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Terms and Conditions

Last updated 30 September 2026

These terms govern your stay in a property operated by FAMCO VACATION HOMES RENTAL L.L.C, trading as fäm Living. They apply alongside the booking confirmation, which states the dates, the rate and any security deposit for your particular stay.

If anything here is unclear, ask before you book rather than after — reservations@famliving.com.

Check-in and check-out

Regular check-in is from 3:00 PM. Regular check-out is by 12:00 noon.

  • Early check-in and late check-out are subject to Manager approval and property availability, and must be requested by email in advance.
  • The property must be vacated promptly at the agreed check-out time. Any unauthorised delay may result in forfeiture of the security/damage deposit.

Services and facilities

All properties are fully furnished and equipped with standard appliances, linens, bath and kitchen products, and utilities.

  • Guests have access to shared facilities such as swimming pools and gyms where these form part of the building's common areas. Some properties may have offsite facility access or restrictions under building rules.
  • Water and electricity are included. Excessive consumption, as defined by DEWA, may be charged separately.
  • High-speed internet, basic TV channels and telephone services are included. On-demand TV or telephone charges will be deducted from the security deposit.
  • A basic supply of linen, towels and toiletries is provided on arrival and is not replenished during the stay unless ordered at extra charge.

Refundable security deposit

A refundable security deposit, in the amount stated in your booking, is held to cover damage, misuse or incidental expenses.

  • Refunds are processed within 14 working days of approval.
  • Refunds are made to the same payment method and to the person or entity named in the reservation.
  • Refunds are subject to final inspection, with deductions for damage, missing items or extra cleaning.
  • Bank processing fees may apply to refunds.

Conduct

Guests must maintain civil behaviour and respect neighbours and community rules.

  • Loud noise, music and parties are strictly prohibited. Violations may result in a fine of AED 2,000 and/or eviction without refund.
  • Outside guests are permitted for short visits but must follow community rules. Some communities require visitor registration and approval.
  • Maximum occupancy is as stated on the booking confirmation.
  • Items belonging to the property — furniture, utensils, linens and so on — must not be removed or relocated. Damage or loss will be charged.

Pets and smoking

All properties are non-smoking and pet-free unless explicitly approved in writing.

  • Unauthorised smoking or pets incur a cleaning fee of AED 2,000.
  • Additional repair or replacement charges apply where relevant.

Payments, tariffs and fees

  • Full rental payment must be received before check-in.
  • Any transaction fees or bank charges are borne by the guest.
  • Dubai Tourism (DTCM) fees apply for the first 30 nights of each stay.
  • All prices include VAT and applicable taxes unless otherwise noted.
  • We reserve the right to charge the guest's card before, during or after the stay to collect payments or damages.
  • Guests booking through an online travel agency must present the same credit card used for the booking at check-in, and the cardholder name must match the booking.

Cancellations, no-shows and early departures

  • Non-refundable bookings are not eligible for a refund.
  • Refundable bookings cancelled within 7 days of check-in are charged in full.
  • No-shows are charged in full.
  • Access is granted only once full payment and deposits are received. Non-payment may result in eviction and legal recovery action.
  • Early departures are non-refundable, whatever the reason.

Changing your dates

Changes must be requested by telephone or email and are subject to availability.

  • Monthly stays: confirm extensions 10 days before the contract ends, and pay 5 days before.
  • Yearly stays: 2 months' notice is required, and a 2-month penalty applies if it is not given.
  • Daily bookings can be changed without penalty up to 7 days before arrival.

Changing property

Guests may request a change of property by email.

  • A reassignment fee of AED 200 applies.
  • Price differences are charged or refunded only where the request is made 30 or more days before check-in.

Extensions

Extensions are subject to availability and seasonal rates.

  • Monthly stays: rent must be paid 5 days before check-out.
  • Yearly stays: 2 months' payment in advance is required.
  • To lock in rates, guests may pay AED 5,000 in advance before check-in.

Lost keys and access cards

The following charges apply for lost or damaged keys and access devices:

  • Property key: AED 100
  • Access card: AED 500
  • Parking remote or card: AED 500

Lost and found

  • Contact us immediately if you have left something behind.
  • Courier charges apply for the return of items.
  • We are not liable for damage to or loss of items left after check-out.

Use of the property

  • Properties are for residential use only.
  • Any illegal activity or subletting results in immediate termination and reporting to the authorities, with no refund.
  • The Manager assumes no liability for illegal acts committed by guests.

DTCM rules

Under Dubai Department of Economy and Tourism regulations:

  • Guests must follow community rules and ensure their visitors do the same.
  • Visitors may not stay between 12:00 midnight and 8:00 AM.
  • Maximum visitors: 1 adult and 1 child per room, up to 6 visitors in total.
  • Maximum occupancy, studio or one-bedroom: 2 adults and 2 children under 14.
  • Maximum occupancy, each additional room: 2 adults and 1 child.

Privacy, viewings and sold units

  • Guest information remains confidential and is used only to deliver the service.
  • Guests must allow access for viewings or inspections on 24 hours' notice, supervised by authorised staff.
  • If the property is sold, recalled by the owner, or requires major maintenance, fäm Living may relocate guests to an equivalent property.
  • If relocation is not possible, there is no obligation to provide an alternative unit.
  • Rates for a new property are adjusted pro rata against current seasonal rates.

Liability

Guests agree to indemnify and hold harmless the property owner and the Manager from any liability, injury, theft or damage arising during the stay.

Guests are responsible for supervising children at all times, for exercising caution around sharp items, electrical fixtures and balconies, and for accepting post-checkout inspection findings where they check out without a representative present.

Emergencies

Emergency contact numbers are posted at the property entrance. Please review them on arrival and use them in case of fire, security or health emergencies.

Other services

For visa permits, airport transfers, insurance, transport or city guides, contact the Guest Relations Manager for pricing and arrangements.

Additional terms

Bookings without a security deposit

Where no security deposit is taken, the following also applies. It covers what happens to your personal data, including your passport details, so it is worth reading even if the rest is familiar.

Where no security deposit is taken

These additional terms apply to guests who have booked a holiday home that does not charge a security deposit.

The Client consents to the Lessor, FAMCO VACATION HOMES RENTAL L.L.C, registration number 678089, United Arab Emirates, collecting, storing and using personal data under the Rental Agreement, including: full name, telephone number, email address, residential address, passport details such as number, issue and expiry dates and issuing body, date of birth, gender, and other details specified in the Client's personal identification document (the Personal Data).

The Client agrees to the Lessor disclosing their Personal Data to its partner company Cardoo Cyprus Ltd, registry code HE434654, Sotiri Michailidi & 28 Oktovriou, Lophitis International Centre, 7th floor, 3035 Limassol, Cyprus, privacy@cardooworld.com, and to other third parties, for the following purposes:

  • To act as guarantor for the Client's liabilities in favour of the Lessor.
  • To ensure fast onboarding of the rental service through automatic completion of booking forms and rental agreements.
  • To create the Client's trustworthiness profile as a lessee and driver, for the purpose of issuing the Client's rating and to help rental companies, including the Lessor, to offer the best rental offers.
  • To arrange the subsequent transfer of the Personal Data to a collection agent, directly or via the Partner, where the Client does not make the payments due under the Rental Agreement.
  • To transfer to a credit reference agency details of the Client's payment discipline under the Rental Agreement.

How that data is handled

  • The Client agrees to the Lessor exchanging the Personal Data with the Partner under a data protection agreement concluded in compliance with the European Union's Regulation 2016/679 and Directive 2016/680 (the GDPR).
  • If the Partner stops acting as guarantor, the Lessor and the Partner will remove or destroy the Personal Data, either where the Client rejects the Partner acting under the purposes above, or where the Client requests removal directly from the Lessor or the Partner.
  • Should the Lessor delete or destroy the Personal Data before or without the Client's request, the Client consents to the Partner acting as data controller under the GDPR to store, process, delete and disclose the Personal Data to third parties for the purposes above.
  • The Lessor undertakes to adopt all necessary organisational and technical measures to protect the Client's confidential information and Personal Data from unauthorised and accidental access, destruction, modification, blocking and copying, and from other illegal actions.
  • The Lessor shall not disseminate confidential information or Personal Data without the Client's consent or another legal basis.

Late payment

Where the Client fails to pay additional expenses arising from their use of the property under the Rental Agreement, the Client shall pay a fine on the outstanding debt of 20% if it is not paid in full between the 10th and 20th day after the Partner's notice was sent to the contact details in the Rental Agreement; a further 30% if it is not paid in full between the 21st and 30th day; and a further 50% where the debt exceeds 30 days.

Governing law and jurisdiction

These Terms & Conditions, and any dispute or claim arising out of or relating to them, are governed by and construed in accordance with the laws of the United Arab Emirates as applied in the Emirate of Dubai. All disputes are subject to the exclusive jurisdiction of the Dubai Courts.