Ultimate Stays

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Terms and Conditions


No confirmed booking is made until the full payment has been received by Ultimate Stays Limited. The Client’s booking is only secured once Airbnb Property Management issues a written confirmation.

Please note that any credit card fees, and bank transfer fees will be payable by the Client. Visa and MasterCard credit card transactions will incur a 3.5% surcharge; a 5% fee applies to AMEX transactions. If payments are being made by international wire transfer the client must cover the cost of the transfer, Ultimate Stays Limited must receive the full amount of the agreed charge for the accommodation.

All quoted prices are in New Zealand dollars and are inclusive of GST. Airbnb Property Management are not liable or in any way responsible for transactional charges passed on to our customers by credit card institutions, banking institutions or merchant service providers (international or domestic), these lay solely with the Client.

Ultimate Stays Limited process payments and refunds in New Zealand Dollars as per our advertised rates and in adherence with our cancellation policies.


Villas, holiday homes and apartments are not commercial entities like hotels. Properties offered by Ultimate Stays Limited must be booked in advance and are not easily re-rented. We strongly recommend Clients take out Travel Insurance to protect against cancellation charges, medical expenses or certain other unforeseen circumstances, which preclude the client from traveling.


For cancellations made up to 2 weeks prior to arrival a 10% cancellation fee of the total booking amount will be charged, the balance of funds paid will be refunded. For cancellations made less than 2 weeks prior to arrival a 35% cancellation fee of the total booking amount will be charged, the balance of funds paid will be refunded.

Transfers and changes to reservations are only permitted at the discretion of Ultimate Stays Limited and may incur an administration fee of NZ$ 50.00 and other charges. You will not receive any refund if you vacate the property early.


The minimum night stay requirement listed for each individual property is indicative only. These may increase during peak seasons and peak times of the year.


Ultimate Stays Limited reserves the right to relocate guests to alternative accommodation or to cancel any booking where it is necessary to do so as a result of a force majeure, or any other occurrence outside Ultimate Stays Limited’s control.

In the event of any change or cancellation by the Property Owner, Ultimate Stays Limitedt shall inform the Client promptly and shall endeavour to offer the Client substitute properties. Should the Client accept a substitute property of their choice, the Client will pay or receive the difference in rate for the new property.

In the event of changes or complete cancellation, Ultimate Stays Limited liability will be limited to the refund of 100% of the amount paid. In no event will Ultimate Stays Limited be responsible for any consequential or incidental damages, including travel expense, alternative lodging, or other expense.


The Client is responsible for ensuring the destination they are booking is safe to travel to. Ultimate Stays Limited does not accept liability for any loss or damage caused by weather conditions, riot, strikes, sickness, acts of terrorism or any other cause.

The Client acknowledges that Ultimate Stays Limited does not own any rental accommodations and undertakes only to act as agent for the owner of the property. Ultimate Stays Limited shall not be responsible or liable for any accident, loss, damage, injury, or inconvenience arising from the rental. All such claims are acknowledged to be solely between the Client and the Property Owner. Ultimate Stays Limited will not represent the Client in respect of any such dispute.

The Client acknowledges that all personal items and vehicles (including vehicle contents) belonging to the Client, and their guests and invitees remain the Client’s responsibility. Neither Ultimate Stays Limited nor the Property Owner accept any responsibility for loss or damage to such items.

Any facilities at the Property which are available for the Client’s use will be used at their own risk and neither Ultimate Stays Limited nor the Property Owner accept any responsibility for injury or loss suffered as a result of such use.

The Client is responsible for any call out charges incurred through damage or misuse of alarms, appliances and electronics or excessive use of services.

In the event that Ultimate Stays Limited’s insurance policy is used to cover damage caused by guests, the Client will be liable for any excess.

Every reasonable effort has been made to describe the property as fully and as accurately as possible. All bookings are made and accepted on the basis of the descriptions contained on our website and Ultimate Stays Limited does not accept any liability if the property does not meet guest expectations.


The Client agrees to comply with these Terms & Conditions and the Guest Rules. You are also responsible for your guests and visitors and must ensure they comply with all applicable Terms & Conditions and Guest Rules.

The Client is responsible for ensuring the property is left in a reasonable condition of cleanliness and in the same condition of repair as upon arrival. This includes interiors, carpets, curtains, all fixtures and fittings as well as placing rubbish and recycling in appropriate bins when vacating the property. Any excessive cleaning, loss or damage to the property caused by the Client or their guests, or debts or charges incurred will be itemised and charged to the Client.

The Client agrees to:

Comply with the Property’s Compendium located at the property.

Notify Ultimate Stays Limited immediately of any damage or defect in respect of the property or its fixtures and fittings, or the failure of any mechanical or electrical appliances in the property. Damages and breakages will be charged at cost to repair damage plus $NZ150.00 service fee.

Ensure that they and their guests act in a responsible manner at all times, and act with respect towards other guests, neighbours, the Property Owner & Ultimate Stays Limited staff. This includes observing quiet hours between 10:00pm and 7:00am each night.

Obtain approval for the erection of any temporary structures on the property (e.g. tents or tarpaulins) prior to making your booking.

Ensure children are supervised at all times by a parent or responsible adult.

Keep all doors and windows locked whenever the property is left unoccupied. A call out due to lost keys or lockout will attract a non-negotiable minimum fee of $NZ150.00.

Allow Ultimate Stays Limited, or our agents and contractors, to have access to the Property at all reasonable hours during the day to carry out repairs or other works to the Property

Ensure that the Internet connection is used for legal purposes only. The Client will be responsible for any illegal downloads during their stay.

Upon departure, adhere to the terms outlined under clause ‘ARRIVAL AND DEPARTURE TIMES’.

The Client agrees not to:

Do anything that adversely affects or compromises any insurance for the Property

Rearrange, change or remove any furniture, fixtures, installations, artwork or fittings at the property.

Use the property for any improper, immoral or illegal purpose, nor consume any illegal substances whilst on the premises.

Smoke inside the Property or in immediate surrounding outside areas. Should tobacco odour be noted during your stay, or at checkout, you will forfeit your Bond plus incur additional cleaning and fumigation costs starting at $NZ500.00.


Unless written authorisation is by Ultimate Stays Limited, the total number of guests staying at the property may not exceed the number of sleeping places specified in the promotional material or the number entered on the face of this contract. Ultimate Stays Limited reserves the right to refuse entry or evict the entire party if the number of persons occupying a property exceeds the number stipulated in this contract.


Zero Tolerance: Ultimate Stays Limited reserves the absolute right to require any individual to vacate a property for disruptive behaviour, in which case there would be no refund of any rental payment.


Well-behaved pets may be allowed on a case-by-case basis at the sole discretion of Ultimate Stays Limited. If a pet is permitted in writing by Ultimate Stays Limited to stay at the Property, the Client will be liable for any damage caused as a result.


Neither Ultimate Stays Limited nor the Property Owner accept any responsibility for any disturbances to the Client arising from work being carried out on neighbouring property and land. The Client shall not be liable for any compensation or refund arising from any such disturbance, whether due to road works, construction or any other nuisance or annoyance outside the control of Ultimate Stays Limited or the Property Owner.

Increased occupancy, vehicle traffic, excessive noise, or illegal activity, will result in a $NZ 500.00 penalty fee, eviction, and the forfeiture of all prepaid rentals. This penalty fee will be charged either by way of your credit card provided.


The rental property and any facilities or services expressly included in the written information provided by Ultimate Stays Limited are included in the contract price. Normal use of gas, electricity and water are also included unless otherwise stated. Some local expenses may be excluded from the rental cost specified in this contract, such as telephone, cleaning services, heating, utilities and personal services such as maids or cooks. Ultimate Stays Limited will list known locally paid expenses on the Confirmation Invoice.


Unless otherwise agreed, Clients Check-In time is from 3:00 PM on the day of arrival and Check-Out time is on or before 10:00AM on the day of departure. If you require special arrival/departure times, please contact us ahead of time and we will do our best to accommodate you and try to arrange for the changes.

Late departures may incur additional charges plus any additional staff or cleaning waiting time costs. If there is any damage to the property, we will require you to notify us prior to your departure. Accounts must be settled in full prior to departure.

Please note: Lost keys will result in a charge of $NZ 100.00. Lost garage remote controls will incur a minimum charge of $NZ 150.00. These charges will be deducted the credit card provided.


Ultimate Stays Limited has taken care to ensure the accuracy of all information and descriptions contained in its website and  promotional material at the time prepared, however, nothing in those materials shall be treated as a term or condition of this contract. Ultimate Stays Limited shall not be liable with regard to any difference

of opinion as to the condition or quality of the properties, or the surrounding area, nor for temporary defects or stoppages of any utilities. Properties may not always appear exactly as pictured or described due to normal wear and tear, changes in furnishings and changes after materials were prepared.


Should any problem occur with the property, the Client must immediately (within 24 hours) notify Ultimate Stays Limited. The Client should allow the owner or manager reasonable time to remedy the problem, or to find a suitable replacement property.

Vacating the property without Ultimate Stays Limited’s authorization does not constitute an adequate cause for a refund. The Client is responsible for informing Ultimate Stays Limited of any complaint and allowing it a reasonable opportunity to remedy the problem during the rental period; failure to do so will void any claim following the rental period.

If any complaint or dispute arises under this agreement, the parties will meet to discuss in good faith in an attempt to resolve it by negotiation. If that process does not result in resolution of the dispute, then the dispute may be referred by either party to the Disputes Tribunal. A dispute does not excuse either party from performing its obligations under the Terms & Conditions.


Ultimate Stays Limited and its Client agree that the contract shall be governed by New Zealand Law, and that exclusive jurisdiction over all disputes arising out of the contract shall be in the courts located in New Zealand.


In the event that you do not comply with these Terms your occupancy of the Property may be terminated with immediate effect and all amounts paid by you for the remaining nights of your stay will be forfeited.

Any breach will result in possible eviction from the Property with no refund and/or fines and additional Costs charged per breach:

  • Noise/nuisance behaviour call out – $NZ 500.00
  • Evidence of use as a party venue – $NZ 1000.00
  • Deodorizing due to smoking – $NZ 500.00
  • Lost keys or remote – $NZ 150.00
  • Excessive cleaning – $NZ 75.00 per hour
  • Excessive rubbish removal – $NZ 75.00 per hour
  • Damages and breakages – Charged at cost to repair damage plus $NZ 75.00 per hour fee.