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 The reservation is deemed to have been made upon receipt of the personal details requested by the reservation system and provided solely and entirely by the customer him/herself upon initiating the reservation request. The customer is entirely responsible for all information provided and requested by the reservation platform. The choice of payment method and information provided as to initiate payment, be it credit card, or any other form of payment method available 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 this GSTC and the cancelation policy, by clicking the appropriate box indicated and by initiating the reservation procedure.
  • RESERVATION ACKNOWLEDGMENT Our reservation platform acknowledges receipt of the customer's reservation by sending an automated reservation summary mail, clearly acknowledging the reservation details, the rate (for direct booking only) and any other supplementary services requested.
  • R213 CANCELLATION POLICY R213 request prepayment of the full amount at the time of your booking· / For cancelations up to five (5) days prior to arrival date, R213 will reimburse the amount paid minus 5% administrative charges. / For cancelations within the five (5) days prior to arrival, the guest will be charged  the rate for the first night. / In case of a no-show you will be charged the full amount paid at time of your booking.
  • REGISTRATION In accordance to local government regulations applicable in Belgium, the primary guest whose name is identified as being the reservation holder, needs to be registered using our online check-in form. A link towards our secured online check-in form has been forwarded to the customer the instant the booking has been completed. The customer needs to complete the check-in form as requested in order to confirm his booking, failing to do so the customer risks for his reservation to be considered incomplete with the possibility of being cancelled.
  • 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 3-years old stay for free, using the existing bed configuration. All children as of four (4) 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 reservation holder is hereby informed and expected to abide by R213 established house-rules. The primary reservation holder is directly responsible in assuring that all persons accompanying or visiting him/her on R213 premises are made aware and or are informed accordingly regarding the following house-rules. A. 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. B. SMOKING is STRICTLY FORBIDDEN indoors, please note that a fine of 225€, for damages caused by smoke, fumes or vapours from tobacco, e-cigarettes, concentrates in solid or liquid base or any other products prepared for smoking, puffing or vaporisation. Smoke, fume or vapour damages permeating any porous material, surface, or structure is susceptible for a loss of revenue due to the operation of an ozone generator and air purifiers with ioniser for the purpose of eliminating all odours. C. 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. D. 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 house-rules. E. Animals are not allowed. F. All visitors are requested to leave the premises by 10p.m.  G. 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. H. 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. I. 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. J. 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 authorization of the holders of the rights provided as per the Code of intellectual property when this authorization 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, punishable by a fine of 300,000 euros and three years' imprisonment. K. FIRE DETECTION SYSTEM Anyone who negligently triggers the fire alarm system, be it, any of our primary fire alarm activation triggers or any of the smoke detectors will bear the full cost of the resulting automatic call out of the Brussels fire brigade (cost approx. 450€) >> In the event of a breach or non-compliance of any of the above-mentioned House-rules , 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 Our daily rate includes two persons (as of 4-years old). All additional persons as of 4-years old are pending a supplement of 40€ per night/per person, with a maximum occupancy of four (4) persons per unit. All R213, rates and or supplements are clearly visible before/during/after the intent to reserve, proceed to make, or conclude a reservation. R213 rates are expressed in euros and VAT inclusive and are specifically valid for the length of stay, the selected dates, and 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 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 credit card pre-authorisation as guarantee in the amount of three-hundred euros (300 €). 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