Terms of service

Booking requests and confirmation

Submitting the form is a free booking request and does not guarantee availability. An automated acknowledgement is not a booking confirmation.

The host contacts you by telephone or email, normally within 24 hours. The contract is formed when Dimitar Mitev expressly confirms the dates, selected accommodation, guest count and total price. Retaining the booking is subject to payment of the advance deposit within the period below.

Minimum stay

Bookings are accepted for one or more nights. Any minimum stay for particular dates or a special offer is stated before the booking is confirmed.

Prices and what they include

Nightly rates are set separately for Listolida, Kanatitsa and Orelia and depend on the dates and guest count. The total price and payment currency are stated in the offer and booking confirmation.

The price includes use of the selected accommodation and its facilities, bed linen, towels, utilities and tourist tax under the Bulgarian Local Taxes and Fees Act. Meals, transport and additional experiences are included only when expressly agreed.

How and when you pay

An advance deposit of 30% of the total price is payable to Dimitar Mitev’s bank account within three working days of receiving confirmation. If payment is not received within that period, the booking is released without a cancellation charge unless a different deadline has been agreed in writing.

The remaining 70% is payable by bank transfer before check-in or on arrival, in cash or by bank transfer. For short-notice bookings, the deposit deadline is specified in the confirmation before check-in.

The website does not accept online payments. Please provide any required invoice details before payment. The advance deposit forms part of the accommodation price; refund terms are set out in the cancellation policy.

Arrival and departure

Check-in is from 15:00 and check-out is by 12:00. The host or a representative hands over the keys in person. Please advise your expected arrival time in advance, particularly for late arrivals.

At check-in, guests present an identity document for verification and provide the information required for mandatory guest registration under the Bulgarian Tourism Act.

Stay rules

• Accommodation is for the confirmed guest count within the stated capacity. Additional guests require prior agreement.
• Quiet hours are 22:00–08:00 and 14:00–16:00. Loud music and other activities disturbing the peace are not permitted. Applicable requirements of the Bulgarian Environmental Noise Protection Act and municipal regulations must also be observed.
• Smoking is prohibited indoors. Please use the provided ashtrays outdoors.
• Pets require prior confirmation. Owners are responsible for supervision, hygiene and avoiding disturbance to other guests and neighbours.
• Parties and events require prior written agreement.
• Please take proper care of the kitchen, appliances, furnishings and grounds, and follow safety instructions.
• Barbecues and open fires are permitted only in designated areas, subject to fire restrictions, and must never be left unattended.

Damage

Guests are liable for damage or missing items for which they are legally responsible under the Bulgarian Obligations and Contracts Act, including Article 45 et seq. Normal wear and tear is not charged.

Please notify the host promptly of any damage. Compensation reflects the proven loss and reasonable repair or replacement cost, taking the item’s condition and wear into account. The grounds and amount are communicated to the guest with supporting documentation.

Our liability

Dimitar Mitev is responsible for providing the agreed service and for loss for which he is liable under applicable law. Please notify the host promptly of any accommodation problem so it can be addressed.

Guests should follow safety instructions and take care of their belongings. These terms do not exclude or limit liability that cannot lawfully be limited, or mandatory consumer rights.

The 14-day right of withdrawal does not apply

The 14-day right to withdraw from a distance contract does not apply to accommodation for a specific date or period, under Article 57(12) of the Bulgarian Consumer Protection Act and Article 16(l) of Directive 2011/83/EU. Cancellations and booking changes are governed by the cancellation policy.

Cancellation and rescheduling

Cancelling, moving your dates and no-shows are covered by our cancellation policy, which forms part of these terms.

Force majeure

If an exceptional event beyond the parties’ reasonable control makes the stay objectively impossible, the affected party must notify the other without undue delay. A breakdown or adverse weather does not, by itself, remove liability.

For the part of the stay that cannot be provided, alternative dates may be agreed or the amount paid will be refunded. Liability is determined under applicable law, without limiting mandatory consumer rights.

Governing law and disputes

Bulgarian law applies without affecting the protection afforded to consumers by applicable mandatory rules. Complaints may be submitted using the contacts on the Legal notice page. Disputes may be referred to the conciliation bodies listed there or to the competent court under the applicable jurisdiction rules.