Terms & conditions

Terms & Conditions of Stay

Leedex Lettings Ltd T/A LXL Stays – Serviced Accommodation

Effective Date: 06/01/2026

1. Introduction

These Terms & Conditions (“Terms”) form the agreement between you (“Guest”) and Leedex Lettings Ltd, trading as LXL Stays (“we”, “us”, “our”).

By booking and/or checking in, you confirm that you have read, understood and agree to comply with these Terms. They are in place to ensure guest safety, protect our properties, respect neighbours, and ensure compliance with UK law and local authority requirements.

2. Booking Conditions

2.1 Minimum Age

  • The lead guest must be at least 18 years old. 
  • A valid government-issued photo ID (passport or driving licence) is required.

2.2 Guest Numbers

  • Only the number of guests stated on the booking may stay overnight.
  • Visitors are permitted only with prior written approval.
  • Maximum occupancy limits must not be exceeded.

2.3 Guest Information The lead guest only must provide:

  • Full name
  • A mobile number reachable during the stay
  • Estimated arrival time
  • Company details where relevant (e.g. contractor bookings)

Providing false or misleading information may result in cancellation or removal without refund.

3. Payments, Deposits & Charges

3.1 Payments

All bookings must be paid in full before check-in. Payments may be processed via:

  • Smoobu
  • Charge Automation
  • Stripe (where applicable)

3.2 Security Deposits

A refundable security deposit or card pre-authorisation may be required.

3.3 Charging Principle

Where these Terms refer to charges, this means the reasonable cost incurred by LXL Stays to remedy the issue.

Charges may be:

  • Deducted from the security deposit, and/or
  • Charged separately to the lead guest after check-out

4. Identification, CCTV & Monitoring

4.1 Identification

ID verification is required to comply with insurance, safety and anti-fraud requirements. Contractor or company bookings may require additional verification.

4.2 CCTV

External CCTV may be in operation at some properties.

  • Cameras monitor outdoor areas only (e.g. entrances, driveways)
  • No internal cameras are installed
  • Footage is accessed only for safety, security or breach investigations
  • CCTV usage is compliant with UK GDPR and ICO guidance

5. Smart Lock Access (Igloohome)

5.1 Access Codes

  • Unique access codes are issued to the lead guest
  • Codes activate at check-in time and expire at check-out time
  • Entry activity may be logged for security purposes

5.2 Lost Access / Lock Issues

Lost access codes, damaged locks, lock tampering, or emergency call-outs caused by guest error may result in additional charges reflecting the reasonable cost incurred.

6. Noise Monitoring (Minut)

6.1 Monitoring

Properties are equipped with Minut sensors which monitor:

  • Noise levels (decibel levels only – no audio recording)
  • Occupancy trends
  • Temperature and humidity

6.2 Purpose These devices help:

  • Prevent disturbances
  • Protect guests and neighbours
  • Maintain safety
  • Support compliance with planning and licensing expectations

6.3 Noise Breaches If excessive noise is detected:

1. The guest may receive an automated alert

2. We may contact the lead guest directly

3. Continued breaches may result in removal without refund

Any costs arising from excessive noise, complaints, call-outs or third-party intervention may be charged to the lead guest.

7. House Rules

7.1 No Parties or Events

Parties, gatherings or events are strictly prohibited.

7.2 Smoking & Vaping

  • All properties are non-smoking indoors
  • Smoking or vaping indoors will result in a professional deep-cleaning charge
  • Smoking is permitted outdoors only

7.3 Pets

Pets are allowed only where agreed in writing in advance.

7.4 Cleanliness

Guests are expected to maintain reasonable cleanliness. Excessive cleaning, waste removal, stain treatment or odour removal may result in additional cleaning charges.

7.5 Contractor Stays

Contractor and work-related stays are welcome. Guests must:

  • Remove work boots indoors
  • Not store hazardous materials
  • Avoid loud tools or disruptive equipment

Damage caused by tools, boots or materials will be charged to the lead guest or company.

8. Check-In & Check-Out

8.1 Times

  • Check-in: from 3:00pm
  • Check-out: by 11:00am

8.2 Late Check-Out

Early check-in or late check-out must be approved in advance and may incur a fee. Unauthorised late check-out may result in additional charges, including cleaning delays or lost booking costs.

9. Safety & Compliance

9.1 Fire Safety

All properties comply with UK fire safety regulations and FRA guidance.

Guests must not:

  • Tamper with fire alarms or detectors
  • Block exits
  • Misuse fire safety equipment

9.2 Appliances Faulty appliances must not be used and should be reported immediately.

9.3 Prohibited Activities

Strictly prohibited:

  • Illegal activity
  • Drug use or distribution
  • Subletting
  • Tampering with safety, CCTV or monitoring equipment
  • Bringing commercial heaters or high-load electrical devices

10. Damage, Loss & Liability

10.1 Guest Responsibility

The lead guest is responsible for:

  • Damage caused during the stay
  • Missing items
  • Excessive cleaning
  • Breach of these Terms

Reasonable costs incurred may be charged to the lead guest.

10.2 Property Condition

Photographs and/or video may be taken before and after stays for record purposes.

10.3 Limitation of Liability

LXL Stays is not responsible for loss or damage to guest belongings or for disruption caused by factors outside our control.

Nothing in these Terms limits liability where prohibited by law.

11. Local Regulations

Guests must comply with:

  • Local noise restrictions
  • Waste disposal rules
  • Planning and licensing requirements applicable to short-term and mid-term accommodation

Failure to comply may result in removal without refund.

12. Termination & Eviction

We reserve the right to remove guests without refund for:

  • Parties or excessive noise
  • Indoor smoking
  • Unauthorised guests
  • Damage or vandalism
  • Aggressive or abusive behaviour
  • Illegal activity
  • Tampering with safety or monitoring equipment
  • Any breach of these Terms

Police or security may be involved if necessary.

13. Data Protection (GDPR)

We process personal data in accordance with UK GDPR. This may include:

  • Guest details
  • Payment information
  • Smart lock access logs
  • External CCTV footage
  • Noise and occupancy trend data

Data is used only for booking management, safety, security, legal and insurance purposes.

14. Reporting Issues

Any issues must be reported promptly during the stay via:

Email: properties@leedex.co.uk

Issues raised only at check-out may not be addressed retrospectively.

15. Governing Law

These Terms are governed by the laws of England and Wales.


By booking and staying at our accommodation, you acknowledge that you have read, understood, and agree to abide by these Terms and Conditions.