Terms and Conditions

Bed & Breakfast – Adagio Umbro

English-only completed version – 28 June 2026

1. Business and Operator Details

These Terms and Conditions govern bookings and stays at Adagio Umbro, operated by Xanadu SRL, P. IVA / C.F. 03838360547, with registered office at Loc. Sustrico 4, Loc. (ex Mustaiole 30), 06049 Spoleto (PG), Italy.

The accommodation is located at Loc. Sustrico 4, Loc. Mustaiole 30, 06049 Spoleto (PG), Italy.

For formal legal communications, the official certified email address is:

PEC: xanadu.srl@pec.it

General communications may be sent through the contact details published on www.adagioumbro.it or by telephone or WhatsApp at +39 351 406 4726.

Bookings and guest communications are managed by Xanadu SRL and/or by the host acting on behalf of the company.

2. Definitions

For the purposes of these Terms and Conditions, the following definitions apply:

“Operator” means Xanadu SRL, P. IVA / C.F. 03838360547, which operates Adagio Umbro and manages the accommodation services, bookings and related activities.

“Guest” means any person named in a confirmed Booking who is authorised to stay at the Accommodation or use the Services.

“Lead Guest” means the person who makes the Booking, provides the booking details and acts as the principal contact with the Operator. The Lead Guest is responsible for ensuring that all other Guests included in the Booking receive and comply with these Terms and Conditions and the House Regulations.

“Booking” means a reservation for a Room, accommodation stay or related Service that has been accepted and confirmed by the Operator or through an authorised online travel agency.

“Accommodation” means the tourist accommodation activity operated under the commercial name Adagio Umbro at Loc. Sustrico 4, Loc. Mustaiole 30, 06049 Spoleto (PG), Italy.

“Property” means the land, buildings, outdoor areas, access routes, parking areas and facilities located at the address of Adagio Umbro, including both guest-accessible areas and private or restricted areas.

“Room” means the specific guest room assigned to the Guest under the confirmed Booking, together with any bathroom or facilities expressly designated for that Room.

“Services” means the accommodation and any additional service, facility or amenity expressly included in the Booking or separately confirmed by the Operator.

“Website” means the official Adagio Umbro website available at www.adagioumbro.it, including its booking, information and contact pages.

“OTA” means an online travel agency or third-party booking platform, including platforms such as Booking.com, Airbnb or similar intermediaries through which a Booking may be requested or confirmed.

“House Regulations” means the rules governing conduct, safety, access and use of the Room, common areas, outdoor areas and facilities at the Property. The House Regulations form an integral part of these Terms and Conditions.

“Visitor” means any person who enters or remains at the Property but is not registered as a Guest under the relevant Booking.

“Force Majeure” means an exceptional event or circumstance outside the reasonable control of the affected party that prevents or materially restricts the performance of contractual obligations, including, where applicable, natural disasters, fire, flood, severe weather, interruption of essential utilities, acts or orders of public authorities, public-health emergencies, war, civil disturbance, or other comparable events that could not reasonably have been prevented or overcome.

3. Nature of the Accommodation

Adagio Umbro is a small countryside accommodation located in a private villa near Spoleto, Umbria.

The Accommodation consists of three guest rooms:

• two Rooms suitable for a maximum of two Guests each;
• one Room suitable for a maximum of one Guest.

Each Room is furnished with a queen-size bed. Extra beds, folding beds, cots and beds for children are not available.

Each Room has a bathroom reserved exclusively for the Guests occupying that Room. The relevant Room description and Booking confirmation specify the location and characteristics of the assigned bathroom.

The Property includes domestic and common areas shared by Guests and, where applicable, by the host. These areas may be used only in accordance with these Terms and Conditions and the House Regulations.

Certain areas are reserved for the private use of the host or the Operator and are not accessible to Guests. These may include private residential areas, private kitchen areas, storage spaces, service areas, technical rooms and any other area identified or communicated as private or restricted.

Adagio Umbro provides a reception and guest-assistance service managed directly by Xanadu SRL and/or by the host acting on behalf of the company. The reception is not operated as a continuously staffed hotel reception. Check-in, check-out, assistance and other services are provided directly and may require prior arrangement.

The Property includes internal and external stairs, changes in level, uneven or sloping surfaces, garden areas, outdoor pathways and other features typical of a countryside villa.

The Accommodation is not adapted for persons with reduced mobility and may not be suitable for Guests who cannot use stairs or move safely and independently across uneven outdoor surfaces. Guests are responsible for assessing the suitability of the Property for their individual mobility and accessibility requirements before making a Booking.

Only Guests aged 14 years or over are admitted. Children under the age of 14 are not accepted.

Guests aged 18 years or over may stay independently.

Guests aged between 14 and 17 years may stay only when accompanied throughout the stay by a parent, legal guardian or another responsible adult authorised in accordance with applicable law.

The Lead Guest must be at least 18 years old and legally capable of entering into the accommodation contract.

4. Booking Process and Contract Formation

Bookings may be requested through the Adagio Umbro Website, by email, telephone, WhatsApp, or through an authorised online travel agency or third-party booking platform.

A booking request does not, by itself, create a binding contract.

The accommodation contract is concluded only when:

• Xanadu SRL has accepted the booking request;
• the Guest has received written confirmation of the Booking; and
• where required by the applicable rate or booking conditions, the requested deposit or full payment has been received.

Written confirmation may be provided by email, WhatsApp, through the Website booking system, or through the relevant OTA or third-party booking platform.

The Booking confirmation shall specify, where applicable:

• the name of the Lead Guest and accompanied guests;
• the Room or accommodation booked;
• the arrival and departure dates;
• the number and identity of the Guests;
• the total price;
• the payment conditions;
• the applicable cancellation conditions;
• any additional services included or separately requested.

The Lead Guest makes the Booking on their own behalf and, where applicable, on behalf of all other Guests included in the Booking.

The Lead Guest is responsible for:

• providing complete, accurate and up-to-date information;
• ensuring that all Guests meet the applicable age, identification and occupancy requirements;
• informing all Guests of these Terms and Conditions and the House Regulations;
• ensuring that all Guests comply with the applicable booking and stay conditions.

The Operator may refuse or cancel a Booking where the information provided is false, incomplete, misleading or inconsistent with the booking conditions, subject to applicable law and the relevant cancellation provisions.

A Booking is personal and may not be transferred, assigned, resold or commercially offered to another person without the prior written consent of Xanadu SRL or host.

Any request to replace a Guest or change the Lead Guest is subject to prior approval, availability, identification requirements and any applicable administrative or price adjustment.

Prices and availability displayed on the Website or through a booking platform are subject to correction in the event of a manifest pricing error, technical malfunction, system error or incorrect publication.

Where an obvious pricing or technical error is identified before the Booking becomes binding, the Operator may correct the information and invite the Guest to submit a new booking request.

Where such an error is identified after confirmation, Xanadu SRL shall inform the Lead Guest without undue delay and may offer:

• confirmation at the correct price;
• an equivalent alternative, where available; or
• cancellation with reimbursement of any amount already paid.

The Operator shall not rely on a pricing or technical error where the displayed conditions were reasonable and the error was not objectively recognisable.

The cancellation conditions applicable to the Booking are those displayed at the time of booking and reproduced in the Booking confirmation.

Unless a specific rate provides otherwise:

• cancellations made at least 7 days before arrival are free of charge;
• cancellations made between 6 and 3 days before arrival are charged at 50% of the total Booking value;
• cancellations made less than 2 days before arrival are charged at 100% of the total Booking value;
• no-shows and early departures are charged in full.

The complete cancellation conditions and any rate-specific terms are governed by the relevant section of these Terms and Conditions and by the Booking confirmation.

5. Prices, Taxes and Included Services

Accommodation prices are generally quoted per Room, per night, for the number of Guests stated in the Booking.

Rates are flexible and may vary according to:

• single or double occupancy;
• Room type;
• dates and season;
• length of stay;
• availability;
• selected rate or package;
• booking channel;
• any applicable promotion or special offer.

A Room occupied by two Guests is subject to the applicable double-occupancy rate, which may be higher than the rate applicable to one Guest.

Only the Guests expressly included in the confirmed Booking are covered by the agreed price. Any additional Guest accepted after confirmation must pay the full applicable amount for the selected rate or package.

The addition of a Guest is always subject to:

• prior written approval by the Operator;
• the authorised capacity of the Room;
• registration and identification requirements;
• payment of the applicable additional amount.

No additional Guest may be admitted where this would exceed the maximum permitted occupancy of the Room or the Accommodation. Extra beds, folding beds, cots and children’s beds are not available.

Unless expressly stated otherwise in the Booking confirmation, the accommodation price includes:

• use of the reserved Room;
• use of the bathroom assigned to that Room;
• breakfast;
• standard Wi-Fi access;
• normal use of heating and air conditioning, where available and seasonally operational;
• standard cleaning and final cleaning;
• bed linen and towels according to the standard change schedule;
• parking within the Property, subject to availability;
• use of the tennis court by registered Guests, subject to prior reservation, availability, weather conditions, maintenance requirements and the Tennis Court Rules.

Use of the tennis court is personal to registered Guests and may not be transferred to Visitors or third parties without prior authorisation.

Optional services, additional cleaning, additional linen changes, laundry services, pet supplements, late check-in, late check-out or other extras are not included unless expressly stated in the Booking confirmation.

The price and conditions applicable to any optional service shall be communicated before the Guest confirms the service.

Prices may differ between direct bookings and bookings made through OTAs or other intermediary platforms due to commissions, promotions, payment conditions, cancellation terms or included services. The Guest is entitled only to the price and conditions applicable to the confirmed Booking.

Services provided by independent third parties are not included in the accommodation price unless expressly stated. Such services are subject to the provider’s own prices, availability and contractual conditions.

Any manifest pricing, availability or technical error shall be handled in accordance with Section 4 of these Terms and Conditions.

6. Payments and Deposits

The payment methods accepted by the Operator may include:

• cash, within the limits permitted by applicable law;
• debit or credit card;
• bank transfer;
• secure payment link;
• any other method expressly indicated during the Booking process.

The payment methods available for a specific Booking may depend on the booking channel, selected rate, arrival date and services requested.

Unless different conditions are expressly stated during booking, a deposit equal to 50% of the total Booking value is required to confirm the Booking.

A Booking is not confirmed until the required deposit has been successfully received and cleared by the Operator.

The remaining balance must be paid no later than the Guest’s arrival and check-in date, before access to the Room is granted.

Any tourist tax, optional service, supplement or additional charge not included in the confirmed Booking price must be paid according to the conditions communicated by the Operator and, unless otherwise agreed, no later than check-out.

Bank transfers

Where payment is made by bank transfer, the amount must be received and credited to the Operator’s bank account no later than two days before the scheduled arrival date.

Providing a bank-transfer receipt does not constitute final payment unless the amount has been credited to the Operator’s account.

For Bookings made less than two days before arrival, the Operator may require payment by card, secure payment link or another immediately verifiable payment method.

Any bank charges or currency-conversion costs shall be borne by the payer.

Card payments and payment links

Card payments and secure payment links are processed through the payment provider indicated during the transaction.

The Guest is responsible for ensuring that:

• the payment details provided are complete and valid;
• sufficient funds or credit are available;
• the payer is authorised to use the selected payment method;
• any required authentication procedure is completed.

The Operator may use card pre-authorisation where this is expressly communicated before or during the Booking process. A pre-authorisation is not a final charge but may temporarily reduce the funds available on the Guest’s account.

Failed, declined or reversed payments

A Booking shall not be considered confirmed where the required payment is:

• declined;
• incomplete;
• unsuccessful;
• cancelled;
• reversed;
• disputed;
• subject to chargeback;
• not received within the required deadline.

If a payment is reversed, cancelled or disputed after the Booking has been confirmed, the Operator may request immediate replacement payment.

If replacement payment is not received within the deadline communicated by the Operator, the Booking may be cancelled in accordance with the applicable cancellation conditions.

Consequences of non-payment

Failure to pay the deposit or balance within the applicable deadline may result in:

• the Booking request remaining unconfirmed;
• cancellation of the Booking;
• release of the Room for sale to other Guests;
• refusal of check-in;
• suspension of optional services;
• recovery of any amount due under the applicable cancellation conditions.

The Operator shall not be required to provide access to the Room or any paid Service until the amounts due at that time have been paid in full.

Any cancellation resulting from non-payment shall be subject to the cancellation policy applicable to the confirmed Booking.

7. Cancellation by the Guest

7.1 Applicable cancellation conditions

The cancellation conditions applicable to a Booking are those displayed during the booking process and reproduced in the Booking confirmation.

Unless a different cancellation policy is expressly attached to the selected rate, package, promotion, group Booking or OTA reservation, the standard cancellation conditions set out in this Section shall apply.

A cancellation is effective only when it is communicated to and received by the Operator in writing by email, WhatsApp, through the Website booking system, or through the OTA used to make the Booking.

The date and time of receipt by the Operator, calculated according to the local time in Italy, shall determine the applicable cancellation charge.

7.2 Standard cancellation policy

Under the standard cancellation policy:

• cancellations received at least 7 calendar days before the scheduled arrival date are free of charge;
• cancellations received between 6 and 3 calendar days before the scheduled arrival date, inclusive, are subject to a charge equal to 50% of the total Booking value;
• cancellations received fewer than 3 calendar days before the scheduled arrival date are subject to a charge equal to 100% of the total Booking value;
• no-shows are subject to a charge equal to 100% of the total Booking value;
• early departures are subject to payment of 100% of the remaining confirmed stay.

The tourist tax and any optional service not provided shall not be included in the cancellation charge unless the applicable law or the specific service conditions provide otherwise.

Where an amount already paid exceeds the cancellation charge, the difference shall be refunded using the original payment method, where reasonably possible.

Where the amount already paid is lower than the applicable cancellation charge, the Guest remains responsible for paying the outstanding balance.

7.3 Changes to a Booking

A request to change the arrival date, departure date, Room, number of Guests or selected package does not automatically cancel or replace the original Booking.

Any requested change is subject to:

• availability;
• prior written acceptance by the Operator;
• the rates applicable to the new dates or services;
• the authorised occupancy of the Room;
• payment of any price difference.

Where the requested change cannot be accepted and the Guest does not proceed with the original Booking, the applicable cancellation conditions shall apply.

7.4 Late arrival

Guests must inform the Operator as soon as reasonably possible where they expect to arrive after the agreed check-in time.

Late arrival does not entitle the Guest to a reduction or refund for any unused part of the first night or any included service that could not be provided because of the delayed arrival.

Where the Guest fails to arrive by the agreed time and does not contact the Operator, the Booking may be treated as a no-show.

The Operator may retain the Room after the scheduled arrival date only where continued availability has been expressly agreed in writing.

7.5 No-show

A Guest shall be considered a no-show where:

• the Guest does not arrive on the scheduled arrival date;
• the Guest does not provide reasonable notice of the delay;
• the Operator is unable to contact the Lead Guest using the contact details supplied with the Booking.

In the event of a no-show, the full Booking price shall remain payable.

The Operator may release the Room for resale without this affecting the cancellation charge, subject to mandatory law.

7.6 Early departure

Where a Guest voluntarily leaves before the confirmed departure date, no refund or reduction shall be due for the unused nights or included services.

This rule does not apply where the early departure results directly from a serious failure by the Operator to provide the contracted accommodation service and the Operator has not remedied the failure within a reasonable period after being notified.

7.7 Illness and personal circumstances

Illness, injury, medical appointments, family emergencies, changes in personal plans or other circumstances affecting the Guest do not automatically suspend or cancel the applicable cancellation policy.

The Operator may, at its discretion and without creating an obligation for future cases, offer:

• a change of dates;
• a credit;
• a voucher;
• a partial reduction of the cancellation charge.

Any such arrangement must be confirmed in writing.

Guests are advised to obtain suitable travel insurance covering illness, cancellation and interruption of the stay.

7.8 Transport disruption

Flight cancellations, train delays, strikes, road conditions, vehicle breakdowns and other transport disruptions affecting the Guest do not automatically entitle the Guest to a refund.

The standard cancellation conditions shall continue to apply unless the event qualifies as Force Majeure under these Terms or the Operator expressly agrees otherwise in writing.

7.9 Weather conditions

Normal seasonal weather, rain, heat, cold, wind or unfavourable weather forecasts do not constitute grounds for free cancellation.

A Guest is not entitled to cancel without charge merely because weather conditions prevent or limit the use of outdoor facilities, including the garden or tennis court, provided that the booked accommodation remains available and safe.

Severe weather that makes access to or operation of the Accommodation objectively impossible or unsafe shall be handled under the Force Majeure provisions.

7.10 Refused check-in

Where check-in is refused because the Guest:

• fails to present a valid identification document;
• has not paid an amount due;
• provides false or materially inaccurate booking information;
• exceeds the authorised Room occupancy;
• arrives with an unauthorised person or pet;
• does not meet the minimum age requirements;
• refuses to accept or comply with the applicable Terms and House Regulations;
• behaves in a threatening, violent, unlawful or seriously disruptive manner,

the refusal shall be treated as a cancellation attributable to the Guest.

In such circumstances, the applicable cancellation charge shall remain payable, without prejudice to the Operator’s right to recover any additional documented loss or damage permitted by law.

Where check-in is refused for a reason attributable to the Operator, the Guest shall be entitled to the remedies provided by applicable law and these Terms.

7.11 Non-refundable rates

A rate identified as non-refundable requires payment of the full Booking price according to the payment conditions displayed during booking.

In the event of cancellation, no-show, late arrival or early departure, the full amount remains payable and no refund is due, except where required by mandatory law or where the Operator is unable to provide the confirmed accommodation.

The non-refundable nature of the rate must be clearly displayed before the Booking is confirmed.

7.12 Promotional rates and packages

Promotional rates, discounted packages and special offers may be subject to cancellation, modification and payment conditions different from the standard policy.

The conditions displayed for the selected promotion or package and included in the Booking confirmation shall prevail over the standard cancellation policy for that Booking.

Where no specific condition is displayed, the standard cancellation policy applies.

7.13 Group Bookings

Bookings involving multiple Rooms, organised groups or specially agreed packages may be subject to:

• a higher deposit;
• earlier payment deadlines;
• a longer cancellation period;
• different cancellation percentages;
• a non-refundable component.

Any special group conditions must be communicated and accepted before the Booking becomes binding.

If no special group conditions are agreed in writing, the standard cancellation policy shall apply.

Cancellation of one Room or one Guest within a group Booking may result in recalculation of the remaining Booking price where the original rate depended on the number of Rooms, Guests or package participants.

7.14 Right of withdrawal

Accommodation services supplied for a specific date or period are excluded from the ordinary 10-day right of withdrawal applicable to certain distance and off-premises contracts.

Consequently, confirmation of an online, email, telephone or WhatsApp Booking does not give the Guest an unconditional right to cancel within 10 days without charge.

The Guest’s cancellation rights are instead governed by:

• the cancellation policy accepted during booking;
• the conditions stated in the Booking confirmation;
• these Terms and Conditions;
• any mandatory rights provided by applicable law.

8. Cancellation or Modification by Xanadu SRL

8.1 Grounds for cancellation or modification

Xanadu SRL may cancel, suspend or materially modify a confirmed Booking only where the Accommodation or the contracted Services cannot reasonably be provided because of circumstances such as:

• Force Majeure;
• urgent technical failure affecting essential systems or services;
• serious safety or security concerns;
• fire, flooding, structural damage or other significant damage to the Property;
• interruption of essential utilities;
• orders, restrictions or measures imposed by public authorities;
• serious illness or incapacity of the host where no suitable replacement management can reasonably be arranged;
• an overbooking, administrative error or booking-system malfunction;
• another exceptional circumstance making performance impossible, unlawful or unsafe.

Xanadu SRL shall not cancel a Booking arbitrarily or merely because another booking may be commercially more advantageous.

8.2 Notification to the Guest

Where cancellation or a material modification becomes necessary, the Operator shall inform the Lead Guest as soon as reasonably possible using the contact details provided with the Booking.

The notice shall include, where reasonably possible:

• the reason for the cancellation or modification;
• the effect on the confirmed Booking;
• any available alternative;
• the refund or other remedy proposed;
• any action required from the Guest.

The Guest is responsible for ensuring that the contact details provided with the Booking remain accurate and accessible before arrival.

8.3 Minor modifications

The Operator may make minor operational changes that do not materially reduce the overall value or essential characteristics of the Booking.

Such changes may include reasonable adjustments to:

• check-in arrangements;
• breakfast service arrangements;
• access procedures;
• the timing or availability of non-essential facilities;
• Room assignment to an equivalent or superior Room within the Property.

A minor modification does not entitle the Guest to cancel without charge or obtain compensation where the essential accommodation service remains substantially unchanged.

8.4 Material modifications

Where the Operator proposes a material modification before arrival, the Guest may be offered one or more of the following options:

• acceptance of the modified Booking;
• transfer to an equivalent or superior Room within the Property;
• an alternative stay on different dates;
• equivalent replacement accommodation;
• cancellation with reimbursement of the amounts paid for the services that cannot be provided.

A modification is material where it substantially affects an essential element of the confirmed Booking, including the availability of the reserved accommodation, the stay dates or the essential characteristics of the Room.

The Guest shall communicate their decision within the reasonable deadline stated by the Operator. Where no response is received, the Operator may treat the Booking as cancelled and process the applicable refund.

8.5 Equivalent replacement accommodation

Where reasonably possible, the Operator may offer alternative accommodation instead of cancelling the Booking.

Any replacement accommodation should, as far as reasonably possible, be:

• available for the same dates;
• located in the Spoleto area or another reasonably comparable location;
• of an equivalent or higher standard;
• suitable for the number of registered Guests;
• offered without an additional accommodation charge to the Guest.

The Guest is not required to accept replacement accommodation that is materially different from the confirmed Booking.

Where the Guest reasonably declines the proposed alternative, the Booking shall be cancelled and the Operator shall refund the amounts paid for the accommodation or Services not provided.

8.6 Overbooking or administrative error

Where a Booking cannot be honoured because of overbooking, duplicate confirmation, administrative error or booking-system malfunction, the Operator shall notify the Guest without undue delay.

The Operator shall, where reasonably possible:

• offer equivalent or superior replacement accommodation;
• propose alternative dates acceptable to the Guest; or
• cancel the Booking and refund the amounts paid.

Where replacement accommodation is accepted, any reasonable price difference for the replacement accommodation shall be borne by the Operator, provided that the replacement was selected or approved by the Operator in advance.

The Operator is not responsible for additional expenses independently incurred by the Guest without prior written approval, except where mandatory law provides otherwise.

8.7 Serious host illness

Serious illness, injury or incapacity of the host may justify cancellation only where:

• the host’s presence is objectively necessary for the lawful or safe operation of the Accommodation; and
• no suitable replacement person or alternative operational arrangement can reasonably be provided.

In such circumstances, the Operator shall apply the remedies set out in this Section and shall not retain payment for accommodation or Services that cannot be provided.

8.8 Urgent technical failure, safety concerns or Property damage

Where an urgent technical failure, safety concern or Property damage arises before or during the stay, the Operator may:

• temporarily suspend access to an affected area or facility;
• arrange urgent inspection or repairs;
• move the Guest to another suitable Room;
• offer replacement accommodation;
• shorten or cancel the stay where continued occupation would be unsafe or unlawful.

Where only a non-essential facility or secondary Service is unavailable, the accommodation Booking shall not automatically be cancelled. Any appropriate price reduction or refund shall be assessed according to the importance, duration and value of the unavailable Service.

8.9 Government or authority restrictions

Where the Accommodation cannot lawfully operate because of an order, restriction or measure issued by a competent authority, the Operator may suspend, modify or cancel the affected Booking.

The Operator shall refund amounts paid for accommodation or Services that cannot be provided, subject to any mandatory legal provisions applicable to the specific event.

8.10 Refunds

Where Xanadu SRL cancels a Booking for a reason not attributable to the Guest and no acceptable alternative is agreed, the Operator shall refund the amounts paid for the accommodation and Services not provided.

Refunds shall normally be made:

• through the original payment method, where reasonably possible;
• to the person or account from which the payment was received;
• without undue delay and, in any event, no later than 14 calendar days after the cancellation and the determination of the refundable amount.

Amounts relating to Services already properly provided are not refundable.

A voucher, credit or alternative stay may be offered but shall not be imposed on the Guest in place of a monetary refund, unless permitted by mandatory law or expressly accepted by the Guest in writing.replace a monetary refund where the Guest is legally entitled to repayment, unless the Guest expressly accepts the alternative.

8.11 Limitation of additional liability

Subject to mandatory consumer-protection law, the Operator’s liability arising from cancellation or modification shall be limited to the direct and reasonably foreseeable consequences of the failure to provide the confirmed accommodation or Services.

The Operator shall not be liable for indirect or consequential losses, including:

• loss of income or business opportunity;
• loss of enjoyment unrelated to the direct value of the Booking;
• independently arranged travel, events or activities;
• expenses incurred without prior written approval;
• losses caused by circumstances outside the Operator’s reasonable control.

Nothing in these Terms excludes or limits liability where exclusion or limitation is prohibited by law, including liability arising from fraud, wilful misconduct, gross negligence, personal injury or another matter for which liability cannot lawfully be excluded.

9. Arrival, Check-in and Identification

9.1 Check-in hours

Standard check-in is available from 15:00 to 21:00 on the scheduled arrival date.

Check-in is carried out by appointment. The Lead Guest must inform the Operator in advance of the expected arrival time and communicate any significant delay as soon as reasonably possible.

Access to the Room cannot be guaranteed before the agreed check-in time.

9.2 Late arrival

Arrival after 21:00 is permitted only by prior agreement with the Operator.

The Guest must contact the Operator as soon as possible where arrival is expected after the agreed time.

Where the Guest arrives late without prior notice, the Operator may be unable to provide immediate check-in or access to the Accommodation.

A Guest who does not arrive within the agreed check-in period and does not contact the Operator may be treated as a no-show in accordance with the applicable cancellation conditions.

Any late check-in supplement must be communicated and accepted before the service is provided.

9.3 Identification requirement

Every Guest, including minors, must present a valid and legally recognised identification document at check-in.

Accepted documents may include:

• passport;
• national identity card;
• another valid identification document recognised under applicable law.

The document must be valid, legible and suitable for verifying the Guest’s identity.

The Operator may request additional documentation where required for minors, accompanying adults or other specific legal circumstances.

9.4 No admission without valid identification

Check-in cannot be completed and access to the Accommodation may be refused where a Guest:

• does not present a valid identification document;
• presents a document that is expired, illegible, altered or inconsistent with the Booking;
• refuses to provide the information required for mandatory guest registration;
• provides false or materially inaccurate identity information.

Where admission is refused for a reason attributable to the Guest, the applicable cancellation and refused check-in provisions shall apply.

9.5 Registration of all occupants

All persons staying at the Accommodation must be registered as Guests.

The number and identity of the occupants must correspond to the confirmed Booking and must not exceed the authorised capacity of the Room or the Accommodation.

The Lead Guest is responsible for ensuring that all occupants:

• are declared before or at check-in;
• present valid identification;
• comply with the applicable age and occupancy requirements;
• are included in the mandatory guest registration.

9.6 Undeclared Guests

No person may stay overnight at the Accommodation unless they have been declared, identified and registered as a Guest.

The Operator may refuse access to or require the departure of any undeclared person.

The admission of an additional Guest is subject to:

• prior approval by the Operator;
• availability and authorised Room capacity;
• presentation of valid identification;
• completion of mandatory registration;
• payment of the applicable additional charge.

The presence of an undeclared overnight Guest constitutes a serious breach of these Terms and the House Regulations.

9.7 Alloggiati Web

The Operator is legally required to collect and transmit the identification details of all Guests to the competent public-security authority through the Alloggiati Web system.

Guest details shall be transmitted:

• within 24 hours following arrival; or
• upon arrival where the stay is shorter than 24 hours.

The Guest acknowledges that this processing is carried out to comply with a legal obligation and does not require separate consent.

9.8 Document images and copies

The Operator shall normally verify the original identification document during check-in and record only the information necessary for legal registration and related administrative obligations.

Photocopies, scans or photographs of identity documents shall not be retained as a routine practice.

Where an image or copy is temporarily obtained solely to facilitate identification or mandatory transmission, it shall be deleted or securely destroyed once it is no longer strictly necessary for that purpose, unless retention is required by a specific legal obligation.

Identity-document images shall not be used for marketing, profiling or unrelated purposes.

Further information on the processing of Guest identification data is provided in the Privacy Notice.

10. Check-out and Departure

10.1 Check-out time

Guests must vacate the Room and complete check-out no later than 10:30 on the confirmed departure date, unless a different time has been expressly agreed in writing with the Operator.

The Room must be left in a reasonably tidy condition, with all fixtures, furnishings, equipment and items supplied by the Operator remaining in their original location.

10.2 Return of keys and access devices

All keys, remote controls, access cards, gate controls and other access devices supplied to the Guest must be returned at check-out in accordance with the instructions provided by the Operator.

Where a key, remote control or other access device is lost, damaged or not returned, the Guest may be required to reimburse the reasonable and documented cost of:

• replacement;
• reprogramming;
• duplication;
• locksmith intervention;
• replacement of locks or security systems where reasonably necessary for safety.

10.3 Departure inspection

The Operator may inspect the Room, bathroom and other areas used by the Guest after check-out.

The inspection may verify:

• the general condition of the Room;
• damage to furniture, fittings or equipment;
• missing items;
• excessive dirt or waste;
• evidence of smoking or prohibited activity;
• unauthorised use of the Property;
• the return of keys and access devices.

The Guest’s departure or completion of check-out does not prevent the Operator from notifying the Guest of damage, missing property or other issues reasonably discovered during the subsequent inspection.

10.4 Late check-out

Late check-out is permitted only with the Operator’s prior written approval and is subject to availability.

Where a Guest remains in the Room after the agreed check-out time without authorisation, the Operator may charge:

• the applicable late check-out fee;
• additional cleaning or staffing costs;
• any direct and documented loss resulting from the delayed availability of the Room.

Where the delay materially prevents the Room from being prepared for the next Guest, the Operator may charge up to the value of the affected night, subject to proportionality and applicable law.

10.5 Unpaid extras and outstanding amounts

All unpaid extras and other amounts due under the Booking must be settled no later than check-out, unless a different payment deadline has been agreed in writing.

These amounts may include:

• additional services requested by the Guest;
• approved additional Guests;
• pet supplements;
• laundry or additional linen services;
• late check-in or late check-out fees;
• tennis-related extras;
• replacement of lost keys or access devices;
• documented damage or extraordinary cleaning costs.

10.6 Missing items discovered after departure

All furniture, equipment, decorative objects, appliances, remote controls, lamps, linen, bathroom items and other property supplied in the Room or common areas remain the property of Xanadu SRL.

Guests must not remove, replace, conceal or dispose of any such item.

Where an item is found to be missing after departure and the circumstances reasonably indicate that the loss occurred during the Guest’s stay, the Operator may request reimbursement of:

• the reasonable replacement cost of the missing item;
• any necessary delivery or installation cost;
• any directly related and documented expense.

The amount claimed shall be based, where reasonably possible, on:

• the actual purchase or replacement invoice;
• the current market price of an equivalent item;
• the reasonable depreciated value where replacement with a new item would produce an unjustified benefit to the Operator.

The Operator shall notify the Lead Guest in writing and provide a description of the missing item and the amount claimed.

The Guest shall be given a reasonable opportunity to:

• return the item;
• explain the circumstances;
• contest the claim;
• provide relevant evidence.

The Operator shall not impose arbitrary or punitive charges unrelated to the actual loss suffered.

10.7 Security deposit or authorised payment method

Where a security deposit, card pre-authorisation or other payment guarantee has been expressly agreed before the Booking, the Operator may apply the relevant amount to documented sums due for:

• missing items;
• damage;
• lost keys or access devices;
• extraordinary cleaning;
• other losses attributable to the Guest.

Any deduction must be reasonable, proportionate and supported by available evidence.

Where the amount claimed exceeds the security deposit or authorised amount, the Guest remains responsible for the outstanding balance.

Where no security deposit or valid payment authorisation exists, the Operator may issue a payment request or invoice for the documented amount due.

10.8 Damage discovered after departure

Where damage is not apparent during check-out but is reasonably discovered afterwards, the Operator may notify the Lead Guest and request reimbursement.

The notice should include, where available:

• a description of the damage;
• photographs or other evidence;
• the date the damage was identified;
• a repair estimate, invoice or replacement-cost calculation;
• the amount requested.

The Guest is responsible for damage caused intentionally or negligently by the Guest, other registered occupants, authorised Visitors or approved animals connected with the Booking.

Normal wear and tear, deterioration due to ordinary use and pre-existing defects shall not be charged to the Guest.

10.9 Excessive cleaning

Standard cleaning is included in the accommodation price.

Additional cleaning costs may be charged only where the Room or Property requires work substantially beyond normal turnover cleaning because of conduct attributable to the Guest.

Examples may include:

• excessive rubbish;
• stains requiring specialist treatment;
• smoking inside prohibited areas;
• unauthorised animals;
• food or liquids causing unusual contamination;
• misuse of bathrooms or plumbing;
• failure to comply with waste-disposal rules;
• biological contamination requiring specialist cleaning.

Any additional cleaning charge must be reasonable and related to the actual additional work or cost incurred.

10. 11 Abandoned personal property

Any personal property left behind after departure may be stored by the Operator for a reasonable period, where practicable.

The Operator shall make reasonable efforts to contact the Lead Guest where the item appears identifiable or valuable.

The Guest is responsible for:

• collection;
• postage;
• courier charges;
• packaging;
• insurance;
• any other return cost.

Items may be returned only after the related costs have been paid or suitable collection has been arranged.

Perishable, hazardous, unhygienic, illegal or low-value items may be disposed of immediately where storage would be unreasonable.

Other unclaimed property may be disposed of, donated or handled in accordance with applicable law after the applicable retention period.

The Operator is not responsible for deterioration or accidental loss of property left behind, except in cases of wilful misconduct or gross negligence.

11. Occupancy and Registered Guests

11.1 Maximum Room occupancy

The number of Guests occupying each Room must not exceed the maximum capacity stated in the Room description and Booking confirmation.

The Accommodation comprises:

• two Rooms with a maximum occupancy of two Guests each;
• one Room with a maximum occupancy of one Guest.

The maximum overnight occupancy of the Accommodation is therefore five registered Guests, subject in all cases to the capacity authorised under the applicable administrative records.

Extra beds, folding beds, cots and children’s beds are not available. A Guest may not permit another person to share the Room, bed or bathroom unless that person has been expressly included in the confirmed Booking and legally registered.

11.2 Maximum number of persons on the Property

For safety, privacy and operational reasons, the total number of persons present on the Property at the same time may not exceed eight, unless a different limit is required by law or expressly authorised by the Operator.

This overall limit may include:

• registered accommodation Guests;
• the host or persons acting on behalf of Xanadu SRL;
• authorised workers or service providers;
• customers using the tennis court under a separate confirmed reservation.

The maximum Property occupancy does not increase the authorised overnight capacity of the Accommodation and does not create a right to admit additional Guests or Visitors.

11.3 Additional Guests

Only persons named in the confirmed Booking may stay at the Accommodation.

Any request to add or replace a Guest must be submitted to and approved by the Operator before that person enters the guest accommodation areas.

Acceptance of an additional Guest is subject to:

• availability;
• the authorised capacity of the assigned Room;
• compliance with the minimum-age requirements;
• presentation of valid identification;
• mandatory guest registration;
• payment of the full applicable amount for the selected rate or package.

The Operator may refuse an additional Guest where the Room capacity, Property capacity, safety requirements or applicable administrative rules would be exceeded.

11.4 Visitors

Visitors are not permitted inside the accommodation building, guest Rooms, bathrooms, common domestic areas, garden or other private areas of the Property.

A person who is not registered as an accommodation Guest may enter the Property only as an authorised customer of the tennis-court service and only:

• under a separate confirmed and paid tennis reservation;
• during the reserved time;
• in the areas designated for tennis customers;
• in accordance with the Tennis Court Rules.

A tennis-court customer is not considered an accommodation Guest and may not enter the accommodation areas or remain on the Property outside the booked tennis period without the Operator’s express authorisation.

Guests may not invite friends, relatives, partners, service providers or other third parties onto the Property by describing them as tennis customers where no genuine confirmed tennis reservation exists.

11.5 Undeclared overnight stays

No person may stay overnight at the Accommodation unless that person:

• has been accepted by the Operator;
• is included in the Booking;
• has presented valid identification;
• has been registered in accordance with the applicable legal requirements;
• has paid the applicable accommodation charge.

Allowing an undeclared person to enter a Room or remain overnight constitutes a serious breach of these Terms and the House Regulations.

In such circumstances, the Operator may:

• require the undeclared person to leave immediately;
• request payment of the applicable accommodation charge;
• terminate the stay in serious or repeated cases;
• report the matter to the competent authorities where required;
• recover any resulting documented loss or cost.

Payment of an additional charge does not oblige the Operator to accept a person where the authorised occupancy or another legal or safety requirement would be breached.

11.6 Minors

Children under the age of 14 are not admitted to the Accommodation.

Guests aged between 14 and 17 years may stay only when accompanied throughout the stay by:

• a parent;
• a legal guardian; or
• another responsible adult duly authorised in accordance with applicable law.

The accompanying adult must be included in the same Booking and assumes responsibility for supervising the minor and ensuring compliance with these Terms and the House Regulations.

The Operator may request parental authorisation, copies of legally required documents or other evidence necessary to verify the adult’s authority to accompany the minor.

A person under the age of 18 may not make a Booking, act as Lead Guest or stay independently.

11.7 Room reassignment

The Operator may assign a different Room from the one originally indicated only where reasonably necessary because of:

• maintenance;
• technical failure;
• safety concerns;
• damage;
• operational requirements;
• booking-system or administrative error;
• another objective circumstance affecting the original Room.

Any replacement Room shall, where reasonably possible:

• accommodate the same number of Guests;
• provide equivalent or superior essential features;
• include a bathroom reserved for that Room;
• be provided without an additional charge.

The Operator shall inform the Lead Guest as soon as reasonably possible.

Where the proposed Room is materially inferior and no suitable alternative is available, the Guest may be entitled to an appropriate price reduction or cancellation and refund for the affected services, in accordance with Section 8 and applicable law.

11.8 Booking made for another person

A person may make and pay for a Booking on behalf of another Guest only where the identity and contact details of the actual staying Guest are provided to the Operator before arrival.

The person making the Booking must:

• be at least 18 years old;
• be authorised to make the Booking;
• provide accurate details of the actual Guests;
• ensure that the actual Guests receive and accept these Terms and the House Regulations;
• comply with the applicable payment obligations.

The actual staying Guest must present valid identification and complete all legally required registration procedures at check-in.

The Operator may request that one of the actual staying Guests be designated as the Lead Guest before confirming or maintaining the Booking.

A Booking may not be made anonymously, transferred, resold or used for an undisclosed third party without the Operator’s prior written approval.

12. Exclusive Use of the Accommodation Area and Small Events

The entire area dedicated to the accommodation activity may be booked for exclusive use, subject to prior written agreement with the Operator.

An exclusive-use Booking may include:

• all three guest Rooms;
• the bathrooms assigned to the Rooms;
• the guest lounge;
• the designated kitchen and dining area;
• any other area expressly listed in the Booking confirmation.

Exclusive use does not include the host’s private residential areas, technical rooms, storage areas, service areas or any other part of the Property identified as private or restricted.

12.1 Prior approval

Exclusive use and the organisation of a small private event are not automatically included in a standard accommodation Booking.

The Lead Guest must contact the Operator in advance and provide the following information:

• purpose and nature of the event;
• requested date and hours;
• number of overnight Guests;
• number of non-resident participants;
• intended use of the lounge and kitchen;
• any external supplier, catering service, equipment or decoration proposed;
• any other information reasonably requested by the Operator.

The arrangement becomes binding only after the Operator has approved it in writing and issued a specific Booking confirmation or written supplement to the original Booking.

12.2 Permitted events

Only small, private and previously authorised events may be held in the accommodation area.

Examples may include:

• private gatherings;
• small celebrations;
• workshops;
• retreats;
• meetings;
• activities for a small organised group.

No public event, ticketed event, open invitation, commercial event, party or activity involving persons not previously declared may take place without the Operator’s express written approval.

The Operator may refuse an event where its nature, size, timing or organisation is incompatible with:

• the authorised use and capacity of the Property;
• public safety;
• noise restrictions;
• insurance conditions;
• licensing or administrative requirements;
• the privacy of the host or neighbouring properties;
• the characteristics of the Accommodation.

12.3 Capacity and participants

The maximum overnight occupancy remains limited to the number of Guests authorised for the three Rooms and confirmed in the Booking.

Any non-resident participant must be declared and approved in advance.

The total number of persons present at the event must not exceed the limit confirmed in writing by the Operator or any lower limit imposed by law, safety requirements or the authorised capacity of the relevant areas.

Non-resident participants:

• are not accommodation Guests;
• may not remain overnight;
• may enter only during the authorised event hours;
• may access only the areas expressly approved for the event;
• must comply with these Terms, the House Regulations and any specific event conditions.

The Lead Guest is responsible for the conduct of all participants and for ensuring that they leave the Property by the agreed time.

12.4 Use of the kitchen

Where expressly included in the exclusive-use agreement, the designated kitchen area may be made available under conditions different from the standard limited kitchenette access.

The Booking confirmation shall specify:

• which appliances and equipment may be used;
• permitted kitchen hours;
• whether cooking is allowed;
• whether catering or external food suppliers are permitted;
• cleaning and waste-disposal obligations;
• any additional charge or security deposit.

The host’s private kitchen areas, cupboards, refrigerator, equipment and food supplies remain excluded unless expressly included in writing.

Guests and participants must comply with all safety, hygiene and fire-prevention instructions. The use of open flames, unauthorised appliances or equipment brought from outside is prohibited unless expressly approved.

12.5 Additional conditions and charges

An exclusive-use or event Booking may be subject to:

• a specific package price;
• full or partial advance payment;
• a higher deposit;
• a refundable security deposit;
• additional cleaning charges;
• charges for extended use of the lounge or kitchen;
• specific cancellation conditions;
• defined arrival, event and departure times;
• additional rules concerning parking, catering, music, decorations and waste.

All applicable conditions and charges must be communicated and accepted before the exclusive-use or event Booking is confirmed.

12.6 Noise and conduct

Exclusive use does not remove the obligation to respect:

• quiet hours;
• neighbouring properties;
• public-order rules;
• fire and safety requirements;
• maximum capacity;
• the prohibition of unlawful, dangerous or disruptive conduct.

Music, amplified sound and other potentially noisy activities are permitted only within the limits expressly agreed with the Operator.

The Operator may require the immediate reduction or cessation of noise or any activity that creates a safety risk, disturbance or breach of the agreed conditions.

12.7 Damage, cleaning and termination

The Lead Guest is responsible, subject to applicable law, for damage, missing items, extraordinary cleaning and other documented costs caused by the Lead Guest, registered Guests, event participants or authorised external suppliers.

The Operator may suspend or terminate the event where:

• the authorised capacity is exceeded;
• undeclared participants are admitted;
• prohibited areas are entered;
• serious noise or safety rules are breached;
• unlawful or dangerous conduct occurs;
• the agreed event type is materially changed;
• payment obligations are not fulfilled.

Termination for a serious breach attributable to the Guest does not create an automatic right to a refund and is without prejudice to the Operator’s right to recover documented damage or additional costs.

13. Age Policy

13.1 Minimum age for making a Booking

The person making a Booking and acting as Lead Guest must be at least 18 years old and legally capable of entering into the accommodation contract.

A person under the age of 18 may not:

• make a Booking;
• act as Lead Guest;
• enter into payment obligations on behalf of a group;
• stay independently at the Accommodation.

13.2 Minimum age for staying

The Accommodation is generally intended for Guests aged 18 years or over.

Guests aged between 14 and 17 years may be accepted only when accompanied throughout the stay by:

• a parent;
• a legal guardian; or
• another responsible adult who has been duly authorised by the parent or legal guardian.

Children under the age of 14 are not admitted.

13.3 Accompanying adult

The accompanying adult must:

• be at least 18 years old;
• be included in the same Booking;
• stay at the Accommodation for the entire period during which the minor is present;
• assume responsibility for the minor’s supervision and conduct;
• ensure that the minor complies with these Terms, the House Regulations and all safety instructions.

A minor may not remain at the Accommodation without the accompanying adult.

13.4 Parental or guardian authorisation

Where a Guest aged between 14 and 17 is accompanied by an adult who is not their parent or legal guardian, the Operator may require written authorisation signed by a parent or legal guardian.

The authorisation may be required to include:

• the minor’s full name and date of birth;
• the name and identification details of the accompanying adult;
• the dates of the stay;
• the parent’s or guardian’s contact details;
• express authorisation for the minor to stay at Adagio Umbro;
• a copy of any supporting document reasonably necessary to verify the authorisation.

The Operator may refuse check-in where the required authorisation or documentation is missing, incomplete or cannot reasonably be verified.

13.5 Identification of minors

Every minor must present a valid identification document at check-in and must be registered in accordance with the applicable legal requirements.

The accompanying adult is responsible for ensuring that all necessary documents are available before arrival.

13.6 Tennis-court age requirement

The minimum age for using the tennis court is 14 years.

Persons aged between 14 and 17 may use the tennis court only:

• with the consent of the accompanying adult;
• under appropriate adult supervision where reasonably required;
• in compliance with the Tennis Court Rules;
• with suitable clothing and footwear.

The Operator does not provide childcare, supervision or a tennis instructor unless expressly agreed as a separate service.

13.7 Future swimming-pool age requirement

If and when the swimming pool becomes available to Guests, the minimum age for access shall be 14 years, unless a stricter rule is required by law, safety assessment, insurance conditions or the Pool Rules.

Guests aged between 14 and 17 may use the pool only under the responsibility and supervision of the accompanying adult.

Pool availability, opening dates, operating hours and specific safety conditions shall be governed by the Pool Rules and the Booking information applicable at that time.

13.8 No childcare or supervision service

Adagio Umbro does not provide:

• childcare;
• babysitting;
• supervision of minors;
• lifeguard services;
• responsibility for minors in the absence of their accompanying adult.

The accompanying adult retains responsibility for the minor at all times during the stay and during use of the Property’s facilities.

14. Rooms, Common Areas and Restricted Areas

14.1 Guest-accessible areas

Registered Guests may access and use only the areas designated for guest use, including:

• the assigned Room;
• the bathroom reserved for that Room;
• the guest lounge;
• the designated breakfast and guest kitchen areas;
• the authorised parking area;
• the designated parts of the green park and outdoor grounds;
• the tennis court during a confirmed reservation;
• any other area expressly identified by the Operator as accessible to Guests.

Use of guest-accessible areas remains subject to these Terms, the House Regulations, posted notices and any reasonable safety instructions issued by the Operator.

14.2 Use of the green park and outdoor areas

Guests may use the designated green park and outdoor areas for ordinary recreational purposes and relaxation.

For safety and property-protection reasons, Guests must not:

• climb trees, walls, fences, gates, structures or garden features;
• sit, stand or walk on walls, parapets, roofs or restricted surfaces;
• enter flower beds, planted areas or sections separated by barriers, ropes, signs or fencing;
• damage, cut, remove or interfere with plants, trees, flowers, irrigation systems or garden equipment;
• move outdoor furniture or equipment without permission;
• use the grounds for dangerous games, unauthorised sports or activities that may damage the Property;
• enter areas that are unlit, closed, undergoing maintenance or otherwise identified as unsuitable for access.

Guests must remain on the designated paths and accessible areas where reasonably required by the condition of the grounds.

14.3 Night-time access to the garden

Guest access to the garden, park and other outdoor recreational areas is not permitted after 20:30, unless the Operator has expressly authorised access for a specific purpose.

After 20:30, Guests may use only the routes reasonably necessary to:

• enter or leave the Property;
• reach the authorised parking area;
• move between the accommodation entrance and another expressly accessible area.

This restriction is intended to reduce the risk arising from darkness, uneven surfaces, wildlife, reduced visibility and disturbance to the Property.

14.4 Host’s private kitchen and residential areas

The host’s private kitchen, private residential rooms and other domestic areas not designated for guest use are strictly reserved.

Guests must not enter, use or remove items from these areas without the Operator’s express permission.

This restriction includes, where applicable:

• the host’s refrigerator and freezer;
• private cupboards and storage;
• private sink, oven and cooking equipment;
• food, utensils and appliances not expressly provided for Guests;
• private entrances, corridors or rooms.

14.5 Technical rooms and service areas

Technical rooms and service areas are strictly prohibited to Guests.

These may include:

• electrical rooms;
• boiler or heating rooms;
• pool plant rooms;
• pump rooms;
• utility areas;
• maintenance spaces;
• equipment rooms;
• laundry or service areas not expressly made available to Guests.

Guests must not open doors, gates, panels, cabinets or enclosures marked as technical, private, staff-only or restricted.

14.6 Storage areas

Storage rooms, supply cupboards, linen storage and other operational spaces are reserved for the Operator and authorised personnel.

Guests may not enter or remove items from such areas without prior permission.

14.7 Private garden areas

Certain parts of the garden or surrounding land may be reserved for the host’s private use, animals, maintenance or operational purposes.

Private garden areas may be identified by:

• fencing;
• ropes;
• signs;
• closed gates;
• landscaping boundaries;
• verbal or written instructions from the Operator.

Guests must not cross these boundaries or enter such areas without permission.

14.8 Construction and maintenance areas

Any area undergoing construction, renovation, repair, maintenance or inspection is strictly off-limits to Guests.

Guests must not:

• cross barriers, ropes or warning signs;
• move protective equipment;
• enter areas where workers, tools or materials are present;
• interfere with works or maintenance activities.

Temporary closure of such areas does not entitle the Guest to compensation where the closed area was not an essential contracted Service or where closure is reasonably necessary for safety.

14.9 Swimming-pool area

The swimming-pool area is currently fenced, under renovation and not suitable or available for Guest use.

Guests must not:

• enter the fenced pool area;
• climb or open the pool fencing or gates;
• access the pool, pool deck or technical areas;
• permit minors or animals to enter the restricted pool area;
• move or interfere with barriers, signs or construction materials.

The pool does not form part of the current accommodation Services and must not be used until the Operator formally confirms that it is open and subject to the applicable Pool Rules.

14.10 Areas accessible only with permission

Certain areas or facilities may be accessed only with the Operator’s prior permission.

Permission may be:

• limited to a specific person;
• limited to a specific purpose;
• limited to a stated time;
• withdrawn where necessary for safety, privacy, maintenance or operational reasons.

Permission granted on one occasion does not create a continuing right of access.

14.11 Breach of access restrictions

Entering a private, technical, fenced, closed or otherwise restricted area constitutes a serious breach of these Terms and the House Regulations.

The Operator may require the Guest to leave the area immediately and may restrict access, suspend use of a facility or terminate the stay in serious or repeated cases.

The Guest is responsible, subject to applicable law, for any documented damage, loss, injury risk or additional cost caused by unauthorised access or misuse.

15. Breakfast and Guest Kitchen Corner

15.1 Breakfast

Breakfast is included in the accommodation price unless a different condition is expressly stated in the selected rate, package or Booking confirmation.

Breakfast is served during the hours communicated by the Operator in the Booking information, Booking confirmation or at check-in.

Guests are requested to respect the stated breakfast times. Breakfast served outside the standard service hours is subject to prior agreement and cannot be guaranteed.

15.2 Dietary requirements and allergies

Guests must inform the Operator before arrival of any:

• food allergy;
• food intolerance;
• medically required diet;
• vegetarian or vegan requirement;
• other relevant dietary need.

Such information should be provided sufficiently in advance to allow the Operator to assess whether the request can reasonably be accommodated.

The Operator shall make reasonable efforts to respond to requests that have been communicated and accepted in advance. However, the kitchen is not operated as a certified allergen-free environment.

The complete absence of allergens, traces or cross-contamination cannot therefore be guaranteed.

Guests with severe or potentially life-threatening allergies remain responsible for assessing whether the breakfast service is suitable for their individual needs and should contact the Operator before completing the Booking.

15.3 Guest kitchen corner

A designated guest kitchen corner is available for limited self-service use.

The guest kitchen corner may include:

• a refrigerator with freezer compartment;
• microwave oven;
• sink;
• kettle;
• cups;
• plates;
• cutlery;
• other tableware expressly provided for guest use.

The availability of individual items may be subject to maintenance, replacement or operational requirements.

The guest kitchen corner is a shared space and is available for limited self-service use by registered Guests. Its immediate availability cannot be guaranteed at all times, as it may be occupied by other Guests or temporarily unavailable for breakfast preparation, cleaning, maintenance or operational reasons. Guests must use the area respectfully, avoid unnecessary prolonged use, clean after themselves, wash and return any tableware used, wipe used surfaces, and dispose of waste in the appropriate containers.

15.4 Permitted use

Guests may use the guest kitchen corner for:

• storing their own food and non-alcoholic beverages;
• preparing tea or other simple hot drinks;
• reheating prepared food in the microwave;
• assembling cold meals;
• consuming simple meals in the designated area;
• washing the tableware provided for guest use.

The refrigerator and kettle may be accessed during the day in accordance with the House Regulations and any operational instructions provided by the Operator.

15.5 Hours for meal preparation

Use of the guest kitchen corner for preparing, reheating or consuming simple meals is permitted between 12:30 and 15:30, unless a different time has been agreed in advance with the Operator.

Outside these hours, Guests may access the refrigerator and prepare tea or another simple hot drink, provided that such use does not disturb other Guests or interfere with breakfast preparation, cleaning or the Operator’s private use of the kitchen area.

15.6 Prohibition on full cooking

The guest kitchen corner is intended only for simple meal preparation and reheating.

Guests are not permitted to carry out full cooking or use the area for:

• frying;
• boiling or cooking meals on a cooker;
• baking;
• preparing food requiring prolonged heating;
• producing strong odours, smoke or excessive steam;
• catering or food preparation for persons who are not registered Guests;
• using unauthorised electrical or cooking appliances.

15.7 Host’s private kitchen area

The host’s private kitchen area and equipment are not available for guest use unless expressly authorised.

Guests must not use or access:

• the host’s oven;
• gas or electric cooker;
• host’s refrigerator or freezer;
• host’s sink;
• private cupboards;
• private food supplies;
• private utensils, appliances or kitchen equipment.

The physical proximity of the guest kitchen corner to the host’s kitchen does not create a right to use the private kitchen facilities.

15.8 Guest food and hygiene responsibilities

Guests are responsible for the food and beverages they bring onto the Property.

Guests must:

• store food safely and hygienically;
• use only the refrigerator space designated for Guests;
• respect use-by dates and storage instructions;
• avoid contamination of shared surfaces or other Guests’ food;
• clean the sink, microwave, tableware and work surfaces after use;
• dispose of waste in the appropriate containers;
• remove their food from the refrigerator before departure.

The Operator is not responsible for the deterioration, loss, contamination or theft of food brought or stored by Guests, except where caused by the Operator’s wilful misconduct or negligence.

The Operator may remove and dispose of food that is:

• expired;
• leaking;
• improperly stored;
• producing an unpleasant odour;
• creating a hygiene or safety risk;
• left behind after check-out.

15.9 Damage and misuse

Guests are responsible for damage caused by improper or unauthorised use of the kitchen corner, microwave, refrigerator, kettle, sink, tableware or other equipment.

Any damage, malfunction or breakage must be reported to the Operator promptly.

The Operator may restrict or suspend access to the guest kitchen corner where necessary for cleaning, maintenance, hygiene, safety or serious misuse.

16. Allergies, Dietary Needs and Food Safety

16.1 Guest disclosure obligations

Guests must inform the Operator before completing the Booking, or as early as reasonably possible, of any:

• serious food allergy;
• food intolerance;
• medically required diet;
• religious dietary restriction;
• other dietary need that may affect the safe provision of breakfast or related food services.

Where an allergy may cause a severe or potentially life-threatening reaction, the Guest must clearly identify it as serious when communicating with the Operator.

16.2 Requests subject to confirmation

Dietary requests are not automatically accepted merely because they have been communicated.

The Operator shall assess whether the request can reasonably and safely be accommodated, taking into account:

• the nature and severity of the allergy or dietary requirement;
• the available kitchen facilities;
• the products and suppliers available;
• the risk of cross-contact or contamination;
• the time available before arrival;
• the operational limitations of the Accommodation.

A dietary request is considered accepted only where the Operator has expressly confirmed this in writing.

Where the Operator cannot safely or reasonably accommodate the request, the Guest shall be informed as soon as reasonably possible.

16.3 Allergen environment and cross-contamination

The kitchen and breakfast area are not operated as a certified allergen-free environment.

Food containing common allergens may be stored, prepared or served in the same kitchen or service areas.

Despite reasonable hygiene and food-handling precautions, the Operator cannot guarantee:

• the complete absence of allergens;
• the absence of traces of allergens;
• the absence of cross-contact or cross-contamination;
• that products supplied by third parties are free from undeclared traces.

Guests with severe allergies are responsible for assessing whether the available food service is appropriate for their individual medical needs before confirming the Booking.

16.4 Information provided by the Operator

Where reasonably available, the Operator may provide information concerning:

• the ingredients of food served;
• allergen information supplied by manufacturers or suppliers;
• the preparation method;
• known risks of cross-contact.

Such information is based on the labels, declarations and information available to the Operator at the relevant time.

The Operator is not responsible for inaccurate or incomplete information provided by manufacturers, suppliers or other third parties, except where the Operator knew or should reasonably have known that the information was incorrect.

16.5 Guest responsibility for personal food

Guests remain responsible for all food and beverages they bring onto the Property.

Guests must:

• check that their food is suitable for their dietary and medical needs;
• store food according to the applicable label instructions;
• use only the refrigerator and storage areas designated for Guests;
• prevent leakage, contamination or contact with other Guests’ food;
• clearly identify personal food where reasonably necessary;
• avoid bringing food that creates a hygiene, pest or safety risk;
• remove all personal food before check-out.

The Operator does not assume responsibility for the ingredients, allergens, safety or suitability of food purchased or brought by Guests.

16.6 Shared refrigerator and storage

The guest refrigerator and related storage areas may be shared with other registered Guests.

Guests acknowledge that shared use may create a risk of accidental contact between food products.

The Operator cannot guarantee that other Guests will correctly handle, seal or label their food.

Guests with serious allergies should take appropriate personal precautions and should not rely on the shared refrigerator where this would create an unacceptable medical risk.

16.7 Food safety and prohibited conduct

Guests must not:

• store raw, leaking or inadequately packaged food;
• leave food outside refrigeration where refrigeration is required;
• consume food that is expired, visibly spoiled or unsafe;
• interfere with food belonging to another Guest;
• use the kitchen area in a manner that creates a hygiene or contamination risk;
• bring or prepare food for public sale, catering or undeclared third parties.

Any food creating an immediate hygiene or safety risk may be removed by the Operator.

16.8 Food remaining after departure

Guests must remove all personal food and beverages from the guest refrigerator, freezer compartment and kitchen areas before check-out.

Perishable, opened, expired, leaking or improperly stored food left behind after departure may be discarded immediately.

Non-perishable food may also be discarded where:

• ownership cannot be reliably identified;
• storage is impracticable;
• the item creates a hygiene or pest risk;
• the Guest has not arranged collection promptly.

The Operator is not required to store, return or reimburse food left behind after departure.

16.9 Medical responsibility

The Operator does not provide medical advice or emergency allergy treatment.

Guests remain responsible for:

• carrying any prescribed medication;
• carrying emergency medication such as an adrenaline auto-injector where medically required;
• informing accompanying persons of their allergy;
• seeking appropriate medical assistance if a reaction occurs.

In an emergency, the Operator may contact the emergency services, but this does not replace the Guest’s own responsibility for managing a known medical condition.

17. Pets and Animals on the Property

17.1 Resident animals

Cats and dogs live on or regularly access parts of the Property.

Guests acknowledge that animals may be present in outdoor areas and, where indicated by the Operator, in certain shared or service areas.

Before making a Booking, Guests should consider whether the presence of animals is compatible with:

• allergies;
• asthma or other respiratory conditions;
• fear of animals;
• phobias;
• personal comfort;
• the needs of any accompanying Guest.

The presence of resident animals does not entitle the Guest to a refund where this information was disclosed before Booking.

17.2 Guest pets subject to prior approval

Guest pets are accepted only with the Operator’s prior written approval.

A request to bring a pet must be made before the Booking is confirmed or, where the Booking already exists, before arrival.

The request must include, where relevant:

• type of animal;
• breed;
• approximate size and weight;
• age;
• number of animals;
• temperament and behaviour;
• vaccination status;
• any relevant health or safety information.

Approval is specific to the animal described and may not be transferred to another animal.

17.3 Conditions for acceptance

The Operator may accept only animals that are:

• domesticated;
• healthy;
• appropriately vaccinated;
• free from contagious disease and parasites;
• house-trained;
• non-aggressive to other animals : cats, dogs, birds;
• reasonably quiet;
• under the effective control of the Guest.

The Operator may refuse an animal where its size, number, behaviour, health condition or other characteristics are incompatible with the Property, resident animals, other Guests, insurance conditions or safety requirements.

The Operator may request proof of vaccination or other reasonable documentation before or during the stay.

17.4 Guest responsibility

The Guest remains fully responsible for the animal throughout the stay.

The Guest must:

• keep the animal under control at all times;
• use a lead or carrier where reasonably required;
• prevent contact with restricted areas, resident animals or other Guests where instructed;
• prevent excessive barking, damage, fouling or disturbance;
• immediately clean up after the animal;
• dispose of waste in the designated manner;
• prevent the animal from being left unattended where this may create a risk or disturbance;
• comply with all instructions issued by the Operator.

The Operator does not provide pet-sitting, feeding, walking or veterinary services.

17.5 Prohibited areas

Guest pets are not permitted in:

• breakfast preparation areas;
• the host’s private kitchen;
• food-storage areas;
• technical rooms;
• storage rooms;
• restricted or private areas;
• the fenced pool and renovation area;
• any area specifically identified by the Operator as prohibited.

Access to the guest lounge, breakfast area, garden, tennis court or other common spaces may be limited or subject to specific conditions communicated by the Operator.

17.6 Beds, furniture and hygiene

Unless expressly agreed otherwise, pets must not be placed on:

• beds;
• upholstered furniture;
• tables;
• breakfast furniture;
• kitchen counters;
• other surfaces intended for food preparation or human use.

Guests must bring any necessary pet bedding, bowls, carriers and hygiene materials.

The Operator may require additional cleaning or disinfection where the animal has used prohibited furniture or created an exceptional hygiene issue.

17.7 Charges

An approved pet may be subject to:

• a pet supplement;
• an additional cleaning charge;
• reimbursement for damage;
• reimbursement for pest treatment, deodorisation or specialist cleaning where reasonably necessary;
• replacement of contaminated or damaged linen, furnishings or equipment.

Any charge must be reasonable, proportionate and based on the actual additional service, damage or documented cost incurred.

Normal cleaning associated with an approved pet shall not be charged twice where a pet supplement already covers that service, unless additional extraordinary cleaning is required.

17.8 Damage and injury

The Guest is responsible, subject to applicable law, for:

• damage caused by the animal;
• injury caused to persons or other animals;
• contamination or fouling;
• damage to gardens, furniture, doors, linen or equipment;
• veterinary or other documented costs arising from the animal’s conduct.

The Guest should ensure that any legally required insurance or civil-liability coverage is in place.

17.9 Undisclosed animals

Bringing an animal onto the Property without prior written approval constitutes a serious breach of these Terms.

In such circumstances, the Operator may:

• refuse check-in;
• require immediate removal of the animal;
• require the Guest to leave the Property;
• apply the relevant cancellation provisions;
• charge reasonable additional cleaning or documented damage costs.

Payment of a pet supplement after discovery does not oblige the Operator to accept the animal.

17.10 Dangerous or disruptive behaviour

The Operator may require the immediate removal of an animal where it:

• behaves aggressively;
• bites, scratches or threatens a person or another animal;
• causes repeated or excessive noise;
• is not under the Guest’s control;
• damages the Property;
• creates a hygiene or health risk;
• enters prohibited areas repeatedly;
• appears ill, contagious or infested;
• materially disturbs the safe and peaceful operation of the Accommodation.

Where the animal cannot be safely removed or the Guest refuses to comply, the Operator may terminate the stay.

Termination in such circumstances does not create an automatic right to a refund and is without prejudice to the Operator’s right to recover documented losses or damage.

17.11 Interaction with resident animals

Guests must not feed, handle, restrain, chase, disturb or attempt to remove resident animals without the Operator’s permission.

Any interaction with resident animals is at the Guest’s own discretion and must comply with the Operator’s instructions.

Guests should immediately report any incident involving a resident or guest animal.

18. Parking and Vehicles

Free parking is available inside the fenced Property for registered Guests, subject to availability.

Parking spaces are not individually assigned. Guests must park only in the areas indicated by the Operator and must not block gates, access routes, service areas or other vehicles.

Vehicles must be driven slowly and carefully within the Property. A maximum speed of 5 km/h applies.

Guests must follow the Operator’s instructions regarding the entrance gate and must ensure that the gate is properly closed after entering or leaving.

Vehicle washing, repairs, maintenance, fuel transfer and charging of electric vehicles are prohibited without prior permission.

Large vehicles, trailers, caravans or vehicles requiring additional space may be accepted only with prior approval.

Vehicles and personal property are parked at the Guest’s own risk. Nothing in this clause excludes or limits the Operator’s liability where such exclusion or limitation is prohibited by law.

19. Tennis Court

Use of the tennis court is a secondary service provided by Xanadu SRL.

For registered overnight Guests, use of the tennis court is included in the accommodation price, unless otherwise stated in the Booking confirmation.

Court use is subject to:

• prior reservation;
• availability;
• operating hours;
• weather conditions;
• maintenance or safety requirements;
• compliance with the separate Tennis Court Rules.

The minimum age for court use is 14 years. Guests aged 14-17 may use the court only under the responsibility of the accompanying adult.

Guests use the court at their own sporting risk and are responsible for assessing their physical condition and ability to participate safely.

Appropriate tennis or sports footwear must be worn. Footwear or equipment that may damage the court surface is prohibited.

No tennis instructor, supervision, medical assistance or childcare is provided unless expressly confirmed as a separate service.

The Operator may suspend or cancel court use where weather, maintenance, safety concerns or misuse make play unsuitable. Temporary unavailability of the tennis court does not automatically entitle the Guest to cancel the accommodation stay.

Detailed rules concerning access, equipment, conduct, safety and court use are set out in the separate Tennis Court Rules, which form an integral part of these Terms and Conditions.

20. Swimming Pool and Other Outdoor Facilities

20.1 Current status of the swimming-pool area

At the date of these Terms and Conditions, the swimming-pool area is not included in the accommodation Services unless expressly stated in the Booking confirmation or in a later written communication from the Operator.

The swimming-pool area may be fenced, closed, under renovation, under maintenance or otherwise unavailable. Guests, Visitors, tennis-court customers and approved animals must not enter the pool area, pool deck, pool plant room or any related technical or restricted area unless the Operator has expressly confirmed that access is permitted.

Any unauthorised entry into the swimming-pool area or related technical areas constitutes a serious breach of these Terms and the House Regulations.

20.2 Future pool availability

If the swimming pool is later opened for Guest use, access shall be subject to the specific Pool Rules, opening dates, daily operating hours, weather conditions, maintenance requirements, water-quality checks, safety assessments and any restrictions required by law or insurance conditions.

Pool access may be suspended, limited or withdrawn where necessary for safety, hygiene, maintenance, weather, technical reasons, public-authority requirements or misuse.

Unless expressly stated otherwise in the Booking confirmation, temporary unavailability of the swimming pool or another outdoor facility does not entitle the Guest to cancel the accommodation stay without charge, provided that the booked accommodation remains available and safe.

20.3 Age, supervision and safety

If the swimming pool becomes available, the minimum age for pool access shall be 14 years unless a stricter requirement is communicated by the Operator or imposed by law, safety assessment or insurance conditions.

Guests aged between 14 and 17 may use the pool only under the responsibility and supervision of the accompanying adult.

No lifeguard, swimming instruction, childcare or supervision service is provided unless expressly confirmed as a separate service.

Guests use outdoor facilities at their own ordinary recreational risk and must assess their own health, mobility and ability to use such facilities safely.

20.4 Prohibited pool and outdoor conduct

Where pool access is permitted, Guests must comply with all posted notices and Pool Rules. The following conduct is prohibited:

• diving, running, pushing or dangerous games;
• using glass, sharp objects or unsafe items near the pool;
• entering the pool after the permitted hours;
• using the pool during storms, severe weather, darkness or closure periods;
• tampering with barriers, covers, gates, water-treatment systems, pumps or technical equipment;
• allowing unauthorised persons, minors or animals to access the pool area.

20.5 Closure of outdoor areas

The Operator may close or restrict access to the garden, park, paths, tennis court, pool area or other outdoor facilities where necessary for weather, darkness, maintenance, safety, hygiene, technical reasons or protection of the Property.

Where the closed area or facility is not an essential contracted Service, such closure does not create an automatic right to compensation. Any price reduction or refund shall be assessed only where a paid or expressly included Service cannot be provided and the unavailability is material in the circumstances.

21. House Rules and Prohibited Conduct

The House Regulations form an integral part of these Terms and Conditions and apply to all Guests and authorised persons on the Property.

Guests must comply with the House Regulations, safety instructions and reasonable directions issued by the Operator.

Serious or repeated violations may result in:

• a verbal or written warning;
• restriction or suspension of a service or facility;
• removal of an unauthorised Visitor;
• termination of the stay;
• involvement of the police or other competent authorities;
• recovery of documented damage, extraordinary cleaning costs or other additional expenses caused by the breach.

Serious violations include unlawful conduct, violence, threats, harassment, deliberate damage, smoking in prohibited areas, unauthorised Guests, entry into restricted areas and conduct creating a material safety risk.

Termination of the stay for a serious breach attributable to the Guest does not automatically create a right to a refund.

22. Damage, Excessive Cleaning and Guest Liability

Guests are responsible for intentional or negligent damage caused by themselves, other registered Guests, authorised Visitors or approved animals connected with the Booking.

This includes, where applicable:

• lost or damaged keys, remote controls or access devices;
• smoking-related cleaning, deodorisation or remediation;
• damage caused by unauthorised Guests or animals;
• stained, torn or otherwise damaged linen or towels;
• blocked plumbing caused by misuse or disposal of unsuitable items;
• damage to furniture, appliances, fixtures or equipment;
• extraordinary cleaning required beyond normal turnover cleaning.

The Lead Guest may be held jointly responsible, subject to applicable law, for amounts arising from the conduct of persons included in or connected with the Booking.

Any amount charged must be reasonable, proportionate and based on:

• the actual repair or replacement cost;
• the reasonable depreciated value of the damaged item;
• the cost of specialist cleaning or intervention;
• other directly related and documented expenses.

The Operator shall provide a description of the damage or additional cleaning required and, where reasonably available, photographs, invoices, receipts or repair estimates.

No arbitrary or punitive penalty shall be applied.

23. CCTV and Privacy

For security, access control and protection of persons and property, CCTV cameras operate in selected common and outdoor areas of the Property.

Monitored areas may include:

• entrances and access gates;
• parking areas;
• external pathways;
• parts of the garden;
• other security-sensitive common areas.

CCTV cameras do not monitor guest Rooms, bathrooms or other areas where Guests may reasonably expect privacy.

Appropriate signs are displayed in the monitored areas.

Recordings are processed only for legitimate security purposes, retained for no longer than necessary, and accessed only by authorised persons or competent authorities where legally required.

Further information on camera locations, purposes, legal basis, retention periods and data-protection rights is provided in the complete Privacy and CCTV Notice.

24. Quiet Hours, Smoking, Fire Safety and Emergencies

24.1 Quiet hours and disturbance

Quiet hours apply from 22:00 to 07:00, unless a different period is communicated in the House Regulations or Booking information.

During quiet hours, Guests must avoid noise, music, conversations, vehicle movements or other conduct that may disturb other Guests, the host, neighbours, resident animals or the normal operation of the Property.

Parties, unauthorised gatherings, amplified music and disruptive behaviour are not permitted unless expressly authorised in writing as part of an approved exclusive-use or event arrangement.

24.2 Smoking and vaping

Smoking and vaping are prohibited inside the accommodation building, guest Rooms, bathrooms, lounge, breakfast area, kitchen areas, corridors, technical rooms and any other indoor or restricted area.

Smoking may be permitted only in the outdoor areas expressly indicated by the Operator and only where it does not create a fire risk, nuisance or damage.

Cigarette ends, ash and smoking materials must be disposed of only in the containers provided. Throwing cigarette ends onto the ground, into the garden, onto paths or into waste containers not suitable for smoking materials is prohibited.

Evidence of smoking in a prohibited area may result in reasonable charges for deodorisation, specialist cleaning, replacement of contaminated items and any documented damage.

24.3 Fire safety

For fire-prevention and safety reasons, Guests must not use or bring onto the Property without prior written permission:

• candles, incense, oil burners or open flames;
• fireworks, sparklers or pyrotechnic items;
• barbecues, camping stoves, portable gas equipment or fuel containers;
• portable heaters, electric blankets or high-consumption appliances;
• any appliance or equipment that may overload electrical systems or create heat, smoke or fire risk.

Guests must not tamper with smoke detectors, extinguishers, alarms, electrical panels, gas systems, boilers, technical equipment, emergency signage or fire-prevention devices.

24.4 Emergencies and incidents

Guests must immediately inform the Operator of any accident, injury, fire, smoke, water leak, electrical fault, security concern, animal incident, dangerous condition or other emergency affecting the Property or persons on it.

In a medical, fire, police or other serious emergency, Guests should contact the competent emergency services directly. In Italy, the general emergency number is 112.

Guests must follow evacuation, safety and emergency instructions issued by the Operator or competent authorities.

25. Cleaning, Linen, Laundry and Maintenance

25.1 Standard cleaning

Standard cleaning and final cleaning are included in the accommodation price, unless a different condition is expressly stated in the Booking confirmation.

Guests must keep the Room, bathroom, lounge, guest kitchen corner and common areas used by them in a reasonable, hygienic and orderly condition.

The Operator may charge additional cleaning costs only where the Room or Property requires work substantially beyond normal turnover cleaning because of conduct attributable to the Guest, authorised Visitors or approved animals.

25.2 Linen and towels

Bed linen and towels are provided for registered Guests according to the standard change schedule communicated by the Operator.

Unless a different arrangement is expressly confirmed, towels and bed linen are changed every three days.

Additional linen or towel changes may be requested subject to availability and may incur an additional charge. Any applicable charge shall be communicated before the service is provided.

Guests must not remove towels, linen, pillows, blankets or other textile items from the Property or use them for purposes inconsistent with normal accommodation use.

25.3 Laundry and ironing

Laundry facilities may be available on request and subject to the Operator’s prior approval, availability, operating hours and any applicable fee.

The price and conditions of any laundry service shall be communicated before the service is provided.

An iron and ironing board may be made available free of charge on request, subject to availability and safety instructions.

Guests remain responsible for the safe and proper use of laundry, drying and ironing equipment made available to them.

25.4 Maintenance and access for repairs

The Operator may enter or access a Room or guest-accessible area where reasonably necessary for urgent maintenance, safety, security, inspection of reported issues, prevention of damage or compliance with legal obligations.

Except in emergencies or where immediate access is reasonably necessary, the Operator shall make reasonable efforts to inform the Guest before entering the Room.

Temporary interruption of utilities, Wi-Fi, heating, air conditioning, equipment or facilities caused by maintenance, technical failure or circumstances outside the Operator’s reasonable control shall be remedied within a reasonable time where possible.

Where an interruption materially affects an essential contracted Service and cannot be remedied within a reasonable time, the Guest may be entitled to the remedies provided by applicable law and these Terms.

26. Complaints During the Stay

Guests must report any problem, defect or failure affecting the Room, Services or Property as soon as reasonably possible during the stay.

The Guest must allow the Operator a reasonable opportunity to inspect the issue and, where possible, repair it, replace the affected item or provide another appropriate solution.

A Guest should not wait until after departure to report a problem that could reasonably have been inspected or remedied during the stay.

Where relevant, the Guest should provide photographs, videos, receipts or other evidence reasonably necessary to assess the complaint.

Failure to report a remediable issue promptly may be taken into account when assessing any request for refund, price reduction or compensation.

Nothing in this Section excludes or limits any mandatory consumer rights available under applicable law.

27. Refusal of Check-in and Termination of Stay

The Operator may refuse check-in or terminate a stay only for objective and justified reasons, including:

• failure to present valid identification;
• false or materially inaccurate booking information;
• non-payment of amounts due;
• dangerous, threatening, abusive or seriously disruptive behaviour;
• intoxication creating a safety or security risk;
• undeclared Guests or unauthorised Visitors;
• unauthorised animals;
• illegal activity;
• serious breach of safety, security or privacy;
• exceeding the authorised occupancy;
• refusal to comply with lawful House Regulations or reasonable instructions from the Operator.

Where possible and appropriate, the Operator may first issue a warning and allow the Guest a reasonable opportunity to correct the breach. No prior warning is required in cases involving violence, threats, illegal conduct, serious safety risks or other grave misconduct.

If check-in is refused or the stay is terminated, the Operator may require the Guest and any connected person to leave the Property and may contact the competent authorities where necessary.

The financial consequences shall depend on:

• the reason for refusal or termination;
• whether the breach is attributable to the Guest;
• the value of Services already provided;
• any unused nights;
• any documented damage, cleaning or additional costs;
• the applicable cancellation conditions;
• mandatory consumer law.

Termination caused by the Guest does not automatically entitle the Guest to a refund. However, the Operator shall not retain amounts exceeding the reasonable loss, charges and costs legally recoverable in the circumstances.

Where refusal or termination results from a serious failure attributable to the Operator, the Guest shall retain the remedies provided by applicable law.

28. Liability and Valuables

Guests are responsible for safeguarding their personal belongings, valuables, documents, money, electronic devices, vehicles and other property during the stay.

Rooms and access points must be properly secured whenever left unattended. Any loss, theft, damage or suspicious incident must be reported to the Operator without delay.

The Operator is not responsible for:

• items left unattended in Rooms, common areas, outdoor areas or vehicles;
• valuables not specifically entrusted to the Operator;
• loss or damage caused by third parties, other Guests or events outside the Operator’s reasonable control;
• property left behind after departure, except as provided in these Terms.

Vehicles and items left inside them remain under the Guest’s responsibility, subject to any liability that cannot legally be excluded.

Nothing in this Section excludes or limits the Operator’s liability where such exclusion or limitation is prohibited by law, including cases of fraud, wilful misconduct, gross negligence or other mandatory liability.

29. Force Majeure

“Force Majeure” means an exceptional event beyond the reasonable control of the affected party that prevents, delays or materially restricts performance of the Booking.

Such events may include:

• natural disasters;
• fire, flood or severe weather;
• interruption of essential utilities;
• war, civil disturbance or terrorism;
• epidemics or public-health emergencies;
• strikes or transport shutdowns of a general nature;
• orders, restrictions or closures imposed by public authorities;
• other comparable events that could not reasonably have been prevented or overcome.

Where a Force Majeure event affects the Booking, the Operator may:

• suspend the affected Service;
• propose alternative dates;
• offer a voucher or credit, subject to the Guest’s agreement where required;
• provide a partial refund for Services not supplied;
• cancel the Booking and provide a full refund of amounts paid for Services not supplied.

The appropriate remedy shall depend on the nature, duration and impact of the event.

Where only part of the Booking is affected, the remaining Services may continue and any refund shall be proportionate to the unavailable part.

Subject to mandatory law, neither party shall be liable for indirect or consequential losses arising from Force Majeure. Any recoverable liability shall be limited to direct and reasonably foreseeable losses.

30. Third-Party Platforms and Services

Bookings made through an OTA or other intermediary platform may also be subject to the platform’s own terms and conditions.

Where the cancellation, payment or modification conditions shown by the booking platform differ from the standard direct-booking conditions, the conditions confirmed for that specific booking channel shall apply.

Xanadu SRL is not responsible for services provided independently by third parties, including transport providers, restaurants, tour operators, guides, activity providers and other external suppliers.

Any business recommended by Adagio Umbro remains legally and operationally independent. A recommendation, introduction or assistance with a reservation does not make that business an agent, employee or service provider of Xanadu SRL.

Third-party services remain subject to the provider’s own prices, availability, terms, insurance and liability.

31. Personal Data

The data controller is Xanadu SRL, P. IVA / C.F. 03838360547.

Personal data may be processed for:

• managing Booking requests and confirmed stays;
• complying with guest-registration and other legal obligations;
• processing payments and preventing payment fraud;
• communicating with Guests before, during and after the stay;
• protecting the security of Guests, the Property and the Operator;
• managing CCTV recordings in monitored common and outdoor areas;
• handling complaints, disputes and legal claims.

Guest identification data may be transmitted to the competent authorities where required by law, including through the Alloggiati Web system.

Payment data may be processed by banks, card providers, payment processors or booking platforms involved in the transaction.

Further details concerning legal bases, recipients, retention periods, CCTV, data-subject rights and complaint procedures are provided in the full Privacy Notice.

Guests may exercise their data-protection rights or request information by contacting:

Email: info@adagioumbro.it PEC: xanadu.srl@pec.it

32. Applicable Law and Jurisdiction

These Terms and Conditions and the accommodation contract are governed by Italian law.

Where the Guest acts as a consumer, any dispute shall be subject to the competent court determined under the mandatory consumer-protection rules applicable to the Guest.

Where the Guest does not act as a consumer, the Court of Spoleto shall have exclusive jurisdiction, unless otherwise required by mandatory law.

33. Severability, Amendments and Language

If any provision of these Terms and Conditions is found to be invalid, unlawful or unenforceable, the remaining provisions shall remain valid and effective.

The version applicable to a Booking is the version accepted by the Guest at the time the Booking is confirmed.

The Operator may amend these Terms for future Bookings. Material amendments shall not apply retroactively to an already confirmed Booking unless:

• required by law or a competent authority;
• necessary for safety or security;
• expressly accepted by the Guest.

These Terms are prepared in English for guest information and booking use. The Operator may also issue an Italian legal version or other translations.

Where an Italian legal version is adopted or legally required, that Italian version shall prevail in the event of inconsistency or interpretative difference, subject to mandatory consumer-protection law.