Last updated: October 19, 2026
These Terms & Conditions set out the rules for using Bed N Beds, whether you are browsing homes, booking a stay, hosting guests or buying one of our add-on services. Please read them carefully. By using our website or services, you agree to these Terms. If you do not agree, please do not use Bed N Beds.
1. Definitions
In these Terms, the following words have the meanings below:
- “Bed N Beds”, “we”, “us”, “our” means Bed N Beds, Dubai, United Arab Emirates, the operator of the Platform.
- “Platform” means the website at bednbeds.com, including all pages, features, forms and the online shop.
- “User”, “you” means any person who accesses or uses the Platform, including Guests and Hosts.
- “Guest” means a User who requests, books or stays at an Accommodation.
- “Host” means a User who lists an Accommodation on the Platform.
- “Accommodation” or “Listing” means a home, apartment, room or other property offered for short stays on the Platform, together with its description.
- “Booking Request” means a request sent by a Guest through the Platform to stay at an Accommodation on specific dates.
- “Booking” means a Booking Request that has been accepted and confirmed in accordance with Section 6.
- “Services” means add-on services sold by Bed N Beds through the Platform’s shop, such as airport transfers, desert safaris, dhow dinner cruises, welcome packs, professional cleaning and listing photography.
- “Content” means text, photos, reviews, messages and other material posted or submitted on the Platform.
2. Eligibility
You must be at least 18 years old and able to enter into a legally binding contract to create an account, make a Booking, list an Accommodation or purchase Services. By using the Platform, you confirm that you meet these requirements and that the information you provide is accurate. If you make a Booking on behalf of other people, you confirm that you are authorised to do so and that they will comply with these Terms and the Host’s house rules. We may refuse or cancel access to the Platform where we reasonably believe these requirements are not met.
3. Accounts
Some features require an account. You agree to provide accurate, current and complete information and to keep it up to date. You are responsible for keeping your password confidential and for all activity under your account. Please tell us immediately at [email protected] if you suspect unauthorised use. You may not create an account on behalf of someone else without permission, use another person’s account, or create more than one account to avoid restrictions. You may close your account at any time by contacting us, although we may retain certain information as described in our Privacy Policy.
4. Our Role as a Platform
Bed N Beds is an online platform that connects Guests with Hosts. Unless we expressly state otherwise for a particular Listing, we do not own, manage, operate or control the Accommodations listed on the Platform. The contract for the stay itself is between the Guest and the Host. Our role is to display Listings, receive and forward Booking Requests, facilitate communication and payments, and provide customer support.
Hosts are solely responsible for their Listings, including the accuracy of descriptions, photos, prices, availability and house rules, and for complying with all laws and regulations that apply to them. These may include short-term rental registration, licensing or permit requirements, holiday home rules, tourism fees, building or community rules, insurance, health and safety standards, and tax obligations. We review Listings to help maintain quality, but we do not guarantee that every Listing complies with local law, and we are not responsible for a Host’s failure to comply.
Separately, when you purchase Services through our shop, Bed N Beds is the seller of those Services, as described in Section 12.
5. Using the Platform
You may use the Platform for your personal, non-commercial use as a Guest, or for listing and managing your own Accommodations as a Host. Features such as favourites, compare lists and recently viewed homes are stored in your browser for your convenience and may be lost if you clear your browser data. We may update, change or discontinue features at any time, and we may temporarily suspend the Platform for maintenance or security reasons.
6. Bookings and Booking Requests
To book a stay, a Guest submits a Booking Request through the Listing page, stating the dates, number of guests and any relevant details. A Booking Request is not a confirmed Booking. It is an offer that the Host may accept or decline. We will let you know whether your Booking Request has been accepted, and a Booking is confirmed only when you receive a booking confirmation from us and any required payment has been completed.
When you submit a Booking Request, you agree to pay the total price shown for your stay if the Booking is confirmed, and you agree to the Host’s house rules, the cancellation tier shown on the Listing and these Terms. Please review the Listing carefully before booking, including location, amenities, occupancy limits, check-in arrangements and house rules. Our guide on how to choose the perfect vacation rental may help.
Bookings are for the number of guests stated. Exceeding the maximum occupancy, holding events or using the Accommodation for purposes other than a short stay is not permitted unless the Host has agreed in writing. Some Hosts may be legally required to collect identification or guest details before check-in; you agree to provide these where requested.
7. Prices, Fees and Taxes
Prices on the Platform are shown in US dollars unless otherwise stated. Nightly rates are set by Hosts. The total price for a stay may include the nightly rate, a cleaning fee, a Bed N Beds service fee, and applicable taxes, tourism fees or levies. We will show you the total price, including all mandatory fees we are aware of, before you confirm a Booking. In some destinations, local tourism fees or taxes must be paid directly at the Accommodation; where this applies, it will be stated in the Listing or booking details.
“From” prices shown on Listings and search results indicate the lowest available nightly rate and may vary by date, season, length of stay and number of guests. If your bank or card issuer charges currency conversion or foreign transaction fees, those are your responsibility. We may correct obvious pricing errors; if an error affects a Booking, we will contact you and give you the option to proceed at the correct price or cancel with a full refund.
Hosts are responsible for determining, collecting where required, and paying any taxes on their earnings and on their accommodation services.
8. Payments
Payments for Bookings and Services are processed through the payment gateways enabled on our checkout, such as card payment processors. By providing payment details, you confirm that you are authorised to use the payment method and you authorise us and our payment processors to charge the total amount due. Payment processors may apply their own terms. We do not store full card numbers on our servers.
Depending on the Listing, payment may be taken in full at the time of confirmation or according to the schedule shown in your booking details. If a payment fails or is reversed, we may cancel the Booking or order. Hosts are paid out according to the arrangements agreed with Bed N Beds, net of any applicable fees. Please never pay a Host outside the Platform, and never send money by bank transfer or messaging app to someone who contacts you claiming to be a Host or a Bed N Beds representative; see our Trust & Safety page.
9. Cancellations and Refunds
Cancellations and refunds for stays and Services are governed by our Cancellation & Refund Policy, which forms part of these Terms. Each Listing shows its cancellation tier (Flexible, Moderate or Strict), and the tier shown at the time of booking applies to your Booking. Each Service shows its own cancellation window. If a Host cancels a confirmed Booking, the Guest will receive a full refund and we will try to help find suitable alternative accommodation.
10. Guest Obligations
As a Guest, you agree to:
- provide accurate information in your Booking Request and keep your contact details up to date;
- respect the Host’s house rules, including rules on smoking, pets, parties, noise and quiet hours;
- not exceed the maximum number of guests stated in the Booking;
- treat the Accommodation, its furnishings and its neighbours with care and respect;
- check in and check out at the agreed times, and leave the Accommodation in a reasonable condition;
- report any damage, defect or safety issue to the Host and to us promptly;
- pay for any damage you, your guests or your pets cause beyond normal wear and tear, including through any security deposit described in the Listing; and
- comply with all applicable laws during your stay, including local laws and customs at your destination.
11. Host Obligations
As a Host, you agree to:
- have the legal right to offer the Accommodation for short stays, including any permission needed from owners, landlords, building management or homeowners’ associations;
- obtain and maintain any registrations, licences or permits required for short-term rentals in your location, and display registration numbers where the law requires;
- provide accurate, complete and up-to-date Listing information, including honest photos, amenities, location, fees, house rules and availability;
- keep the Accommodation clean, safe and in the condition described, with working smoke detectors and other safety equipment required by law;
- respond to Booking Requests and Guest messages promptly, and honour confirmed Bookings;
- not discriminate against Guests on the basis of race, religion, nationality, ethnicity, disability, sex, gender identity, sexual orientation or age, except where permitted by law;
- handle Guest personal data lawfully and only for the purpose of managing the stay;
- maintain appropriate insurance for hosting activities; and
- comply with all applicable tax obligations on income earned through the Platform.
We may remove or suspend a Listing that we reasonably believe is inaccurate, unsafe, unlawful or in breach of these Terms. More information for Hosts is available on our Become a Host page.
12. Add-On Services Purchased Through Our Shop
Bed N Beds sells add-on Services through the Platform’s shop, including airport transfers, Dubai desert safaris, Dubai Creek dhow dinner cruises, luxury welcome packs, and, for Hosts, professional cleaning and professional listing photography. When you buy a Service, your contract for that Service is with Bed N Beds. Services may be delivered by our trusted local partners on our behalf.
Each Service page describes what is included, its duration, any age, health or safety requirements, the information we need from you (such as flight details, pickup address or appointment time) and the cancellation window. You are responsible for providing accurate details and for being present at the agreed time and place. If you are late or absent, the Service may be treated as used. Activities such as desert safaris may involve physical activity and are not suitable for everyone; please read the Service description and follow the instructions of guides and drivers. Services may be rescheduled or cancelled by us for reasons such as weather, safety or operational issues, in which case we will offer a new date or a full refund. See our Services page for current offers.
13. Reviews and User Content
You are responsible for the Content you submit, including reviews, messages, Listing descriptions and photos. Content must be honest, accurate, relevant and based on genuine experience. Reviews must not be offered or withheld in exchange for payment, discounts or other incentives, and must not contain offensive language, personal data of others, or promotional material.
By submitting Content, you grant Bed N Beds a non-exclusive, worldwide, royalty-free, transferable licence to host, display, reproduce, adapt (for example, resize or crop photos) and publish that Content on the Platform and in connection with promoting the Platform, for as long as it remains on the Platform and for a reasonable period afterwards. You confirm that you own or have the necessary rights to the Content and that it does not infringe anyone else’s rights. We may moderate, edit for formatting, decline or remove Content that breaches these Terms.
14. Prohibited Conduct
You must not:
- use the Platform for any unlawful, fraudulent or harmful purpose;
- post false, misleading or duplicate Listings, or impersonate any person or business;
- ask for or make payments outside the Platform to avoid fees or protections;
- harass, threaten or discriminate against other Users;
- scrape, crawl, copy or harvest data from the Platform by automated means without our written permission;
- attempt to bypass, disable or interfere with security features, including our firewall, or upload viruses or malicious code;
- overload or disrupt the Platform or its infrastructure;
- use the Platform to send spam or unsolicited marketing; or
- infringe our or anyone else’s intellectual property or privacy rights.
We may suspend or terminate accounts, cancel Bookings or orders, remove Content and report activity to authorities where we reasonably believe these rules have been broken.
15. Intellectual Property
The Platform, including its design, text, graphics, logos, the Bed N Beds name, software and the selection and arrangement of content, is owned by or licensed to Bed N Beds and protected by intellectual property laws. Some images are used under licence, including Creative Commons licences; see our Image Credits page. You may view and print pages for personal, non-commercial use, but you may not copy, modify, distribute, sell or create derivative works from the Platform without our prior written consent. If you believe Content on the Platform infringes your copyright, please follow our DMCA & Copyright Policy.
16. Disclaimers
The Platform and its content are provided on an “as is” and “as available” basis. While we work hard to keep information accurate and the Platform available, we do not guarantee that it will be uninterrupted, error-free or free of harmful components. Listing information is provided by Hosts, and travel information on our blog is general guidance only. To the fullest extent permitted by law, we disclaim all warranties not expressly stated in these Terms. Please also read our Disclaimer. Nothing in these Terms excludes rights you have under mandatory consumer protection laws.
17. Limitation of Liability
To the fullest extent permitted by law:
- Bed N Beds is not liable for the acts or omissions of Hosts or Guests, for the condition of Accommodations, or for a Host’s compliance with laws, except where we are responsible under these Terms or applicable law;
- we are not liable for indirect, incidental, special or consequential losses, or for loss of profits, revenue, data, goodwill or business opportunity; and
- our total liability to you arising out of or in connection with the Platform, a Booking or a Service is limited to the total amount you paid to Bed N Beds for the Booking or Service that gave rise to the claim, or USD 100 if no payment was made.
Nothing in these Terms limits or excludes liability for death or personal injury caused by our negligence, for fraud or wilful misconduct, or for any other liability that cannot be limited or excluded under applicable law.
18. Indemnity
You agree to indemnify and hold harmless Bed N Beds and its partners, employees and agents from any claims, losses, damages, liabilities and reasonable costs (including legal fees) arising out of your breach of these Terms, your Content, your misuse of the Platform, your breach of any law or third-party right, or, if you are a Host, your Accommodation and hosting activities. This does not apply to the extent a loss is caused by our own breach or negligence.
19. Suspension and Termination
You may stop using the Platform at any time. We may suspend or terminate your access, with notice where reasonable, if you breach these Terms, if required by law, or to protect the safety of Users or the Platform. Confirmed Bookings affected by termination will be handled fairly in line with our Cancellation & Refund Policy. Sections that by their nature should survive termination, including those on payments owed, intellectual property, liability, indemnity and governing law, will continue to apply.
20. Governing Law and Jurisdiction
These Terms and any dispute or claim arising out of or in connection with them are governed by the laws of the United Arab Emirates as applied in the Emirate of Dubai. Subject to Section 21, the courts of Dubai shall have jurisdiction to settle any such dispute. If you are a consumer, this choice of law does not deprive you of the protection of mandatory provisions of the law of the country where you live, where those provisions apply to you.
21. Dispute Resolution
If you have a problem, please contact us first at [email protected] with a description of the issue and any supporting information, such as photos or booking references. For issues during a stay, please contact the Host and us as soon as possible so that we have a chance to help while you are still there. We will try in good faith to resolve the matter within 30 days. If we cannot resolve it informally, either party may bring proceedings as set out in Section 20. Disputes between Guests and Hosts should first be raised with each other through the Platform; we may help mediate, but we are not obliged to decide the outcome.
22. Changes to These Terms
We may update these Terms from time to time, for example to reflect changes in our services or the law. The updated Terms will be posted on this page with a new “Last updated” date. Material changes will be notified to account holders where reasonably possible. Changes will not affect Bookings or orders already confirmed before the change takes effect. If you continue to use the Platform after changes take effect, you accept the updated Terms.
23. General
If any provision of these Terms is found to be invalid or unenforceable, the remaining provisions will remain in effect. Our failure to enforce a right does not waive that right. You may not transfer your rights under these Terms without our consent; we may transfer ours as part of a business reorganisation, provided your rights are not reduced. These Terms, together with the policies referred to in them, form the entire agreement between you and Bed N Beds regarding use of the Platform. These Terms are written in English; if they are translated, the English version prevails to the extent permitted by law.
24. Contact Us
If you have questions about these Terms, please contact us:
- Bed N Beds, Dubai, United Arab Emirates
- Email: [email protected] (24/7)
- Phone: +971 55 555 5555 (Sunday to Thursday, 9:00 to 18:00 GST)
- Online: Contact form