Terms & Conditions


Please read these Booking Conditions carefully as they, together with the specific information about your confirmed accommodation, form the basis of your accommodation contract with the Owner and you will be bound by them. In these Booking Conditions ‘we’, ‘us’ and ‘our’ means of Bugan Villas Ltd. (AHR and Algarve Holiday Rentals are trading names of Bugan Villas Ltd, registered in England and Wales, Company nº 6649613,). ‘You’ and ‘your’ means the party leader and all persons named under the booking.


1. Booking

To confirm a booking, you must:

a) Complete the Booking Form on our website.

b) Make a down payment of 25% of the accommodation price (or full payment if booking within 8 weeks prior to your arrival) via bank transfer, credit/debit card (GBP only) or your Paypal account  (GBP only). Please do not send cheques.

The balance of the accommodation must be paid up to 8 weeks prior to your arrival (or at the time of booking if within 8 weeks). If we do not receive this balance in full and on time, we reserve the right to treat your booking as cancelled by you.

Providing the accommodation is still available on the dates you require, we can hold an option for a few days, pending receipt of your booking form and payment. Please note that your period is definitely booked only after receipt of your down payment and remittance of our Booking Confirmation.                                                           


2. Prices

We reserve the right to alter any of our advertised accommodation prices. We also reserve the right to correct errors in both advertised and confirmed prices. You will be advised of the current price of the accommodation that you wish to book before your contract is confirmed. The quote that we give you on behalf of the Owner will be as accurate as possible, but our invoice to you will show the final price, taking into account any changes in exchange rates.

Prices for accommodation are stated in Pounds Sterling (GBP). The Euro (€) prices are for guidance purpose only. If you want to pay in Euro (€) the exchange rate is “Selling GBP / Buying Euro”. Please ask us for the exchange rate before you do the payment.


3. Your Responsibility for Your Booking

When you make a booking you guarantee that you have the authority to accept and do accept on behalf of your party the terms of these Booking Conditions. This means that you are responsible for making all payments due, notifying us if any changes or cancellations are required and for receiving the confirmation and keeping your party informed.


4. Cancellation

4.1.  Cancellation by You

Cancellation must be in writing by lead name and sent to us by recorded delivery. Should you cancel before 8 weeks prior to arrival, then you will lose your down payment. Should you cancel after making the full payment, there is no refund on the accommodation price, but we will refund any extra payments in full. It is therefore essential that every person in the party takes out a holiday insurance from the moment of booking, which includes cancellation cover and personal liability cover. It is your responsibility to ensure that the insurance you purchase is adequate and appropriate for your particular needs.

4.2. Cancellation by Us

In the very unlikely event that specific accommodation ceases to be available as booked and we are unable to offer you equivalent alternative accommodation we will refund you all the money paid.

4.3. Force Majeure

If cancellation or change by us is brought about by war, threats of war, riots, civil commotion, strikes, disasters, terrorist activities, bad weather, acts of any government or public authority or other events outside our control we shall not be held responsible in any way, except to refund any monies already paid in the event of cancellation before departure.

We reserve the right to modify or withdraw any accommodation booking on the Owners’ behalf due to circumstances beyond our control and cannot be liable for any loss, expense, inconvenience or claim arising from cancellation. You will receive a full refund of any monies paid.


5. Changes to Your Booking

Although it is unlikely that we will have to make any changes to confirmed arrangements, it does occasionally happen, and we will advise at the earliest possible date. If for any reason beyond our control, the Owner is unable to provide the accommodation booked, we reserve the right to transfer you to a similar accommodation if available. However if it is not possible or you do not wish to be transferred, we will cancel the booking returning any money paid.  If, after the contract comes into effect, you wish to change any details of the booking (e.g. arrival date or accommodation) we will endeavour to comply. A fee may be charged for each amendment, plus any higher charges applicable to the new arrangements chosen. We cannot guarantee that date changes will be possible.


6. Curtailment

No refund can be paid in the event that you choose to curtail your stay at the accommodation. You travel insurance may cover you and you should check your policy. If you choose to leave the accommodation due to a complaint without correctly following our complaints procedure or you unreasonably refuse alternative accommodation offered to you, you will not be entitled to a refund.


7.  Special Requests

If you have any special requests you must advise us at the time of booking and confirm it in writing. Although we will endeavour to meet any reasonable requests, no guarantees can be given that any request will be met. Confirmation that a special request has been noted, or the inclusion of the special request on your written confirmation or any other documentation, is not confirmation that the request will be met. Failure of the Owner to meet any special request will not be a breach of your contract with them. Conditional bookings cannot be accepted i.e.: any booking which is specified to be conditional on the fulfilment of a particular request.


8. Non-Refundable Breakage Charge and Refundable Breakage Deposit

8.1. Non-Refundable Breakage Charge

A non-refundable £40.00 breakage charge will be added to your invoice, covering up to 4 people staying at the accommodation, and for bookings of 5 or more people there will be an additional £10.00 charge per person. This charge, known as Non-Refundable Breakage Charge (NRBC), will be added to your confirmation invoice and is payable with your holiday balance. This is to cover accidental damages that may occur in your accommodation during your holiday, up to the value of £250.00 (except accommodation where a refundable breakage deposit will be payable locally or prior to arrival). This waiver excludes negligence and vandalism. Please note that the breakage charge does not cover you for willful and negligent behaviour. If the cost of accidental damage exceeds £250.00 or the damage is caused due to negligence or with intent, an additional charge will be made locally.

8.2. Refundable Breakage Deposit

As an alternative to the Non-Refundable Breakage Charge (NRBC), a Refundable Breakage Deposit (RBD) may be charged for certain properties to cover against breakage, loss, damage or otherwise abuse of the property, its contents, fixtures, fittings and equipment. We reserve the right to request this bond at any stage up to and including arrival at the property. Failure to pay the breakage deposit upon request will result in your booking being treated as cancelled by you. Notwithstanding the breakage deposit held, you remain liable for the full cost of any repairs or replacements required due to accidental or negligent breakage, loss, damage or otherwise abuse of the property. The property is checked prior to your arrival to ensure everything is in good order. Should you notice anything amiss, please report it immediately to the property manager so that the matter can be paid and rectified prior to your departure. This will ensure that there is no delay in returning your Breakage Deposit, which generally will be returned less any deductions within 14 days of departure. It is imperative to ensure that you have adequate travel insurance as charges incurred for damage can usually be claimed back from your travel insurance provider.


9. Use and Condition of Property

9.1. Accommodation is reserved only for the persons named on the Booking Form. No other persons are permitted to stay in the property without our written permission nor shall it exceed the maximum number for the property. Unauthorised over-occupancy can result in penalty charges and/or immediate cancellation of the right to occupy the property. You agree not to use the property for any purpose other than as a private holiday residence for the people you list. If guests have friends staying in another property, at the same time, and  they wish to invite them to use their facilities, they must first ask Kaiser Properties, registered office: Edifício MacGregor, Loja C, Estrada de Vale Rabelho, 8200-428 Albufeira, Tel.: (+351) 289 508 106.

9.2. Guests must behave with propriety, and not cause damage, distress, danger or annoyance to other clients, neighbours or their property. If you do not comply with these responsibilities, we reserve the right to terminate your holiday immediately without any further liability. These circumstances will be treated as a cancellation by you. In these situations no refund of any monies you have paid in respect of your booking will be made and we will have any liability to you as a result of this situation arising (including for example any costs or expenses you incur due to not being able to occupy the property, such as the cost of securing an alternative accommodation or the payment of any compensation to you). We will not be obliged to find any alternative accommodation for you. You must not damage any property with which you come into contact during your holiday, but if you do, you will be liable for the cost of repairs or replacements.

9.3. The manager or owner must be given access at any time. Essential repair work and maintenance may take place during the rental period. In cases of emergency or where a problem needs remedying quickly and you cannot be contacted in time the Owner or their representative is entitled to enter the property at any time without giving you prior notice.

9.4.  Linen and towels are provided, towels are changed mid-week and linen and towels at the end of each week - additional changes may be arranged at an additional charge.   Beach and Pool Towels are not provided, so we kindly request that you bring your own. A maid service is provided, which is not available on bank holidays. Maids duties do not include the cleaning of cooking and eating utensils and equipment. On departure the kitchen should be left in a similar condition to which it was found. If the cleaning of the kitchen takes longer than normal then there will be a charge made accordingly.

9.5. No animals/pets are allowed and smoking is not permitted inside the properties.

9.6. Satellite TV: Channels available vary depending on system. Normally BBC & ITV channels are available, but bad weather in either the UK or Portugal, can affect the signal strength. We cannot guarantee which channels are available.


10. Property Availability, Arrival & Departure Times

Properties are booked from 2 pm on your arrival day till 10 am on your departure day. On your arrival the maid may still be tidying up until possibly 5 to 6 pm. If this is the case, guests may leave their cases in the property, and enjoy the pool and terrace areas while the maid completes her work. If you have a late departure you may leave your cases in our office (within normal opening). We reserve the right to deduct supplementary charges from the breakage deposit if the property is not vacated at the stated time.


11. Swimming Pools and Hot Tubs

Please be aware that pool tiles and the area around hot tubs can be slippery when wet, and take extra care when around the poolside and hot tub areas. Great care must be taken at all times when around and using a swimming pool or hot tub, if there is one for your use at the property. You remain responsible for the safety of those using the pool and hot tub at all times and we cannot accept any liability in relation to your use of the swimming pools and hot tubs. You are recommended to never allow small children and non-swimmers unsupervised in or around the pool and hot tub, nor to use the pool or hot tub under the influence of alcohol or drugs. Diving is not allowed. Always familiarise all members of your party with the shallow and deep end of the pool and the depth of the hot tub


12. Accuracy of Property Descriptions and Photos

We take great care to provide accurate information on the property. There may be small differences between the actual property/other services and its/their description, as Owners are always seeking to improve services and facilities. There may be occasions when facilities which are not under the Owners’ direct control may not be available. We reserve the right to change the accommodation descriptions at any time without notice.


13. Our Liability to You

As we act only as agent for the Owner we cannot accept any liability for any act(s) or omission(s) on their part or of anyone representing, or employed by them. Further, we cannot accept any liability for any shortcomings or defects with or in any property as all properties are within the sole control of the Owners. Your contract with the Owner is subject to their terms and conditions, which may contain additional limitations to their liability. If you have any complaints regarding any services we provide (as opposed to any provided by the Owner, you must inform us immediately in writing and in any event within 7 days of the end of any arrangements booked through us. We regret we cannot accept any liability if we are not so notified. Our maximum liability to you if we are found to be at fault in relation to any service we provide (as opposed to any service provided by the Owner for whom we are not responsible) is limited to the commission we have earned or are due to earn in relation to the booking in question. We do not exclude or limit any liability for death or personal injury which arises as a result of our negligence or that of our employees whilst acting in the course of their employment.
Neither we nor the Owner can be held responsible for noise or disturbance originating beyond the boundaries of the property or which is beyond the Owner's control, for the breakdown of mechanical equipment such as pumps, boilers, swimming pool filtration systems, nor for the failure of public utilities such as water, gas and electricity.


14. Conditions of Service Providers and Owners

The services which make up your holiday are provided by persons, firms, companies and other bodies which are wholly independent of us and for whom we act as agents. These Service Providers and Owners provide services in accordance with their own terms and conditions. Some of these terms and conditions may limit or exclude the Owner’s liability to you.


15. Disabilities and Medical Problems

If you or any member of your party has any medical problem or disability that may affect your booking please tell us before you confirm your booking and give us full details in writing as soon as possible before you travel. If the Owner reasonably feels unable to properly accommodate the particular needs of the person concerned we reserve the right to decline or cancel the reservation.


16. Complaints

If a guest has a complaint, it is essential that this is reported immediately to Kaiser Properties, registered office: Edifício MacGregor, Loja C, Estrada de Vale Rabelho, Guia, 8200-428 Albufeira, Tel.: (+351) 289 508 106, so that remedial action, where possible, can be taken. If this simple complaint procedure is not followed you will deprive the Owner of the right to investigate and rectify any problems, and this will affect your rights under this contract. The owner cannot be responsible for any claim made after departure.


17. Privacy and Your Personal Information

The booking information that you provide to us will only be used for the provision of your accommodation. The information may therefore be provided to public authorities such as customs or immigration if required by them, or as required by law. This applies to any sensitive information that you give to us such as details of any disabilities, or dietary and religious requirements. Certain information may also be passed on to security or credit checking companies.


18.  Jurisdiction

These Booking Conditions and any contract to which they apply are governed in all respects by English law. Any dispute, claim or other matter which arises out of or in connection with your contract or booking will be dealt with by the Courts of England.