Terms of Use

GENERAL SALES TERMS AND CONDITIONS R213 RESIDENCES BOTANIQUE

La Maison Khnopff SA directly operates the apartments under the R213 Residences Botanique brand, located at 213 Rue Royale, 1210, Brussels, Belgium (hereinafter R213). These General Sales Terms and Conditions (hereinafter GSTC) specifically apply to all reservations initiated by the customer for any of the units pertaining to R213 Residences Botanique and published on the following website www.r213.smoobu.net   / www.r213.be

  • OBJECT These GSTC define the rights and obligations of both parties within the framework of remote reservation services offered by R213, whose details are clearly indicated at the head and foot of this document. The GSTC govern all steps as of reservation initialisation to the actual reservation details required as to consider the reservation paid for and confirmed. The customer acknowledges having read and accepted the GSTC indicated and accessible to all on our website. The GSTC applies to all bookings made via our website / direct bookings / or selected partner sites making use of our website’s reservation platform on www.r213.smoobu.net / www.r213.be 
  • BOOKINGS The customer chooses the services presented on our booking platform. He acknowledges having read the nature, destination and booking methods of the services available on our booking platform and having requested and obtained the necessary and / or additional information to make his reservation in full knowledge of the facts. The customer is solely responsible for his choice of services and their suitability for his needs, consequently R213 cannot be held responsible in this regard. The reservation is deemed accepted by the customer at the end of the reservation process. It is understood that all stays as of check-in, is in agreement and in full acknowledgment of the customer. Any request to extend a stay is subject to availability and according to the published rate, at the time of his/her request. All premature departure requests are considered non-reimbursable except under -Force Majeur- circumstances, described in the so named paragraph of this GSTC document.


  • PROMOTIONS R213 launches various sales and marketing promotions throughout the calendar year, these promotions are specifically scheduled for different dates and periods. Each published and active promotion, with their respective offer, discount, rates, gratuities, minimum stay, etc. are hereby below published. R213 reserves the right to modify the promotion conditions at any time, the altered version of the promotion conditions will be published online, once published, and active the new conditions override the previous ones automatically.

BRUSSELS CARD Upon purchase of our "Brussels Card" promotion, you automatically agree to the following conditions:

  • This offer is exclusively valid for bookings via our site: www.r213.be from the 1st of September till the 31st of January 2024
  • This promotion is valid for reservations with a stay of six (6) nights only.
  • The face value of the issued Brussels Card is not redeemable nor reimbursable.
  • Pending completion of all booking formalities, R213 agrees to offer you two (2) FREE  "48h Brussels Cards" per reservation with a stay of six (6) nights.
  • The “48h Brussels Card” is valid for 48 hours. Please note that you have one year from the date of issue of your Brussels Card to activate it.
  • For information regarding admission to the participating 49 museums, discounts to the numerous attractions, guided tours, shops, and restaurants & bars in Brussels. please click the following link: ℹ️ BRUSSELS CARD 
  • ⚠️  At the time of booking on our website please indicate: "R213-CARD" in the code box.


  • RESERVATION PROCESS All reservation at R213 are deemed confirmed upon the following:
    • SHORT STAY BOOKINGS > STAYS FROM 2 TO 89 NIGHTS
      • Full payment in advance online at time of booking.
      • Registration of the primary guest (see registration paragraph)
      • Settling of the damage deposit (see Damage Deposit paragraph)
    • LONG-STAY BOOKINGS > STAYS OF 90 NIGHTS OR MORE
      • ⚠︎ Any long-stay bookings will only come into existence when your first payment + damage deposit + registration has been made and your confirmation has been dispatched in writing by us. All long-stay bookings are deemed confirmed upon the following:
        • First payment totalling 40% of the total amount due needs to be acknowledged by R213.
        • Settling of the 1,200€ damage deposit, needs to be acknowledged by R213 (see Damage Deposit paragraph)
        • Registration of all occupants included in the booking, needs to be acknowledged by R213 (see Registration paragraph)

The customer is entirely responsible for all information provided and requested by R213. The choice of payment method and information provided as to initiate payment, be it credit card, or any other form of payment method described on our reservation platform is the responsibility of the customer, consequently R213 cannot be held responsible. At this stage it is understood that the customer has consulted and accepted our cancelation policies, by doing so the appropriate box needs to be checked in order to initiate the reservation.

  • RESERVATION ACKNOWLEDGMENT Our reservation platform acknowledges receipt of the customer's reservation by sending an automated reservation summary mail, clearly acknowledging all  reservation details. The reservation summary is by no means an indication that the reservation is complete and confirmed. It is understood that the primary guest carefully reviews the reservation summary message for any pending formalities that need to be completed in order to confirm a reservation.  
  • R213 CANCELLATION POLICIES 
    • SHORT-STAY:
      • For cancelations up to five (5) days before arrival you will be reimbursed pending a 5% administrative charge.
      • If you cancel within the five (5) days before arrival, the cancelation fee will be the cost of the first night.
      • If you don’t show up the fee will be the total price of the reservation.
    • LONG-STAY: 
      • For cancelations up to fourteen (14) days before arrival you will be reimbursed pending a standard 5% administrative charge of the total amount paid.
      • If you cancel within the fourteen (14) days before arrival, the cancelation fee will correspond to 25% of the first month rent.
      • If you don’t show up the fee will be the total price of the first month’s rent.
  • REGISTRATION In accordance to local government regulations applicable in Belgium, registration is mandatory and is required as described hereby below. Be aware that your access codes for an eventual self check-in after 17h30 will be not be forwarded without registration.
    • FOR BOOKINGS FROM 0 TO 21 NIGHTS
      • EU CITIZEN: copy valid government issued identification card from the primary guest only or
      • NON EU CITIZEN: copy valid passport from the primary guest only
      • Date of birth for all accompanying persons
    • FOR BOOKINGS FROM 21 NIGHTS AND OVER
      • EU CITIZEN: copy valid government issued identification card from the primary guest + all accompanying persons and/or
      • NON EU CITIZEN: copy valid passport from the primary guest only + all accompanying persons
  • SUPPLEMENTS Unless included the rate published at the time of the customer's booking, no supplements are not include unless specifically requested by the customer. The customer has the option to choose additional services such as private parking, additional cleaning, extra person, baby-crib, etc. and will be invoiced accordingly.
  • CHILD POLICIES: Children of any age are allowed. Infants up to 2-years old stay for free, using the existing bed configuration. All children as of three (3) years old are considered as adults and are to be counted in the reservation as one (1) person. Baby beds are available for infants up to 3-years old, at 12€ per night pending availability. No extra beds are available.
  • HOUSEKEEPING A housekeeping and linen refreshment service is included once a week as of the 7th day of the customers stay, between 9a.m. and 3p.m. (except Sundays § public holidays). Consequently, all stays inferior of a seven (7) day stay do not include a housekeeping and linen refreshment service. Additional housekeeping and linen refreshment services may be requested pending a 24h notice and a supplement.
  • CHECK-IN   Please advise us, of your estimated arrival time! By default our check-in hours are established between 15h00 and 17h30 our Guest Coordinator will be present to check you in accordingly. For a check-in after 17h30 our Guest Coordinator will forward you the secure access codes before arrival.
  • CHECK-OUT Our default check-out time is 11h00. A late check-out till 12 noon, is free of charge pending availability and subject to a 24 hours’ notice. Late check-out's as of 12 noon to 15h00 are subject to availability and a 60 € supplement. For a departure after 15h00, we advise you to book an additional night subject to availability.
  • OCCUPATION Local government-imposed occupancy limits and insurance policies dictate our occupancy levels. Consequently, the customer is hereby requested to respect the maximum authorised number of four (4) persons permitted to overnight on our premises. R213 has the right to annul the stay immediately without any compensation and or without any refund if this occupancy procedure is not respected.
  • MINORS All children as of three (3) years old are to be considered as adults and are counted in the reservation as one (1) person. R213 may proceed at any time to call upon the local authorities and cancel the reservation or the current stay immediately, if minors under the age of 18 years are unaccompanied by their parents or official assigned guardians.
  • INTERNAL HOUSE RULES The primary guest is hereby informed and expected to abide by R213 established House rules. The primary guest is directly responsible in assuring that all persons accompanying or visiting him/her are made aware and or are informed accordingly.
    • All occupants are requested to keep the facilities and surroundings made available to him/her in perfect general condition and must declare any defect or malfunction.
    • SMOKING is STRICTLY FORBIDDEN indoors, please note that a fine for any damages caused by smoke, fumes or vapours may be imposed. Be reminded that smoke, fumes or vapours are susceptible to being absorbed and retained by porous materials within your residence e.g. curtains, upholstery, cushions, etcetera. Consequently, cleaning and reconditioning of these surfaces requires the use of ionisers and ozone generating air cleaners, which may result in loss of revenue.
    • We invite you to take certain precautions to avoid any inconvenience: close your bay windows before leaving your room and close your front doors securely. We remind you that any personal effects left outside of the safety deposit box when vacating the premises cannot engage the responsibility of R213. A safe is at your disposal for your valuables.
    • R213 reserves the right to enter the residence for the following reasons: housekeeping services, to check the general conditions, enforce the security conditions and or in the event of a suspected breach of our internal Rules § Regulations.
    • Animals are not allowed.
    • All visitors are requested to leave the premises by 22h00
    • Your stay is valid for the number of persons in accordance with your reservation and the amount charged. Any clandestine occupant risks being expelled and a fine of 150€ will be imposed on the reservation primary holder.
    • Out of mutual respect our “quiet” hours are from 10pm to 7am. Notwithstanding the fact that our apartments are insulated, certain sounds and noises may infiltrate neighbouring apartments and may be considered a nuisance. Large gatherings and parties are prohibited and are subject to immediate eviction.
    • Any displacement, moving, alteration or relocation of furniture and or equipment within our residences is not permitted. R213 has the right to charge the Guest for negligence regarding the general state of cleanliness, order and conditions of the accommodation following departure.
    • Each unit has been thoroughly inspected and deemed rental-ready by R213. We will accept notification of damage found as pre-existing within the initial 24-hour period following check-in. Should the damage come to light after check-out, we reserve the right to charge the card details provided upon arrival. Where the primary guest denies responsibility for the reported loss/damage, we will accept the word of our staff as binding and the appropriate level of compensation will be deducted from the damage deposit.
    • Anyone who negligently triggers the general fire alarm system, the individual fire alarm activation triggers located in each unit or any of the smoke detectors will bear the full cost of the resulting automated call out to the Brussels fire brigade (cost approx. 450€)
    • We make every effort to ensure that the information on our website www.r213.be is accurate and current. If you find any discrepancies related to the accommodation features listed, please report them in writing within the first 24 hours of check-in. If the primary guest does not raise any issues during this period, all features of the accommodation will be deemed accepted without further objection.
    • R213 offers free WIFI access allowing occupants to connect to the world wide web. The occupant(s) hereby acknowledges that the internet connection’s IP-address made available to him/her by R213 will not be used in any way for the purposes of reproduction, representation, provision, or communication to the public of works or objects, protected by copyright or by a neighbouring right, such as texts, images, photographs, musical works, audio-visual works, software, and video games, etc. without the authorisation of the holders of the rights provided as per the Code of intellectual property when this authorisation is required. The occupants are required to comply with the security policy of R213 internet service provider, including the rules for using the security means implemented to prevent the illicit use of internet resources and to refrain from any act that undermines the effectiveness of these means. If the occupant does not comply with the aforementioned obligations, he would risk being accused of an offence of counterfeiting the Belgian intellectual property code.

In the event of a breach or non-compliance of any of the above-mentioned Rules § Regulations, R213 reserves the right to terminate his/her stay and may call upon further Judicial Action brought before any court or other adjudicative body governed by the rule of Law of the Kingdom of Belgium.

  • RESPONSIBILITY The contends presented on our site are not contractual. Every best effort is made to ensure that the photographs, graphic representations, and texts reproduced to illustrate R213 give as exact an overview as possible of the services and facilities offered, variations may occur between the time of booking and the day of the reservation. Additionally, R213 cannot be held responsible for the non-performance or improper performance of the reservation procedure in the event of force majeure, due to a third party, due to the customer, in particular the unavailability of the Internet network, the impossibility to access the website, external intrusion, computer viruses or in the event of prepayment not authorized by the bearer's bank. Any reservation or payment that is irregular, inoperative, incomplete, or fraudulent for a reason attributable to the customer will result in the cancellation of the order at the customer's expense, without prejudice to any civil or criminal action against the latter.
  • COMPLAINTS Customer complaints relating to the non-performance or improper performance of the reserved entities or services must, under penalty of foreclosure, be brought to our attention in writing within eight days of the date of departure from the establishment. Contact details are indicated at the head and ending of this document.
  • RATES 
    • SHORT STAY BOOKINGS > STAYS FROM 2 TO 89 DAYS
      • The base rate for all short-term bookings is for double occupancy.
      • Any additional person over two, is pending a supplement of 40€ per night/per person.
      • Our maximum occupancy is that of four (4) adult persons per unit.
    • LONG-STAY BOOKINGS > STAYS OF 90 NIGHTS OR MORE
      • Executive and Superior apartments
        • The base rate for a long-term Executive § Superior apartment rental is valid for a double occupancy.
        • Any additional person over two, is pending a supplement of 20€ per night/per person.
        • Maximum authorised occupancy is that of four (4) persons.
      • Deluxe apartments
        • The base rate for a long-term Deluxe apartment rental is valid for a single occupancy.
        • The second person, is pending a supplement of 20€ per night/per person.
        • Maximum authorised occupancy is that of two (2) persons.
    • All R213, rates are clearly visible before/during/after the intent to reserve, proceed to make, or conclude a reservation and are specifically valid for:
      • the length of stay
      • the selected dates
      • the number of persons.
    • Any exchange rate fluctuation is the sole responsibility of the customer. The room rate unless specified does not include supplements unless requested by the customer at the time of booking. R213 rates are VAT inclusive. R213 published rates are linked to availability and demand and may be altered, changed, increased, and or decreased at a moments notice.
  • PAYMENT R213 payment procedure may include the customer to share his/her his bank details, credit/debit card and or third-party online payment providers, as to generate a payment to purchase his/her reservations on our site. It is the customers sole responsibility filling out correctly and truthfully the details requested as indicated in the zone provided for this purpose and secured by SSL encryption.
  • PAYMENT PLATFORM R213 is partnered with online payment platform Stripe www.stripe.com  , Paypal www.paypal.com  and Swikly www.swikly.com  to handle financial transaction online. The validity of the customer's bank details, debit/credit card, or his/her third-party online payment application are entirely and exclusively managed, secured, and verified by Stripe, PayPal and or Swikly. Any complications pertaining to the credit/debit card and or third-party online payment providers, such as but not limited to: pin codes, amount limitations, CC validity and CVC codes are the sole responsibility of the customer. In the event of a problem, the customer must contact his bank or financial institutions.
  • DAMAGE DEPOSIT According to the reservation platform used, R213 may request a damage deposit.
    • SHORT-STAY
      • R213 offers an included damage deposit for bookings initiated via Booking.com / Airbnb / VRBO, please consult the reservation platform accordingly.
      • All other bookings including direct bookings, are subject to a 300€ damage deposit in the form of a credit card pre-authorisation, that will need to be settled before arrival.
      • Upon completion of the booking process, our automated reservation summary message, will include a highly secured personal link towards our partner site SWIKLY so that you may settle your damage deposit securely.
    • LONG-STAY
      • All long-term bookings have a mandatory damage deposit that needs to be settled before arrival, in the amount of 1.200€.
      • Upon completion of the booking process, our automated reservation summary message, will include two options in order to settle you damage deposit:
        • - 1 - A highly secured personal link towards our partner site SWIKLY www.swikly.com  will be forwarded.
        • - 2 - Our bank account details in order to settle your damage deposit by wire transfer will be forwarded to you.

    R213 reserves the right to claim part or up to the full amount for the following reasons: ● In the event of non-payment by the customer of any sums due to R213 ● Non-payment of any additional services consumed, such as housekeeping, parking, etc. ● The general state of cleanliness and conditions of the accommodation following departure. ● Any damage including smoke damages caused to the residence. Upon departure and following an inspection, R213 will release the pre-authorisation within 48h.

    • RESPECT FOR PRIVATE LIFE The customer is informed, in detail via the privacy statement document pertaining to R213, accessible by clicking the link in the left bottom corner of our website. The information processed and requested by third parties or government-imposed procedures is intended for R213 owned by La Maison Khnopff SA, its entities, its partners, its service providers, and online payment providers. The customer authorizes R213 to communicate his/her personal data to third parties on the condition that such communication proves compatible with the performance of the operations incumbent on R213 under these general conditions and in connection with the chart regarding protection of personal data. When paying online, the customer's bank details must be transmitted by the payment provider Stripe, PayPal and or Swikly to the establishment's bank, for the execution of the reservation contractual obligations. The customer is informed that this data transfer can therefore take place in foreign countries that do not have adequate personal data protection within the meaning of the General Data Protection Regulation (GDPR). However, the customer consents to this transfer necessary for the execution of his requested reservation. Stripe, PayPal and Swikly in their professional capacity, are committed to R213 to take all security measures and respect for data confidentiality for said data transfers.
    • AGREEMENT ON PROOF Entering the required banking information, as well as acceptance of these GSTC conditions, constitutes an electronic signature which has, between all parties, the same value as a handwritten signature. The digitalized registers are kept in secured third party remote cloud-based systems enabling R213 and their respective partners to store data. Certain hard copy basic info might be kept under reasonable secured conditions and be considered as proof of communications, orders, and payments between the parties. The customer agrees his IP address is recorded at the time of booking.
    • FORCE MAJEURE Force majeure means any event beyond control to any of the parties that are completely unforeseen, unpredictable, and insurmountable preventing both the customer and or R213 from fulfilling their respective obligations stipulated as per the confirmed and paid for reservation. Additionally, to be considered force majeure situation are restrictions imposed on public life as we know it imposed upon us by Government controlled institutions, organizations recognized within the Kingdom of Belgium or beyond by the Belgian Courts and Justice Systems. Individually each party cannot be held liable for one another in the event of not being able to meet obligations, consequently R213 and the customer will agree on initiating a reimbursement procedure – minus bank charges - or carry-over the booking at its face value to a future date pending availability within a six (6) months period of time as of the annulment date.
    • LITIGATION These GSTC are governed by the rule of Law of the Kingdom of Belgium without hindering any mandatory protective provisions that may apply in the country of residence of consumers.
    • ENTIRETY These GSTC, expresses all obligations of the parties involved, no general or specific condition communicated by the customer may be incorporated into these general conditions. The documents forming the contractual commitments between the parties are, in decreasing order of priority, the reservation confirmative data, the reserved rate linked to the before mention reservation data and these GSTC conditions. In the event of a contradiction between the requested reservation the GSTC, the provisions appearing on the booking mail will be the only ones applicable for the obligation in question. These GSTC applicable for online and internet sales via R213 website may be modified and / or supplemented at any time by R213. In this case, the version published and accessible online at the time day and hour the reservations details are confirmed. Revised As soon as it is posted on the internet, the new version of the general conditions of internet sale will apply automatically to all customers.

    OWNING COMPANY R213 Residences Botanique is owned and operated by La Maison Khnopff SA, at 213 Rue Royale 1210 in Brussels, Belgium with the intra-community VAT identification number: BE458.721.611. Brussel's registration number N° 320123-411