Adeli Homes – Terms and Conditions

Last updated: 14 February 2026

These Terms and Conditions (“Terms”) govern all bookings, stays, and use of the website adelihomes.com.au (“Website”), operated by Dabatran Pty Limited (ACN 686662297) as trustee for D&T Trust (ABN 92634110326) trading as Adeli Homes (“we”, “us”, “our”).

By accessing our Website, making a reservation, or occupying an Adeli Homes property, you agree to be bound by these Terms.

You acknowledge and agree that your contract with us consists of these Terms and Conditions, our House Rules, our Privacy Policy, and your booking confirmation (including any special conditions agreed). Together, these documents form the entire agreement between you and Adeli Homes in relation to your booking and stay.

1. Bookings & Eligibility

1.1 All reservations are subject to availability and acceptance by Adeli Homes.

1.2 The person making the booking must be at least 18 years of age and is responsible for all occupants during the stay.

1.3 We reserve the right to refuse, cancel, or terminate bookings where information provided is false, misleading, or incomplete.

2. Rates, Fees & Payment

2.1 All rates are quoted in Australian Dollars (AUD) and include GST where applicable.

2.2 Rates may vary based on seasonality, demand, length of stay, and availability.

2.3 Full payment or the required deposit must be received prior to check-in unless otherwise agreed in writing.

2.4 Additional fees may apply in accordance with these Terms and the House Rules.

3. Cancellations & Amendments

3.1 Cancellation policies vary depending on the rate type and booking channel.

3.2 For bookings made via third-party platforms (e.g. Airbnb, Booking.com, Agoda), the platform’s cancellation policy will apply.

3.3 No refunds will be provided for early departures, no-shows, or unused nights, except as required under Australian Consumer Law.

4 Property Unavailability and Service Disruptions

4.1  If the property becomes unavailable for the entirety or substantial part of your booking, we will relocate you to a comparable property with your consent, or provide a full refund if relocation is not possible or acceptable to you.

4.2 If you are unable to occupy or fully enjoy the property for a portion of your stay due to issues within our control (including cleaning delays or maintenance work), we will provide a pro-rata reimbursement or waive applicable fees (such as cleaning fees).

4.3 Nothing in this clause limits your rights under the Australian Consumer Law.

5. Security Deposit & Charges

5.1 Deposit Requirements

(a) A security deposit is required for all bookings. The amount varies by property and will be specified in your booking confirmation.

(b) The deposit will be collected 7 days prior to check-in via pre-authorisation or direct payment.

5.2 Deposit Coverage

The security deposit covers significant damage, loss, theft, excessive cleaning, undisclosed issues and breaches of these Terms or House Rules.

5.3 Release and Claims

(a) If no claims are made, the deposit will be released within 7 business days after check-out.

(b) If we make a claim, you will be notified within 5 business days with evidence (photographs, receipts, or quotes). Any deductions or additional charges will reflect reasonable costs actually incurred for repairs, replacements, additional cleaning, or other losses directly resulting from damage, missing items, or breach of these terms.

(c) You may dispute any claim within 5 business days by providing counter-evidence. We will respond within 7 business days.

(d) Where actual costs cannot be determined at the time of claim (for example, where quotes are still being obtained), we will provide a reasonable estimate. Final charges will be adjusted to reflect the actual costs incurred, with any additional amounts owing or refunds processed within 14 business days of the work being completed.

5.4 Excess Charges

Where costs exceed the security deposit, you authorise Adeli Homes to charge the balance to your payment method. An itemised invoice will be provided before processing additional charges.

5.5 Third-Party Platforms

For bookings via third-party platforms, the platform's security deposit procedures apply.

6. Liability and Consumer Guarantees

6.1 Australian Consumer Law

Nothing in these Terms excludes, restricts, or modifies any consumer guarantee, right, or remedy under the Australian Consumer Law that cannot be excluded by agreement.

6.2 Limitation of Liability

(a) To the maximum extent permitted by law, Adeli Homes' liability for any breach of consumer guarantee is limited, at our option, to:

(i) Re-supplying the accommodation services; or

(ii) Refunding amounts paid for the services

(b) This limitation does not apply where it would be unfair or unreasonable, or where liability cannot be limited by law.

6.3 Exclusions (Where Permitted by Law)

To the maximum extent permitted by law, Adeli Homes is not liable for:

(a)     death, peronal injury, illness or property damage except to the extent caused or contributed to by our negligence, breach of contract, or any failure to comply with a consumer guarantee under the Australian Consumer Law (where applicable);

(b)     Loss, theft, or damage to personal property

(c)     Service interruptions due to utility failures, weather events, government restrictions, or circumstances beyond our control

(d)     Indirect, consequential, or economic loss

6.4 Guest Acknowledgement

We take reasonable care to provide the accommodation services and to maintain the property in a safe condition. However, you acknowledge that staying in residential accommodation involves some inherent risks, and you are responsible for taking reasonable care for your own safety and for supervising all occupants (including children). You are also responsible for your personal belongings and we recommend you obtain appropriate travel and contents insurance.

7. Guest Obligations and House Rules

7.1 General Use and Conduct

(a) The property must be used solely for short-term or mid-term residential accommodation purposes.

(b) Maximum occupancy limits must not be exceeded without prior written approval.

(c) Only guests included in the booking are permitted to stay overnight. Unregistered overnight guests are prohibited.

(d) Guests must respect neighbours, comply with all applicable noise and conduct regulations, and observe quiet hours between 10:00 PM and 8:00 AM.

(e) Behaviour causing disturbance, neighbour complaints, or safety concerns may result in immediate termination of the stay without refund.

(f) The property must not be used for commercial purposes, including photography, videography, filming, or content creation, without prior written approval.

(g) Guests must apply with all applicable by-laws and body corporate rules applicable to the property.

7.2 Check-in and Out Times

(a) Standard check-in and check-out times will be provided prior to arrival.

(b) Early check-in and late check-out are subject to availability and prior written approval.

(c) Check-out times are strictly enforced unless late check-out has been approved in writing. Unauthorised late check-outs may result in additional charges. Failure to vacate by the agreed check-out time may result in additional charges as notified by Adeli Homes.

7.3 Damage Waiver

(a) A $20 accidental damage waiver fee is applied to each stay and provides coverage for minor and unintentional damage to contents only up to $500 per stay.

(b) The damage waiver is not insurance, does not replace travel insurance and does not replace or limit ant security deposit or bond requirements. It applies solely to accidental damage and to property Contents.

(c) The damage waiver does not cover:

(i) Lost keys or access cards

 (ii) Pet-related damage

(iii) Negligence, misuse, intentional damage, or theft

(iv) Excessive cleaning costs

(v) Smoking-related damage

(vi) Damage arising from unauthorised parties or gatherings (vii) Damage not reported during the stay

(c) Any accidental damage must be reported immediately during the stay. Failure to report damage may result in full repair or replacement costs being charged, and the damage waiver will not apply.

7.4 Prohibited Activities

The following activities are strictly prohibited:

(a) Smoking and drugs: Smoking and drug use are prohibited inside the property. Outdoor smoking is permitted only where expressly advised.

(b) Parties and gatherings: Unauthorised parties, events, or gatherings are strictly prohibited. Small birthday gatherings may be permitted only with prior written approval.

(c) Pets: Pets are not permitted unless expressly approved in writing prior to arrival.

(d) Removal of property items: Removal of linen, towels, furnishings, household items, or any property contents is strictly prohibited.

7.5  Property Care and Cleanliness

(a) A standard departure clean is included unless otherwise specified.

(b) Guests are expected to leave the property in a reasonably clean and tidy condition, with rubbish disposed of appropriately.

(c) Lost or damaged keys, fobs, or access cards must be reported immediately.

7.6 Breach of Guest Obligations

If you breach any obligation under this clause, you agree to reimburse Adeli Homes for:

(a) Reasonable administrative fees incurred in addressing the breach

(b) Full cost of reasonable additional cleaning, repairs, or replacements required

(c) Damage to property, fixtures, fittings, or contents

(d) Security call-out fees or strata fines imposed as a result of the breach

(e) Key, fob, or access card replacement costs

(f) Any other reasonable costs incurred by Adeli Homes as notified to you

7.7 Termination for Serious Breach

Serious or repeated breaches of these obligations may result in:

(a) Immediate termination of the booking

(b) Eviction without refund

(c) Charges against your security deposit and/or payment method for all costs incurred

7.8 Maintenance and Access

(a) Adeli Homes reserves the right to access the property for maintenance, safety, or inspection with reasonable notice.

(b) Immediate access may occur without notice in the event of an emergency.

7.9 Personal Belongings

Guests are responsible for their personal belongings at all times. Adeli Homes is not responsible for loss, theft, or damage to personal property.

7.10 Inconsistencies

In the event of any inconsistency between these Terms and Conditions and any House Rules, welcome pack, or other documentation provided, these Terms and Conditions will prevail.

8. Force Majeure

8.1 Adeli Homes is not liable for failure to perform obligations due to events beyond reasonable control, including natural disasters, pandemics, strikes, or government action.

9. Website Use & Accuracy

9.1 Website content is provided in good faith but may change without notice.

9.2 Images are indicative only and may vary slightly from the actual property.

10. Privacy

10.1 Personal information is handled in accordance with the Adeli Homes Privacy Policy.

11 Governing Law

11.1 These Terms are governed by the laws of Queensland, Australia, and the parties submit to the exclusive jurisdiction of Queensland courts.

12. Changes to Terms

12.1 Adeli Homes reserves the right to amend these Terms at any time. Updated versions will be published on the Website.