless expressly stated otherwise:
- OWL B&B does not own the accommodation;
- OWL B&B does not provide the accommodation;
- OWL B&B is not the landlord or property manager;
- OWL B&B does not control the Host's property;
- OWL B&B does not employ the Host;
- OWL B&B is not the Guest's accommodation provider; and
- OWL B&B is not a party to the accommodation contract between Host and Guest.
The accommodation contract is between the Host and Guest.
4. Two Separate Contractual Relationships
A user's use of OWL B&B may create two separate contractual relationships.
4.1 OWL B&B contract
Your contract with OWL B&B governs your use of the Platform and the services that OWL B&B provides.
4.2 Host/Guest accommodation contract
A Booking creates a separate contract between the Host and Guest concerning the accommodation.
That contract includes the Listing information, Booking details, applicable cancellation policy, house rules and any other terms agreed between Host and Guest.
OWL B&B is not a party to that accommodation contract.
5. Worldwide Use
OWL B&B is intended to operate internationally.
Listings may be located in different countries and Hosts and Guests may reside in different jurisdictions.
The laws applicable to accommodation may vary substantially between countries, states, regions and municipalities.
Nothing in these Terms is intended to override mandatory laws that apply to you or to the accommodation, including mandatory:
- consumer protection rights;
- data protection rights;
- accommodation regulations;
- cancellation rights;
- tax requirements;
- equality and anti-discrimination laws;
- health and safety requirements;
- licensing requirements;
- planning requirements; or
- other non-excludable legal rights.
Hosts are responsible for complying with the laws applicable to their property.
Guests are responsible for complying with applicable laws and the reasonable rules of the accommodation.
6. Eligibility
You must be at least 18 years old to create an Account unless OWL B&B expressly permits otherwise and applicable law allows it.
You must have legal capacity to enter into the relevant contract.
You must not create an Account using another person's identity.
7. Identity Verification
OWL B&B requires Hosts and Guests to complete identity verification before an Account can be activated.
Identity verification is currently performed by Credas.
The verification process may require you to provide personal information and identity documentation directly to Credas.
OWL B&B receives the outcome of the verification process as a Yes or No verification result.
OWL B&B does not ordinarily receive or retain the underlying identity documents submitted to Credas.
Credas retains information associated with the identity verification process for five years, subject to Credas' applicable terms, privacy information and legal obligations.
Identity verification is intended to increase trust, reduce fraud and impersonation, and protect Hosts, Guests and OWL B&B.
Successful verification does not constitute a guarantee by OWL B&B of a person's identity beyond the verification result supplied to us, nor does it constitute a guarantee of a person's character, honesty, financial position, intentions, behaviour or suitability.
8. Accounts
You must provide accurate and complete information.
You must keep your information up to date.
You are responsible for protecting your login credentials.
You must notify OWL B&B promptly if you believe your Account has been accessed without authorisation.
You must not sell, transfer or allow another person to use your Account.
9. Hosts
Hosts must comply with the Host Agreement below.
A Host must have the legal authority to advertise and provide the accommodation.
10. Guests
Guests must comply with the Guest Terms below.
Guests must provide accurate information and comply with the Listing, Booking terms and reasonable Host rules.
11. Listings
Hosts are responsible for the accuracy of their Listings.
Listings must accurately describe material characteristics of the accommodation, including where applicable:
- location;
- property type;
- bedrooms;
- beds;
- bathrooms;
- maximum occupancy;
- facilities;
- accessibility;
- parking;
- pets;
- smoking;
- parties and events;
- check-in;
- check-out;
- minimum stay;
- additional charges;
- security deposits;
- house rules; and
- cancellation policy.
Photographs must fairly represent the accommodation.
Hosts must not materially mislead Guests.
12. Pricing
Hosts set the accommodation price.
All mandatory charges payable by the Guest must be disclosed before the Guest commits to the Booking.
A Host must not deliberately introduce undisclosed mandatory charges after a Booking has been made.
OWL B&B may require a Host to correct inaccurate or incomplete pricing information.
13. Booking Process
A Guest may request or make a Booking through the Platform in accordance with the Booking process displayed at the time.
A Booking becomes binding between Host and Guest when the Host accepts it through the Platform.
At that point:
Guest and Host enter into an accommodation contract.
OWL B&B remains an intermediary/platform provider and does not become the accommodation provider.
14. Direct Payment to Host
Unless OWL B&B expressly states otherwise, the Guest pays the accommodation price directly to the Host.
OWL B&B does not ordinarily receive, hold or control the Guest's accommodation payment.
The Host is responsible for accepting payment and providing the accommodation.
OWL B&B is not responsible for a Host's failure to provide accommodation following payment, except where liability cannot lawfully be excluded.
15. OWL B&B Fees
15.1 Guest subscription
The Guest subscription is:
£10 per year.
The subscription automatically renews every 12 months unless cancelled.
The Guest subscription is separate from accommodation payments.
Guests do not pay a booking fee to OWL B&B.
15.2 Host annual subscription
A Host may select the annual Host plan:
£120 per year.
The annual Host subscription automatically renews every 12 months unless cancelled.
15.3 Host booking plan
A Host may alternatively select the booking-fee plan.
Under that plan, OWL B&B charges:
£15 for each Booking accepted by the Host through the Platform.
The £15 fee becomes payable when the Host accepts the Booking.
The £15 fee is non-refundable if the Booking is subsequently cancelled, whether the cancellation is made by the Host or Guest, except where a refund is required by applicable law.
16. Automatic Renewal
By purchasing an annual OWL B&B subscription, you expressly agree that the subscription will automatically renew for another 12-month period unless you cancel it before the renewal date.
Before completing your subscription purchase, OWL B&B will clearly display:
- the subscription price;
- the 12-month subscription period;
- that the subscription automatically renews;
- the renewal frequency;
- the payment method;
- how to cancel;
- when cancellation must be made to prevent the next renewal; and
- any applicable taxes.
We will send renewal reminders and other subscription notices as required by applicable law.
You may cancel automatic renewal through your Account or by contacting OWL B&B.
Cancellation of automatic renewal does not normally terminate the current paid subscription period. Your subscription will normally remain active until the end of the period already paid for, subject to any statutory cancellation rights.
Nothing in this clause limits any mandatory cancellation or refund right that applies under applicable law.
17. Failed Renewal Payment
If an automatic renewal payment fails, OWL B&B may attempt to process the payment again.
We may suspend access to subscription services if the renewal payment remains unpaid.
We will not continue charging a payment method where doing so would breach applicable law or the applicable payment-provider rules.
18. Cancellation of Accommodation
Each Listing has its own cancellation policy established by the Host.
Cancellation policies may differ between Listings.
The applicable cancellation policy will be displayed to the Guest before the Guest commits to the Booking.
The Host is responsible for honouring the cancellation policy applicable to the Booking, subject to mandatory legal rights.
Add-ons are provided and charged by the host and fall under the host's cancellation policy.
19. Host Cancellations
Hosts should not cancel accepted Bookings except where reasonably necessary.
Where a Host cancels, the Host must comply with the applicable cancellation policy and any mandatory legal obligations.
OWL B&B may take action against Hosts who repeatedly cancel accepted Bookings.
20. Guest Cancellations
Guests may cancel a Booking in accordance with the cancellation policy displayed for that Listing and applicable law.
The Guest should cancel through the Platform where possible so that the cancellation is recorded.
21. Reviews
Reviews must be genuine and based on an actual experience.
Users must not:
- create fake reviews;
- buy reviews;
- sell reviews;
- arrange reviews;
- manipulate ratings;
- threaten another user over a review; or
- offer an incentive for a particular review outcome.
OWL B&B may remove reviews that breach these requirements.
22. Communications
Hosts and Guests may communicate directly through the Platform.
Users must not use communications to:
- harass;
- threaten;
- defraud;
- impersonate;
- discriminate unlawfully;
- distribute malicious software; or
- conduct unlawful activity.
OWL B&B may review communications where reasonably necessary for safety, fraud prevention, complaint investigation, enforcement of these Terms or legal compliance.
23. Prohibited Use
Users must not:
- commit fraud;
- impersonate another person;
- submit false information;
- circumvent identity verification;
- create multiple Accounts to avoid restrictions;
- advertise unlawful accommodation;
- interfere with Platform security;
- scrape Platform information without permission;
- introduce malicious software;
- manipulate reviews;
- use the Platform for unlawful activity; or
- breach applicable law.
24. Suspension and Termination
OWL B&B may suspend, restrict or terminate an Account where reasonably necessary because:
- these Terms have been breached;
- information is false or misleading;
- identity verification has failed;
- fraud is suspected;
- the Account presents a safety or security risk;
- unlawful conduct has occurred;
- accommodation appears to be unlawful;
- there are serious or repeated complaints;
- fees remain unpaid; or
- action is required by law or a competent authority.
Where reasonably practicable, we will explain the reason for suspension or termination.
Immediate action may be taken where necessary for safety, fraud prevention or legal compliance.
25. Search and Ranking
OWL B&B may determine the order in which Listings appear.
Factors may include:
- location;
- availability;
- price;
- Guest search criteria;
- Listing quality;
- reviews;
- responsiveness;
- cancellation history;
- completeness of Listing information;
- user engagement; and
- other relevant factors.
Where commercial promotion affects ranking, OWL B&B will identify this where required by applicable law.
26. Intellectual Property
All intellectual property rights in OWL B&B's Platform, software, branding, logos, design and content belong to OWL B&B or its licensors.
Users may use the Platform only for its intended purpose.
27. User Content
Where you upload photographs, descriptions, reviews or other material, you confirm that you have the necessary rights.
You grant OWL B&B a non-exclusive, worldwide, royalty-free licence to use that material for operating, marketing, maintaining and improving the Platform.
28. Data Protection
OWL B&B processes personal information in accordance with the Privacy Policy.
Because OWL B&B is intended to operate internationally, personal information may be processed or accessed in countries other than the country in which you live.
OWL B&B will use appropriate legal mechanisms and safeguards where required for international transfers.
29. HMRC and Other Reporting
OWL B&B may be required to collect, verify, retain and report information concerning Hosts, properties and transactions to HMRC and/or other tax or regulatory authorities.
Hosts must provide information reasonably required for these purposes.
UK rules currently require relevant UK digital-platform operators to collect and verify seller information and report qualifying sellers and transactions to HMRC.
30. Liability
Nothing in these Terms excludes or limits liability that cannot legally be excluded.
This includes liability for:
- death or personal injury caused by negligence;
- fraud or fraudulent misrepresentation;
- breach of statutory rights that cannot be excluded; or
- other liability which applicable law prohibits us from excluding.
Subject to this, OWL B&B is not responsible for matters arising solely from the acts or omissions of Hosts or Guests, including:
- the condition of accommodation;
- inaccurate Listing information;
- Host cancellations;
- Guest cancellations;
- payments made directly between Host and Guest;
- damage to accommodation; or
- conduct of another user.
31. Events Outside Our Control
OWL B&B is not responsible for failure or delay caused by circumstances beyond our reasonable control.
32. Changes
We may update these Terms.
Where changes materially affect your rights or obligations, we will provide appropriate notice.
33. Complaints
Complaints about OWL B&B should be sent to:
contact@owlbandb.com
Complaints about accommodation should normally first be directed to the Host.
34. Governing Law
These Terms are governed by the laws of England and Wales.
If you are a consumer, nothing in these Terms prevents you from relying on mandatory laws applicable in your country of residence or the location of the accommodation where those laws cannot lawfully be excluded.
35. Host Agreement
35.1 Host eligibility
To become a Host, you must:
1. create an Account; 2. complete identity verification; 3. provide accurate information; 4. provide required tax and regulatory information; 5. have authority to offer the accommodation; and 6. agree to this Host Agreement.
35.2 Authority to offer accommodation
You confirm that you own the property or have all necessary authority to offer it.
You are responsible for obtaining any necessary:
- owner consent;
- landlord consent;
- planning permission;
- licence;
- registration;
- local authority approval;
- freeholder/management-company approval;
- insurance; and
- other permission.
35.3 Legal compliance
You must comply with laws applicable to your property and business, including where applicable:
- short-term letting regulations;
- planning;
- licensing;
- registration;
- fire safety;
- gas safety;
- electrical safety;
- building regulations;
- health and safety;
- accessibility;
- taxes;
- tourist taxes;
- environmental rules;
- equality laws; and
- consumer protection.
35.4 Property standards
Accommodation must be safe, clean, reasonably maintained and suitable for the advertised occupancy.
35.5 Listing accuracy
You must keep your Listing accurate and up to date.
If something materially changes, you must update the Listing.
35.6 Availability
You must maintain an accurate calendar.
You must not knowingly accept overlapping Bookings.
35.7 Guest payments
The Guest pays you directly for accommodation.
You are responsible for:
- accepting payment;
- providing payment instructions;
- issuing refunds where due;
- managing deposits;
- dealing with damage claims; and
- complying with applicable tax requirements.
35.8 Host fees
You agree to pay the Host fee applicable to your selected plan:
Annual plan: £120 per year, automatically renewing.
or
Booking plan: £15 per Booking accepted, with the £15 becoming payable at the time the Booking is accepted.
The £15 Booking fee remains payable if the Booking is subsequently cancelled, except where applicable law requires otherwise.
35.9 Host cancellation
You must comply with the cancellation policy displayed on your Listing.
Repeated cancellation of accepted Bookings may result in reduced visibility, suspension or termination.
35.10 Guest treatment
You must treat Guests lawfully and fairly and must not unlawfully discriminate.
35.11 Insurance
You are responsible for maintaining appropriate insurance for the accommodation and its use as short- term holiday accommodation.
OWL B&B does not provide property insurance unless expressly stated otherwise.
35.12 Taxes
You are responsible for determining and paying all taxes applicable to your activities.
This may include:
- income tax;
- corporation tax;
- VAT;
- sales taxes;
- tourist taxes;
- occupancy taxes; and
- local taxes.
35.13 HMRC information
You agree to provide accurate tax and identification information required by OWL B&B for regulatory and reporting purposes.
35.14 Circumvention
You must not deliberately use OWL B&B to establish contact with a Guest and then move the Booking outside the Platform for the purpose of avoiding OWL B&B fees where such conduct is prohibited by the Platform.
35.15 Host indemnity
To the extent permitted by law, you agree to compensate OWL B&B for losses, claims and reasonable costs arising from:
- your breach of this Host Agreement;
- unlawful operation of your accommodation;
- inaccurate Listing information;
- injury or damage caused by your accommodation;
- failure to comply with applicable law; or
- fraudulent conduct.
This does not apply to the extent caused by OWL B&B's own negligence or unlawful conduct.
35.16 Governing law
This Host Agreement is governed by the laws of England and Wales, subject to mandatory laws applicable to the Host or property.
Guest Terms
Effective date: 24 September 2026
1. Guest membership
The OWL B&B Guest membership costs:
£10 per year.
The membership automatically renews every 12 months until cancelled.
The Guest membership is separate from accommodation payments.
There is no OWL B&B booking fee charged to Guests.
2. Automatic renewal
By purchasing Guest membership, you expressly agree that it will automatically renew every 12 months.
The renewal price will be clearly displayed before purchase.
OWL B&B will send renewal notices as required by applicable law.
You can cancel automatic renewal through your Account or by contacting us.
Unless mandatory law provides otherwise, cancelling automatic renewal will prevent the next renewal but will not normally refund the current subscription period.
3. Identity verification
You must complete identity verification through Credas before using relevant Guest services.
OWL B&B receives the verification outcome as a Yes/No result.
Credas retains the information supplied to it for five years, subject to its applicable privacy information and legal obligations.
4. Searching
You should carefully review the Listing before Booking.
Check:
- location;
- price;
- mandatory charges;
- facilities;
- occupancy;
- accessibility;
- house rules;
- cancellation policy;
- check-in;
- check-out; and
- any other important information.
5. Booking
When a Host accepts your Booking, you enter into an accommodation contract directly with the Host.
OWL B&B does not provide the accommodation.
6. Accommodation payment
You pay the Host directly for the accommodation unless OWL B&B expressly states otherwise.
OWL B&B does not normally receive or hold your accommodation payment.
7. Guest responsibilities
You must:
- provide accurate information;
- comply with house rules;
- respect neighbours;
- comply with occupancy limits;
- avoid unreasonable noise;
- keep the property reasonably clean;
- avoid damage;
- comply with check-in and check-out requirements; and
- comply with applicable law.
8. Additional guests
You must not allow additional persons to stay at the accommodation beyond the permitted occupancy without the Host's agreement.
9. Parties and events
You must comply with restrictions concerning parties and events.
You must not hold a party or event where prohibited by the Listing or Host.
10. Pets
You must comply with the Host's pet policy, subject to any mandatory rights applicable to assistance animals or other protected circumstances.
11. Smoking
You must comply with the property's smoking policy.
12. Damage
You are responsible for damage you cause, subject to normal wear and tear and applicable law.
You should report accidental damage promptly.
13. Problems with accommodation
If the accommodation has a material problem, contact the Host promptly and give the Host a reasonable opportunity to resolve the problem where practical.
If there is an immediate safety risk, prioritise your safety and contact emergency services where appropriate.
CANCELLATION & BOOKING RULES
14. Each Listing has its own cancellation policy
OWL B&B does not impose one universal cancellation policy.
Each Host may establish the cancellation policy applicable to each individual Listing.
Add-ons are provided and charged by the host and fall under the host's cancellation policy.
The applicable policy will be displayed before the Guest commits to the Booking.
15. Guest cancellation
You may cancel a Booking in accordance with the cancellation policy displayed for that Booking.
Any accommodation refund will be determined according to that policy and applicable mandatory law.
16. Host cancellation
Hosts should not cancel accepted Bookings except where reasonably necessary.
If a Host cancels, the Host must comply with the applicable cancellation policy and mandatory legal requirements.
OWL B&B may take action against Hosts who repeatedly cancel Bookings.
17. OWL B&B £15 Host Booking fee
The £15 Host Booking fee becomes payable when the Host accepts the Booking.
The fee is charged to the Host, not the Guest.
If the Booking is subsequently cancelled, the £15 fee remains payable and is not refundable, except where a refund is required by applicable law.
The cancellation of the accommodation contract therefore does not automatically cancel or refund the Host's OWL B&B Booking fee.
18. Guest subscription and Booking cancellation are separate
Cancelling an accommodation Booking does not cancel your £10 annual OWL B&B membership.
Cancelling your OWL B&B membership does not automatically cancel an existing accommodation Booking.
19. Changes to a Booking
Changes to dates, Guest numbers or other material Booking details require the Host's agreement unless the Platform expressly allows the change.
Any resulting price adjustment is between Host and Guest.
20. Refunds
Where the Host owes a refund, the Host is responsible for making it.
OWL B&B does not normally hold the accommodation payment and therefore does not guarantee the Host's ability or willingness to make a refund.
Nothing in these Rules removes a mandatory legal right to a refund.
21. Reviews
You may leave a genuine review following an actual stay.
You must not manipulate reviews or ratings.
22. Consumer cancellation rights
The cancellation rights applicable to the £10 OWL B&B subscription are separate from the cancellation rights applicable to accommodation.
Accommodation supplied for a specific date or period may be subject to different statutory cancellation rules from an ordinary online subscription.
Where mandatory consumer law gives you a cancellation or refund right, that right applies notwithstanding these Rules.
23. Disputes
Hosts and Guests should first attempt to resolve accommodation disputes directly.
OWL B&B may assist with communication or dispute resolution where appropriate.
24. Governing law
These Guest Terms are governed by the laws of England and Wales, subject to mandatory consumer rights applicable to the Guest.
