Legal

Terms & Conditions

The terms that govern bookings and stays, property management, service providers, and use of our websites.

Effective date: August 25, 2026

Welcome to OmniVillas. These Terms & Conditions (“Terms”) govern the websites and services operated by OmniVillas LLC, a United States limited liability company with its principal place of business at 548 Market St, San Francisco, CA 94104, United States (“OmniVillas”, “we”, “us”). You can reach us at hello@omnivillas.com.

We have tried to write these Terms in plain language. Each Part begins with a short summary in a box. The summaries are there to help you; if a summary and the full text ever differ, the full text applies.

How these Terms are organized:

Part A: Website Terms of Use: applies to everyone who uses our websites.
Part B: Guest Booking Terms: applies when you book or stay at a property through us.
Part C: Property Owner Terms: applies to owners whose properties we manage.
Part D: Service Provider Terms: applies to independent contractors who perform services at the properties.
Part E: General Provisions: applies to all of the above.
Annexe: Séjours en Polynésie française: additional provisions, in French, for stays located in French Polynesia.

Our websites include omnivillas.com, book.omnivillas.com, our guest check-in portal, our owner portal (my.omnivillas.com), and the branded booking sites we operate for individual properties or collections (including Fare Oaoa and Anapa) (together, the “Sites”). Bookings made on any of these Sites are made with OmniVillas under these Terms, whichever brand appears on the page.

Part A: Website Terms of Use

In plain words: You’re welcome to browse and use our Sites for their intended purpose. Don’t misuse them, don’t scrape them, and don’t try to break into them. Some content comes from third parties and may change. Our chat assistant is an AI, helpful, but not a contract.

A1. Acceptance

By using any of the Sites, you agree to this Part A and to Part E. If you book a stay, Part B also applies. If you are an owner or service provider with an account, Parts C or D also apply to you.

A2. Accounts and security

Some features require an account or a secure link (for example, the guest check-in portal or the owner portal). You agree to keep your login credentials and magic links confidential and to tell us promptly if you suspect unauthorized use. We may suspend access to protect you or us, for example, after repeated failed verification attempts. We may require identity verification for security and fraud-prevention purposes, as described in our Privacy Notice.

A3. Permitted use

You may use the Sites to browse properties, make and manage bookings, and use the features we make available to you. You agree not to: (a) scrape, harvest, or systematically extract content or data; (b) probe, breach, or test the security of the Sites; (c) use the Sites to send spam or unlawful content; (d) impersonate another person; or (e) use the Sites in a way that disrupts them for others.

A4. Content and accuracy

We work hard to keep property descriptions, photos, calendars, and prices accurate and current. Some information comes from third parties (property Owners, channel partners, mapping and review providers) and may occasionally be out of date. The property listing forms part of the description of the accommodation; in case of discrepancy, your quote and booking confirmation prevail for price, dates, occupancy, and cancellation terms. Property locations on public maps are approximate; the exact address is provided with your booking confirmation, for the privacy and security of homes and guests.

A5. AI features

Our Sites include AI-assisted features, such as a concierge chat assistant. AI-generated messages are labeled as such. The assistant is designed to answer from verified property information, but it can make mistakes; anything that matters for your booking (price, dates, cancellation terms) is only binding when it appears in your quote or confirmation. Please do not share card numbers or identity documents in chat.

A6. Intellectual property

The Sites, including their design, text, photographs, and software, are protected by intellectual-property rights belonging to us, the property owners, or our licensors. You may not reproduce or reuse them beyond normal personal use without permission.

A7. Third-party platforms

The properties we market are also listed on third-party platforms (such as Airbnb, Booking.com, and Vrbo). If you book through one of those platforms, your booking contract and payment are governed by that platform’s terms; these Terms still apply to your use of our Sites and portals and to any amounts we collect from you directly. If you booked through a platform, you accept the stay-related provisions of Part B (arrival, house rules, deposits, damage, and later charges) when you complete our online check-in.

Part B: Guest Booking Terms

In plain words: Your stay contract is with the owner of the home; we act as the owner’s manager and agent, and we run the booking and payment for them. The total you see at checkout is the exact amount charged, no service fee. Paying us counts as paying the owner. Your cancellation terms are shown before you pay. Security deposits are holds, not charges, released within 7 days of check-out. If a home ever becomes unavailable, you choose: a comparable-or-better home at no extra cost, or a full refund.

B1. Who you are contracting with

(a) The stay. Each property is owned by an independent property owner (the “Owner”). Your contract for the accommodation itself (the right to stay at the property on the confirmed dates) is between you and the Owner. The Owner is the provider of the accommodation and is responsible for the property: its condition, safety, conformity with its description, and legal compliance as a holiday rental.

(b) Our role. OmniVillas acts as the manager and agent of the Owner: we market the property, conclude your booking in the Owner’s name and on the Owner’s behalf, coordinate services around your stay, and collect payment as described in B3. We are not a party to the accommodation contract between you and the Owner.

(c) Our own services. Separately, OmniVillas contracts with you in its own name for the services we ourselves provide: operating the Sites and booking process, payment processing, guest support and concierge services, and the check-in portal. We are responsible to you for performing those services with reasonable care and skill.

(d) Not a package. Your booking is for accommodation only. It does not constitute a package or linked travel arrangement within the meaning of Directive (EU) 2015/2302 or the equivalent provisions of the French Tourism Code. Any extras (such as experiences or transfers) are offered separately, each under its own terms.

B2. Booking and confirmation

(a) Before you pay, your quote shows the total price for your stay (including taxes and all mandatory charges) and the exact cancellation terms for your dates. We do not add a service fee or hidden extras.

(b) When you submit a booking, your card is authorized first and charged only once the reservation is confirmed, always in the currency quoted to you. If the price changes between your quote and confirmation (for example, because of a calendar update), we do not charge you silently; you are shown the new total and may accept or walk away. If a booking fails, you are not charged, and any authorization hold is released automatically.

(c) Your booking is confirmed when we send your booking confirmation. The confirmation states the property, the confirmed dates, the total price, and your cancellation terms. Group checkouts create separate reservations, one per home, each with its own confirmation and its own cancellation terms, even when paid together with one card.

(d) You must be at least 18 years old and have authority to bind everyone in your party to these Terms and to the property’s house rules.

(e) Your prepayments are acomptes. All sums you pay before your stay are payments on account of the total price (acomptes), not arrhes within the meaning of Article 1590 of the French Civil Code or Article L214-1 of the French Consumer Code. Cancellation rights and their consequences are governed exclusively by B6 and B7.

(f) Rate promises. Where a Site advertises a best-rate or rate-match promise, it applies to publicly available, verifiable rates for the same property, unit category, dates, occupancy, and conditions, and must be claimed as the offer states; it does not extend to opaque, membership-only, or error pricing. The offer text on the Site states the exact conditions.

B3. Payment: merchant of record

(a) Appointment. Each Owner has appointed OmniVillas as their payment collection agent for the limited purpose of accepting, holding, and processing payments from guests on the Owner’s behalf.

(b) Payment discharges you. Payment that you make to OmniVillas is deemed payment made directly to the Owner, and fully discharges your payment obligation to the Owner for the booked stay to the extent of the amount paid. The Owner will provide the accommodation as if they had received your payment directly.

(c) Merchant of record. OmniVillas is the merchant of record for card payments collected on our Sites. Charges appear on your card statement as OMNIVILLAS, sometimes with the brand of the site you booked on (for example, “OMNIVILLAS FARE OAOA”). Because we are the merchant of record, we are also your counterparty for refunds and payment questions: contact us first at the support address in your confirmation, and we will resolve billing issues directly.

(d) Payment security. We use a certified payment processor; we do not store your full card number on our systems. Payments may be subject to authentication (such as 3-D Secure) and to fraud-prevention screening, as described in our Privacy Notice.

(e) Currencies. You can browse prices in several display currencies for convenience; display conversions are indicative. You are charged in the currency of your quote. Where a payment involves a currency conversion by us (for example, paying a balance or extras in a different currency at check-in), the exact rate (and any conversion fee) is shown to you before you confirm that payment.

(f) Payment schedules. Some bookings are payable in stages (for example, a deposit at booking and a balance before arrival). Your confirmation states the schedule. You authorize us to charge each installment to your confirmed card on the stated dates; the exact amount and date of each automatic charge are shown when you confirm your card, and your check-in portal shows any upcoming charge. If a scheduled payment fails, we will notify you and retry; if the balance remains unpaid after reasonable notice, the booking may be cancelled, and such a cancellation is treated as a cancellation by you under B6, including the re-let refund in B6(c).

(g) Split payments. Where we offer payment sharing, each co-guest pays their portion with their own card; the lead guest remains responsible for the full price until it is paid in full.

(h) On-site purchases from the property. Some properties offer goods or services sold directly by the Owner or by a local operator (for example, a bar tab or an experience fulfilled by a local provider). Where that is the case, it is indicated at the point of sale, the seller is the Owner or operator (not OmniVillas), and payment terms are theirs. Everything charged by us follows this Part B.

B4. Card on file and later charges

(a) With your consent, captured at checkout or check-in, we keep your payment card on file for your booking.

(b) You authorize us to charge that card, including when you are not present (“off-session”), only for: (i) scheduled balance payments under your payment plan (B3(f)); (ii) unpaid stay charges you have incurred (for example, extras you ordered); and (iii) amounts for damage under B10 that exceed your security deposit.

(c) For any off-session charge other than a scheduled installment, we will send you an itemized statement with supporting evidence first, and charge no earlier than 48 hours after sending it, so you can respond. If you dispute the itemization in writing within those 48 hours, we charge only the undisputed portion off-session; the disputed portion is pursued through the process in B12(a) or before the courts, never by charging your card. If a charged amount is later resolved in your favor, we refund it promptly. Damage-related charges are notified within 14 days of check-out.

(d) You can dispute any charge with us. You may withdraw card-on-file consent at any time by contacting support; after withdrawal we make no further off-session charges, and amounts you owe under these Terms are instead invoiced to you for direct payment. We never use your card on file for anything outside categories (i)–(iii).

B5. Prices and taxes

(a) Quoted totals include all mandatory charges. Occupancy-based taxes (such as the French Polynesian taxe de séjour, charged per person per night) are itemized separately in your quote. We (or the Owner, where the law so provides) collect these taxes on behalf of the competent authority and remit them.

(b) If the legally applicable rate of a tax or government charge changes between your booking and your stay, the tax line of your booking is adjusted to the legal rate, upward or downward. We will notify you of any such change. This is the only circumstance in which the price of a confirmed booking changes without your agreement.

B6. Cancellation by you

(a) Your policy is shown before you pay. The cancellation policy for your specific property and dates is displayed with your quote and restated in your confirmation. That policy governs. Different properties, dates, and rate plans can carry different policies.

(b) Standard direct-booking policy. Unless your quote states otherwise: cancellations made 30 days or more before your check-in date are free, with a full refund; cancellations made less than 30 days before check-in are non-refundable. Many properties, dates, and rate plans carry more generous policies; the policy shown with your quote is the one that applies to your booking. Deadlines are measured in property local time; the policy shown with your quote states the applicable cut-off. The non-refundable amount is a genuine pre-estimate of the loss caused by a late cancellation, reflecting how difficult it is to re-let island properties at short notice.

(c) We try to re-let. If you cancel inside the non-refundable window, we will nevertheless attempt in good faith to re-let your dates. If we succeed in re-letting some or all of them, we will refund you the amount recovered for the re-let dates, less reasonable direct costs of re-marketing. This is a genuine attempt at fairness, not a guarantee of recovery.

(d) How to cancel. Cancel through the link in your confirmation or by writing to the support address in your confirmation. The date we receive your cancellation is the date that counts.

(e) No statutory withdrawal right. If you are a consumer in France or the European Union: because accommodation is provided on specific dates, bookings do not benefit from the 14-day distance-selling withdrawal right, in accordance with Article L221-28 12° of the French Consumer Code (and equivalent provisions). Your contractual cancellation rights under this B6 apply instead.

(f) Extras. Add-ons and experiences show their own cancellation terms at purchase; unless stated otherwise, they are refundable until the cut-off shown, to the original payment method.

(g) Travel insurance. We strongly recommend travel insurance covering cancellation, interruption, medical costs, and personal belongings. These are remote island destinations; travel disruption happens.

B7. Changes, cancellation, or re-accommodation by us or the Owner

(a) When this applies. Rarely, a confirmed property may become unavailable or materially unsuitable for your stay, for example, because of damage, essential repairs that cannot wait, loss of utilities, safety concerns, a change in the property’s ownership or management, or an event of force majeure (B11).

(b) What we do. We will tell you as soon as reasonably possible, and you will have the choice of:

A comparable or better property. We may offer you an alternative property that is comparable to or better than the one you booked, taking into account location, size, standard, and amenities, for the same dates. If the alternative is more expensive, you pay no difference. If it is less expensive, we refund the difference. You are free to decline.
A credit for the full amount paid, valid for 24 months and refundable on request if unused, usable on a future booking with us, if you prefer; or
A full refund of everything you have paid for the affected reservation, without deduction.

(c) Minor substitutions. For properties made up of multiple units of the same category (for example, several identical fares or bungalows), we may allocate you a different unit of the same category at the same property with equivalent capacity and amenities; this is not a change requiring the B7(b) choice. Anything less than equivalent is treated as a change under B7(b).

(d) Our responsibility. If we or the Owner cancel your booking other than for force majeure or your breach, and you choose a refund, we will also reimburse reasonable, evidenced, directly-resulting costs where the law so provides. Nothing in this clause limits rights you have by law.

(e) Platform bookings. If you booked through a third-party platform, changes and cancellations follow that platform’s process; we will honor no worse a standard than this B7 for the stay itself.

B8. Security deposit

(a) Most properties require a security deposit. The amount (or how it is determined) is shown before you book and at check-in.

(b) The deposit is a pre-authorization hold on your card, not a charge. No money leaves your account unless a deduction is made under B8(d). The hold is placed shortly before or at check-in and is released within 7 days of check-out, provided the home is as you found it; your bank may take a few additional days to show the release on your statement.

(c) Deposits placed in another currency are converted at the applicable rate without any conversion fee.

(d) We may deduct from the deposit (acting for the Owner) only for: damage to the property or its contents beyond normal wear and tear; missing items; extra cleaning materially beyond normal turnover; and unpaid stay charges. Every deduction is itemized and supported by evidence (such as photographs and invoices), which we send you.

(e) Please report any pre-existing damage or condition issue within 72 hours of check-in; it protects you when the home is inspected after you leave. Damage exceeding the deposit is handled under B4(c) and B10.

B9. Arrival, house rules, and conduct

(a) Check-in. Check-in and check-out times are property-specific and stated in your confirmation and the check-in portal. Your exact address arrives with your booking confirmation. Online check-in (including identity verification where required) must be completed before arrival; we ask this to protect the homes, their neighbors, and the guests we host; it is part of how we keep deposits low and homes open.

(b) House rules. Each property has house rules (in French Polynesia, the legally required règlement intérieur), covering maximum occupancy, safety, hygiene, and respect for neighbors. They are shown on the property page and in the check-in portal and form part of your contract with the Owner.

(c) Occupancy. The number of guests must not exceed the confirmed count. Infants (under 2) do not count toward the guest count unless the house rules say otherwise, but must be declared for safety reasons.

(d) Conduct. No parties or events beyond the confirmed guest count without prior written consent. Smoking and pets follow the property’s stated policy. Illegal activity, or behavior that endangers people, the property, or neighbors, entitles the Owner (or us on the Owner’s behalf) to terminate the stay, after a warning where practicable, or immediately in serious cases. A stay terminated for such behavior is not refunded for the remaining nights, and claims for damage caused remain unaffected.

(e) Safety. The properties are in natural settings: private pools are generally unfenced and unsupervised; lagoons, beaches, and the ocean carry real risks (currents, tides, marine life); paths and terrain can be uneven. Children must be supervised by adults at all times, in and around water. Safety information in the house rules must be followed. This clause is a safety rule, not an exclusion of anyone’s legal liability.

(f) Access. The Owner, or contractors on the Owner’s behalf, may access the property during your stay for urgent safety or repair reasons, and otherwise only with reasonable notice and at reasonable times.

B10. Damage

You are responsible for the property during your stay and for the acts of everyone in your party. Please report any damage immediately, accidents happen, and early reporting almost always makes things cheaper and easier. The reasonable cost of repairing damage beyond normal wear and tear, or replacing missing items, may be deducted from your deposit (B8(d)) or, if it exceeds the deposit, charged under B4, always itemized and evidenced. We will never charge you for normal wear and tear.

B11. Force majeure

(a) Neither you, nor the Owner, nor we are liable for failure to perform caused by events outside reasonable control that could not reasonably have been foreseen or avoided, including: cyclones and tropical storms, tsunami, seismic and volcanic events, flooding, epidemics and pandemics, government or public-authority actions and travel restrictions, war or civil unrest, strikes, failure of public utilities, and failure or interruption of inter-island air or sea transport.

(b) If a force majeure event prevents your stay, we will offer you the choice of rebooking to alternative dates (subject to availability and any price difference in either direction), a credit (valid for 24 months and refundable on request if unused), or a refund of all amounts paid for the affected reservation. Costs beyond the booking itself (such as flights) are not covered; this is what travel insurance is for (B6(g)).

B12. Problems during your stay, and liability

(a) Tell us while you’re there. If something is not right, tell us (or the local host contact in your confirmation) during your stay, so the Owner has a real chance to fix it. Most issues are resolved within hours. If a problem is not resolved, submit a written complaint to the support address within 28 days of check-out, and we will coordinate a response on the Owner’s behalf. Reporting late does not extinguish your legal rights, but late reporting usually makes issues impossible to verify or fix, and a court may take that into account.

(b) The Owner’s responsibility. The Owner is responsible to you for the accommodation itself: its safety, condition, and conformity with its description.

(c) Our responsibility. We are responsible to you for our own services (B1(c)) (the booking process, payment handling, information we author, and coordination we undertake) performed with reasonable care and skill. We are responsible for our own negligence; we are not responsible for the Owner’s obligations, nor for the acts of third parties outside our control.

(d) What is never excluded. Nothing in these Terms excludes or limits any liability that cannot be excluded or limited by law, including liability for death or personal injury caused by negligence, or for fraud, intentional fault, or gross negligence.

(e) Limitation. Subject to B12(d), our total liability to you arising out of our own services in connection with a booking is limited to three times the total price of that booking, and neither we nor the Owner are liable for losses that were not reasonably foreseeable when the booking was confirmed.

(f) Chargebacks. If you have a payment issue, contact us first, as merchant of record we can usually resolve it faster than a card dispute. You always retain whatever chargeback rights your card scheme gives you; the cancellation policy and these Terms, which you accepted at booking, will form the basis of our response to any dispute.

B13. Communications

(a) We send transactional messages about your booking (confirmations, payment receipts, check-in instructions, stay-critical updates) by email and, where you have provided a number and opted in, by WhatsApp or SMS. Marketing messages are sent only with your consent, and every one includes a working unsubscribe. See our Privacy Notice for details, including identity-verification and fraud-prevention processing.

(b) SMS updates about your stay (optional). If you opt in, OmniVillas sends SMS text messages about your stay, including booking and payment confirmations, check-in reminders, and arrival information. Consent is given only when you tick the separate, optional box labeled “Send me updates about my stay” during online check-in. That box is unchecked by default; providing your mobile number alone does not opt you in. Consent is optional and is not a condition of booking or of completing check-in. Message frequency varies. Message and data rates may apply. Reply STOP to opt out, or HELP for help. You can withdraw your consent at any time by replying STOP to any message or by contacting us.

Part C: Property Owner Terms

In plain words: You appoint us to market your property, manage bookings, and collect guest money on your behalf, paying us counts as the guest paying you. We settle with you monthly: your revenue minus our commission and agreed pass-through costs, with a clear statement. Your commission rate never changes without your written agreement. We screen guests carefully but can’t guarantee their behavior; you remain the host, you keep responsibility for your property, and you must carry your own insurance. We run the deposit-and-damage program at our own cost and risk, and when we’ve covered the loss, we keep what it recovers. Either side can end the relationship with 30 days’ notice; confirmed reservations are honored.

C1. Scope and your agreement

(a) This Part C sets the framework terms for property owners (“you”, the “Owner”) whose properties OmniVillas markets and manages. Your individual Management Agreement (including the commission rate, service tier, and any special terms recorded in your onboarding or owner portal) forms part of your contract with us; if it conflicts with this Part C, the individual agreement prevails. Your commission rate is the one recorded in your Management Agreement, and it never changes without your written agreement.

(b) OmniVillas also operates other engagement models (such as fixed-rent leases) under separate written agreements; this Part C applies to revenue-share management unless your agreement says otherwise.

C2. Appointment and authority

(a) You appoint OmniVillas, for each enrolled property, as your agent to:

market and advertise the property, on our Sites and third-party platforms;
set nightly prices dynamically within your guardrails; we always respect the minimum nightly price you set;
accept, modify, and cancel bookings in your name and on your behalf, and communicate with guests on your behalf;
arrange services around stays (cleaning, maintenance, check-in) through independent service providers, on your behalf and at your cost where your service tier so provides; and
administer guest screening, security deposits, and damage claims.

(b) Payment collection. You appoint OmniVillas as your payment collection agent for the limited purpose of accepting, holding, and processing guest payments on your behalf. You agree that a guest’s payment to OmniVillas discharges the guest’s payment obligation to you to the extent of the amount paid, and that you will provide the accommodation as if you had received the payment directly.

(c) Our remittance is our own debt. Amounts we owe you under C4 are a contractual debt of OmniVillas to you, which we settle from our own accounts. Our obligation to pay you in respect of a booking is conditional on our actual receipt of the corresponding guest funds (or platform payout). If guest funds are clawed back after we have paid you (for example, by a chargeback that succeeds despite our defense) the corresponding amount may be adjusted on a subsequent statement.

(d) We may operate the property’s listings on third-party platforms under our accounts or yours, as agreed at onboarding. We do not promise that reviews or rankings can be ported between platforms or preserved.

C3. What we do: and what we don’t guarantee

(a) Guest screening. We apply a screening program to direct bookings that includes identity verification, automated fraud and risk scoring with manual review of flagged bookings, card authentication, security-deposit holds, and card-on-file consent. Guests booking through third-party platforms are screened by those platforms, not by us.

(b) No guarantee. Screening reduces risk; it cannot eliminate it. We do not guarantee guest behavior, occupancy levels, income, nightly rates, or the performance of any channel. Any income projection we share is an estimate in good faith, not a commitment. No income guarantee exists unless it is in a written agreement signed by us.

(c) Third-party data. Booking and financial figures are derived in part from channel partners and service providers. They occasionally mis-report or restate data; we correct figures when discrepancies are discovered (C4(f)).

C4. Money

(a) Collection. We collect direct-booking guest payments as your payment collection agent (C2(b)). Third-party platforms may collect guest payments themselves and remit them per their terms.

(b) Monthly settlement. We settle monthly. Your owner statement itemizes, per reservation:

gross booking revenue, including the cleaning fee collected from guests;
channel fees, payment-processing costs, and cleaning at cost (the cleaning fee collected from guests is passed through, so cleaning nets out);
taxes collected;
our commission, calculated at your agreed rate on net accommodation revenue (gross booking revenue less cleaning at cost, channel fees, and payment-processing costs) exactly as itemized on your statement;
agreed pass-through costs (C4(d)); and
your net payout.

(c) Payout. We pay your net amount monthly to the account(s) you designate, in the agreed payout currency. Where currency conversion is required, we apply the rate stated on your statement. You are responsible for keeping your payout details current; we may pause payouts while payout details are unverified or while required tax or compliance information is missing.

(d) Pass-through costs. Costs we incur on your behalf under your service tier (such as cleaning, restocking consumables, repairs, and maintenance by independent providers) are recharged at cost, itemized on your statement. For non-routine repairs above the approval threshold agreed with you, we seek your approval first except in emergencies affecting safety or an ongoing stay.

(e) Months where you owe us. If a month’s deductions exceed revenue (for example, heavy maintenance in low season), the statement shows a balance due from you, which we may invoice or offset against your following payouts.

(f) Corrections. Statements may be corrected in later periods (in either direction) when errors, channel-partner restatements, tax adjustments, or chargeback outcomes are discovered, within 24 months of the original statement. Beyond 24 months, corrections are made only for chargeback outcomes, tax adjustments, or channel-partner restatements that could not reasonably have been known earlier. We correct transparently: every correction appears as its own labeled line on a statement.

(g) Direct payments to you. If a guest on a booking we collect pays you directly for some or all of the stay, the amounts you received are accounted for on your statement, and our commission and any taxes we must remit are deducted as if we had collected the payment.

(h) Taxes. We collect occupancy taxes from guests and remit them to the competent authority where the law or our configuration for your listing so provides; where collected taxes are instead paid over to you, you are responsible for remitting them to the authority. You remain responsible for your own income taxes, and for holding any registrations the law requires of an accommodation provider. Where required, we issue you information returns (for example, US Forms 1099) reflecting amounts paid to you.

C5. Deposits, damage, and recoveries

(a) We administer guest security deposits and the damage-claims program for stays we manage: setting and holding deposits, inspecting and evidencing damage, claiming against deposits, cards on file, and platform resolution processes on your behalf.

(b) How the program works. By default, OmniVillas bears the cost of repairing or replacing guest-damaged or missing items (directly, or by making you whole on your statement), and recoveries under the damage program belong to OmniVillas. Where we agree in advance in writing that you will bear the cost of a specific repair, the corresponding recovery (net of our reasonable recovery costs) is passed to you on your statement. When we notify you of a damage incident, we tell you which of us is bearing the cost. This is the bargain of the program: we absorb the loss risk and the administration; when we have covered the loss, we keep what the program recovers.

(c) The damage program is not insurance and does not replace it. It covers what we actually recover from guests, deposits, and platforms, no more. Your own insurance (C6(d)) remains your protection for everything else.

C6. Your obligations

(a) Lawful letting. You warrant that you are entitled to let the property, and that it complies with applicable law for short-term tourist accommodation, in French Polynesia this includes the prior declaration of a meublé de tourisme to the Service du Tourisme, notice to the commune, and maintaining a règlement intérieur (house rules) for guests. We can assist with these; legal responsibility for them is yours.

(b) Condition and safety. You are the provider of the accommodation, and you are responsible for it: keeping the property safe, habitable, maintained, and conforming to its description, including pool safety and equipment in working order. You must tell us promptly about anything affecting safety or availability.

(c) Accuracy. You warrant the information you give us about the property is accurate and will keep it updated. We are responsible for marketing content we author.

(d) Insurance: mandatory. You must maintain property and liability insurance appropriate for a property hosting paying short-term guests (standard homeowner policies often exclude this, check), with coverage limits reasonable for a luxury rental, and provide us a certificate of insurance on request, naming OmniVillas as an additional insured where your insurer permits. We may suspend marketing of the property while it is uninsured.

(e) Owner stays. You can block dates for personal use through the agreed process; blocks apply to future availability and cannot displace already-confirmed reservations.

C7. Owner portal

Your portal shows statements, calendars, and performance data. In-month figures are provisional until your monthly statement is finalized; the finalized statement is the authoritative record. Where portal features let you submit content, products, or services, they go live after our review. You are responsible for people you delegate access to. Guest personal data visible to you is limited to what you need and must be used only for the stay and as the law allows.

C8. Liability and indemnities

(a) As between you and us: you are responsible for the property and your obligations as accommodation provider; we are responsible for performing our management and payment services with reasonable care and skill.

(b) You indemnify us against third-party claims arising from the condition of the property or your breach of this Part C, except to the extent caused by our negligence or willful misconduct. We indemnify you against third-party claims arising from our negligence or willful misconduct in performing our services, except to the extent caused by your breach or negligence.

(c) Neither of us excludes liability for death or personal injury caused by negligence, fraud, intentional fault, or gross negligence. Subject to that, our total liability to you in any 12-month period is limited to the commission we earned from your property in that period, and neither party is liable to the other for indirect or consequential losses.

C9. Term and termination

(a) Either of us may terminate the management relationship for a property with 30 days’ written notice.

(b) Reservations are honored. Confirmed reservations with check-in dates after termination remain valid: they are yours, and you (or your next manager) must honor them on the confirmed terms. We hand over the reservation details and remit or account for guest funds relating to them with the final monthly statements.

(c) We may suspend marketing, or terminate immediately, if the property is unsafe or uninsured, if letting it would be unlawful, or on your material breach unremedied after notice, and you may terminate immediately on our material breach unremedied after notice.

(d) Final statements and settlement follow the normal monthly cycle, including post-termination corrections under C4(f).

C10. Referrals

We may pay referral fees to partners who introduce owners to us, from our own commission. This never increases what you pay.

Part D: Service Provider Terms

In plain words: You work with us as an independent business, not an employee. We engage you on behalf of the property owners and pay you per task at your agreed rates. We’ll message you about tasks (offers, schedules, reminders) by email, WhatsApp, or SMS, and you can opt out of any channel without losing work. Do good work, respect guest privacy, and carry the licences your trade requires.

D1. Relationship

(a) This Part D applies to independent service providers (cleaners, maintenance professionals, check-in staff, and similar trades (“you”)) who accept task work at properties we manage.

(b) You are an independent contractor. Nothing in these Terms creates employment, and you remain free to work for any other clients, set your own methods, and accept or decline tasks. You are responsible for your own taxes, social contributions, business registrations (in French Polynesia, your patente or equivalent), and any licences your trade requires.

(c) We engage you on behalf of the property owners: the services you perform are for the benefit and account of the Owner of the property concerned, and their cost is charged to that Owner. OmniVillas coordinates the work and, for the Owner’s account, handles your payment (D2(d)).

D2. Tasks and payment

(a) We offer tasks through the channels in D3. You are free to accept or decline; a task is yours once you accept it (or once we confirm your acceptance). Accepted tasks should be completed at the scheduled time; if you cannot make it, tell us as early as possible so the guest and Owner are not left exposed.

(b) Rates are per task, at the rate agreed with you (your standard rate, or a rate agreed for the specific task) and shown in the task offer. Where you document your work (for example, photos of a completed turnover), uploads go to our secure systems.

(c) Invoices you issue are records supporting payment; the task record we both see is the basis of what is owed. You invoice and are paid in one currency per month, tell us before the month starts if you need to switch.

(d) OmniVillas pays you on the agreed schedule, to the payout method you registered, in settlement of its own obligation to you for the engagement; as between OmniVillas and the Owner, the cost of your services is borne by the Owner concerned. Keep your payout and tax details current; we may need tax forms from you (for example, a W-9/W-8 where US rules apply) before payments can be made.

D3. Communications and your opt-out

(a) By accepting task work, you agree that OmniVillas may contact you about it by email for these purposes: offering you tasks, confirming assignments, schedule changes, and reminders for accepted or due tasks. SMS and WhatsApp are optional and are sent only if you opt in to them separately (D3(c)); declining does not affect the work you are offered. Message frequency is task-driven; we message when there is work.

(b) You can opt out at any time, per channel, free of charge: reply STOP to a message, adjust your notification preferences, or tell us in writing. Opting out of a messaging channel does not cost you work; we will use your remaining channel(s) or email to reach you. Marketing messages, if we ever send any, would require your separate consent and carry their own unsubscribe.

(c) SMS notifications. OmniVillas sends SMS text messages to contractors and staff about property tasks assigned to them, including task offers, reminders, and reassignment notices. Consent is given only when you select the separate, optional consent box in your OmniVillas account. That box is unchecked by default and is not bundled with any other agreement; entering your mobile number alone does not opt you in. Consent is optional and is not a condition of receiving work or using OmniVillas. Message frequency varies. Message and data rates may apply. Reply STOP to opt out, or HELP for help.

(d) We process your contact, task, rate, payout, and tax data to run this relationship, using service providers such as payment and accounting platforms, as described in our Privacy Notice.

D4. Standards of work

(a) Perform services with the skill and care of a professional in your trade, following the task description, the property’s requirements, and applicable safety rules.

(b) Guest privacy is non-negotiable. Anything you learn about guests or owners in the course of your work (identities, schedules, property access details) is confidential. Never share access codes, guest information, or photographs of guests. Enter properties only for your task and as scheduled.

(c) You are responsible for damage caused by your negligence in performing services, and you must maintain any insurance your trade legally requires. Tell us immediately about anything unsafe you notice at a property.

D5. Ending the relationship

Either of us can end this relationship at any time by written notice. Tasks already accepted should be completed or handed back promptly for reassignment. Payment for work performed survives termination, as do D3(d) data terms and D4(b) confidentiality.

Part E: General Provisions

In plain words: These Terms change only for the future, never for a stay you’ve already booked (with one narrow exception: if the law changes a tax rate, the tax line adjusts, B5(b)). English is the reference language, except the French Polynesia annex, where French controls. Consumers always keep the mandatory protections of their home law and the right to go to court where those laws provide.

E1. Changes to these Terms

We may update these Terms from time to time. Changes apply to bookings, engagements, and site use after the change is published; they never modify a booking you have already confirmed or the terms of a stay already contracted. For owners and service providers, we will give reasonable advance notice of material changes; continuing the relationship after the notice period constitutes acceptance.

E2. Language

These Terms are drafted in English, and courtesy translations may be provided. The English version is the reference version, except for the Annexe, Séjours en Polynésie française, of which the French version is authoritative. Nothing in this clause deprives a consumer of protections attached to the language rules of their jurisdiction.

E3. Governing law and disputes

(a) The stay (guest ↔ Owner). The accommodation contract between guest and Owner is governed by the law of the place of the property (for properties in French Polynesia, French law as applicable in French Polynesia) and disputes about the stay may be brought before the courts of the place of the property. This is non-exclusive for consumers: if you are a consumer, you retain any right you have to bring or defend proceedings in the courts of your place of residence.

(b) Our services (you ↔ OmniVillas). Contracts between you and OmniVillas for our own services are governed by the same law as the related stay where you are a consumer; otherwise (and for site use generally) by the laws of the State of California, without regard to conflict rules.

(c) Consumers keep their protections. Nothing in these Terms affects any mandatory consumer protections, or any right to bring proceedings before the courts, available to you under the laws of your country of habitual residence. If any provision of these Terms conflicts with such mandatory protections, those protections prevail.

(d) Mediation. If we cannot resolve a consumer dispute directly, you may refer it (free of charge to you) to a consumer mediation entity competent under the law applicable to your contract, before or instead of going to court, and we will participate in good faith. EU residents may also use the European Commission’s ODR platform where available.

(e) US residents: arbitration option. If you are a resident of the United States, you and OmniVillas agree that disputes relating to OmniVillas’ own services (not the accommodation contract with the Owner) will be resolved by binding individual arbitration under the rules of the American Arbitration Association, and each of us waives participation in class actions, except that you may opt out of this E3(e) by writing to us within 30 days of first accepting these Terms, and you may always bring qualifying claims in small-claims court. This E3(e) does not apply to consumers outside the United States and is severable from the rest of these Terms.

(f) Owners and service providers. Contracts under Parts C and D with businesses are governed by the laws of the State of California; disputes are subject to the courts of San Francisco, California, save that either party may seek urgent injunctive relief where the property is located, and save as mandatory local law provides otherwise. If you contract as a consumer or non-professional, this clause does not deprive you of mandatory protections or of the competent courts under the law applicable to you (including, for properties in French Polynesia, the courts of Papeete).

E4. Other provisions

(a) Severability. If any provision of these Terms is found invalid or unenforceable, the remainder stays in force, and the invalid provision is replaced by a valid one closest to its intent.

(b) No waiver. Not enforcing a provision is not a waiver of it.

(c) Assignment. We may assign these Terms within a corporate reorganization or sale of our business, with notice to you and without reducing your rights. You may not assign your bookings or agreements without our consent, not to be unreasonably withheld.

(d) Entire agreement. These Terms, your booking confirmation, the applicable house rules, our Privacy and Cookie Notices, and (for owners and service providers) your individual agreements form the entire agreement, and replace any earlier or conflicting terms. Nothing in this clause excludes liability for pre-contractual representations where the law preserves it.

(e) Notices. We send notices to the email address on your booking or account. Legal notices to us go to hello@omnivillas.com or our registered address.

(f) Survival. Provisions that by their nature should survive (payment obligations, liability, indemnities, confidentiality, data, disputes) survive termination.

Annexe: Séjours en Polynésie française

La présente annexe s’applique à toute réservation portant sur un hébergement situé en Polynésie française. Elle complète les Parties A, B et E des présentes conditions ; en cas de divergence concernant un séjour en Polynésie française, la présente annexe prévaut. La version française de la présente annexe fait foi.

PF1. Qualité des parties

(a) OmniVillas LLC est une société de droit américain, dont le siège est situé aux États-Unis. OmniVillas ne dispose en Polynésie française d’aucun établissement, bureau, succursale, salarié ni représentant permanent. L’ensemble de ses services (diffusion des annonces, gestion des réservations, encaissement des paiements, assistance aux voyageurs, coordination des prestations) est fourni à distance, depuis l’étranger, par voie électronique.

(b) Le contrat d’hébergement est conclu entre le voyageur et le propriétaire de l’hébergement (le « Propriétaire »), loueur en meublé de tourisme. Le Propriétaire est le prestataire de l’hébergement : il est responsable de la conformité, de l’état et de la sécurité des lieux, ainsi que du respect de la réglementation locale applicable à la location de meublés de tourisme, notamment la déclaration préalable auprès du Service du Tourisme de la Polynésie française, l’information de la commune, et l’établissement du règlement intérieur destiné aux occupants.

(c) OmniVillas intervient exclusivement en qualité de mandataire du Propriétaire : elle conclut la réservation au nom et pour le compte du Propriétaire et n’est pas partie au contrat d’hébergement. OmniVillas contracte en son nom propre uniquement pour les services qu’elle fournit elle-même à distance (plateforme de réservation, traitement des paiements, assistance).

PF2. Prestations locales

Les prestations matérielles exécutées sur place (ménage, accueil, maintenance) sont réalisées par des prestataires locaux indépendants, disposant de leur propre clientèle et de leurs propres immatriculations professionnelles (notamment leur patente), missionnés pour le compte du Propriétaire. Ces prestataires ne sont ni salariés ni représentants d’OmniVillas.

PF3. Mandat d’encaissement

Le Propriétaire a donné mandat à OmniVillas d’encaisser les sommes dues par le voyageur, au nom et pour le compte du Propriétaire. Le paiement effectué entre les mains d’OmniVillas libère le voyageur de son obligation de paiement envers le Propriétaire à concurrence du montant versé. La rémunération d’OmniVillas consiste en une commission à la charge du Propriétaire ; le voyageur ne paie aucun frais de service de réservation à OmniVillas. Les éventuels frais de conversion de devises sont affichés avant la confirmation du paiement concerné (Partie B3(e)).

PF4. Taxe de séjour

La taxe de séjour, lorsqu’elle est applicable, est collectée auprès du voyageur pour le compte de la commune ou de la Polynésie française, figure sur une ligne distincte du devis et de la confirmation, et est reversée à l’autorité compétente conformément à la réglementation en vigueur. En cas d’évolution légale du tarif entre la réservation et le séjour (notamment dans le cadre de la réforme applicable à compter du 1er janvier 2027), seule la ligne de taxe est ajustée, à la hausse comme à la baisse, avec information du voyageur.

PF5. Absence de droit de rétractation

Conformément à l’article L221-28, 12°, du Code de la consommation dans sa rédaction applicable, les prestations d’hébergement fournies à une date déterminée ne bénéficient pas du droit de rétractation. Les sommes versées avant le séjour constituent des acomptes, et non des arrhes au sens de l’article 1590 du Code civil. Les conditions d’annulation contractuelles affichées avec le devis s’appliquent (Parties B6 et B7).

PF6. Droit applicable et juridiction

Le contrat d’hébergement est régi par le droit français tel qu’applicable en Polynésie française. Les litiges relatifs au séjour peuvent être portés devant les juridictions du lieu de situation de l’hébergement (ressort de Papeete), sans préjudice, pour le voyageur consommateur, de la faculté de saisir toute autre juridiction compétente en vertu des règles d’ordre public, ni des protections impératives de sa loi de résidence. Le voyageur peut recourir gratuitement à un médiateur de la consommation dans les conditions de la Partie E3(d).