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Last updated: January 1, 2026
Valid from: January 1, 2026

These Terms & Conditions (“Terms”) govern the use of the website and services provided by Select Home j.d.o.o., trading under the brand HomeInZagreb (“HomeInZagreb”, “we”, “us”, “our”), to prospective tenants, tenants, landlords, partners, and website visitors (“you”, “your”).

By using our website, creating an account, submitting an inquiry, paying a service fee or deposit, or entering into a tenancy arranged through HomeInZagreb, you confirm that you have read, understood, and agreed to these Terms.

These Terms apply in addition to any specific agreements you sign, including but not limited to the Tenancy (Lease) Agreement, Client/Service Agreement, Booking Confirmation, and Cancellation Policy. In case of conflict, the signed contract(s) between you and the landlord and/or HomeInZagreb will prevail.

Important: This document is not a Tenancy Agreement. It explains how our agency and website operate and the conditions for using them.

1. About HomeInZagreb

HomeInZagreb is a brand operated by:

Select Home j.d.o.o.
Address: Svetice 24, 10000 Zagreb, Croatia
OIB (Tax ID): 76915079150

HomeInZagreb operates as a real estate agency and intermediary between:

  • Tenants (mainly students and young professionals), and
  • Landlords (private owners and companies).

We do not own the apartments or rooms listed on our website. Each property is owned by an individual landlord or entity. HomeInZagreb provides agency and support services, such as:

  • advertising and promoting properties,
  • matching tenants and landlords,
  • coordinating bookings and documentation,
  • supporting communication during the tenancy.

2. Scope of Services

Through our website and communication channels, HomeInZagreb:

  • publishes property listings with photos, descriptions, and key rental conditions,
  • allows users to create accounts and send inquiries for specific properties and dates,
  • coordinates the booking process between tenants and landlords,
  • collects the service fee and security deposit where applicable,
  • supports the preparation and signing of the Tenancy (Lease) Agreement,
  • assists with move-in and move-out coordination,
  • provides ongoing basic support during the tenancy (communication with landlord, clarification of rules).

HomeInZagreb does not provide legal, tax, immigration, or financial advice. Any information we provide is general and should not replace advice from qualified professionals or competent authorities.

3. Acceptance of Terms

By:

  • visiting or using the HomeInZagreb website,
  • creating an account,
  • submitting an inquiry for a property,
  • paying a service fee and/or deposit,
  • signing a contract arranged through HomeInZagreb,

you confirm that you accept these Terms and agree to follow them.

If you do not agree with these Terms, you should not use our website and not proceed with any booking through HomeInZagreb.

If you are using our services on behalf of another person (for example, a child, friend, or employee), you confirm that you are authorized to act for them and that they are aware of and accept these Terms.

4. User Eligibility

Our services are primarily intended for:

  • adult students, and
  • young professionals (or other adults) staying in Zagreb and Croatia.

By using our services, you confirm that:

  • you are at least 18 years old, or
  • if you are under 18, your parent/legal guardian is involved and approves the use of our services, including signing of contracts where required.

We expect tenants to be able to communicate in English at a basic level (email and/or calls) so they can:

  • understand essential information,
  • ask questions,
  • understand their responsibilities.

Parents are welcome to support, but adult tenants must remain the main contact persons and are legally responsible for their tenancy.

5. Website Use & Account

5.1 Website Content

All content on the HomeInZagreb website (texts, photos, graphics, logos, icons, etc.) is provided for:

  • information and marketing purposes, and
  • helping you decide whether a property is suitable.

We strive for accuracy, but:

  • some details may change (furniture, decoration, equipment),
  • small differences in color, layout, or condition may exist between the photos and the current state of the property.

We do not guarantee that every detail in the listing is always perfectly up to date, but we do our best to keep information accurate and relevant.

5.2 Account & Access

To use some features (inquiries, saved favorites, etc.), you may be asked to:

  • create an account,
  • provide true, accurate, and complete information about yourself,
  • keep login details confidential and not share your account with others.

You are responsible for all actions done through your account. If you believe someone else is using your account, notify us promptly.

5.3 Prohibited Use

You agree not to:

  • misuse the website for illegal purposes,
  • attempt to copy, scrape, or mass-download content for unauthorized commercial use,
  • upload or send harmful code, spam, or abusive content,
  • impersonate another person or provide false identity information.

We may suspend or terminate access for users who violate these rules.

6. Nature of Our Role (Agency – Not Landlord)

HomeInZagreb acts as an intermediary. We:

  • inspect and verify properties (where possible),
  • take photos and collect information,
  • present and promote the properties,
  • help both sides understand each other’s expectations,
  • coordinate offers, confirmations, and basic communication.

We do not:

  • own the properties,
  • decide on rent levels or rental conditions (these are agreed with landlords),
  • control the technical infrastructure (internet, building, utilities providers),
  • guarantee continuous availability of Wi-Fi, utilities, or building services.

The landlord:

  • owns the property,
  • signs the Tenancy Agreement with you,
  • is responsible for maintenance and repairs of the property (unless caused by your misuse),
  • provides basic furniture and equipment as advertised.

Rent and utilities are paid to the landlord, not to HomeInZagreb.

7. Booking Process & Confirmation

The typical booking process:

  1. Inquiry
    • You select a property and send an inquiry with your desired dates and basic information.
  2. Landlord Review
    • We contact the landlord and present your request.
    • The landlord decides whether to accept or decline your inquiry.
  3. Response Within 48 Hours
    • We inform you as soon as possible, and no later than 48 hours after receiving your inquiry, whether the landlord accepted or declined.
  4. Payment Request
    • If accepted, we send you a payment request for:
      • the HomeInZagreb service fee, and
      • the security deposit, according to the offer and policies.
  5. Payment & Booking Confirmation
    • Once the service fee and deposit are paid within the deadline, we send a booking confirmation to you and the landlord.
    • The booking is then considered confirmed, and the Cancellation Policy applies.
  6. Contract & Move-In
    • We coordinate the Tenancy (Lease) Agreement between you and the landlord.
    • We help organize your move-in (check-in time, key handover, basic instructions).

If you do not pay the service fee and deposit within the given deadline, the provisional reservation may be canceled and the property may be offered to other tenants.

8. Service Fee

The HomeInZagreb service fee is:

  • a one-time agency fee,
  • paid to HomeInZagreb,
  • charged per booking and again for each extension of your stay.

The service fee covers our work in:

  • property promotion and matching,
  • communication and coordination with the landlord,
  • documentation and contract support,
  • basic support during your stay.

The service fee is separate from rent, utilities, and deposit.
Except where explicitly stated in the Cancellation Policy, the service fee is non-refundable.

Full details regarding timing, amount, and refundability are set out in:

  • your offer / confirmation, and
  • the Cancellation Policy.

9. Security Deposit

The security deposit is:

  • a fixed amount of money you pay before move-in,
  • held as a guarantee against:
    • unpaid rent,
    • unpaid utilities,
    • damages,
    • cleaning or extra costs related to your tenancy.

The deposit is not a prepayment of rent or utilities and cannot be used as last month’s rent unless explicitly agreed in writing with the landlord.

After the end of the tenancy:

  • any amounts owed for damage, unpaid rent, or utilities may be deducted, and
  • the remaining balance (if any) is refunded within a reasonable time, in accordance with the signed agreements.

Detailed deposit rules are in your Tenancy Agreement, Booking Confirmation, and Cancellation Policy.

10. Rent & Utilities

10.1 Rent

  • Rent is paid directly to the landlord, on the dates and in the amounts specified in the Tenancy Agreement.
  • HomeInZagreb does not collect or keep your monthly rent.
  • The contract defines:
    • the start rent date and end rent date,
    • the rent due date each month,
    • how partial months, extensions, and early termination are handled.

Failure to pay rent on time may lead to:

  • default interest,
  • the landlord’s right to use the deposit to cover unpaid amounts, and
  • eventual termination of the tenancy in line with the contract and law.

10.2 Utilities (Bills)

Utilities (e.g., electricity, water, gas, heating, internet) are typically:

  • paid to the landlord, unless otherwise specified,
  • charged:
    • by actual consumption,
    • by a fixed monthly amount, or
    • included in rent (less common).

Your Tenancy Agreement clearly states:

  • which utilities are included,
  • which are charged separately, and
  • how and when they must be paid.

Unpaid utilities may be deducted from your deposit or separately invoiced.

11. Cancellation & Changes

HomeInZagreb applies a strict cancellation policy. Key points include (but are not limited to):

  • a 48-hour window after first payment with partial refund (minus an administrative fee),
  • after 48 hours, the service fee is strictly non-refundable,
  • deposit refund depends on timing, replacement tenants, and other conditions,
  • once you move in, cancellations and refunds are governed by the Tenancy Agreement and Cancellation Policy.

For full details, please refer to the Cancellation Policy and the specific terms in your Tenancy Agreement and Booking Confirmation.

12. Tenant Responsibilities

By renting a property arranged through HomeInZagreb, you agree to:

  • pay rent and utilities on time, according to the contract;
  • use the property carefully and responsibly;
  • clean regularly and leave the property in similar condition at move-out as at move-in (normal wear and tear excluded);
  • ventilate and heat the apartment appropriately to prevent humidity and mold;
  • respect house rules and building rules (noise, guests, smoking, pets, etc.);
  • inform the landlord (and HomeInZagreb) promptly about serious defects, damages, or issues;
  • comply with Croatian laws and regulations, including registration of stay where applicable;
  • not sublet or use the property for commercial purposes (e.g., short-term rental, office, hostel) without prior written approval.

You are responsible for any damage or costs caused by:

  • your actions,
  • the actions of your guests,
  • or negligence (including failure to ventilate and clean, leading to mold or damage).

13. Registration of Stay, Visas & Legal Status

The legal responsibility to:

  • understand and comply with Croatian and EU laws on residence and stay,
  • obtain and maintain any necessary visas, residence permits, or registrations,
  • respect deadlines and procedures for registration of stay,

lies solely with you, the tenant.

The landlord may provide a notarized tenancy agreement or suitable document to support your registration, but:

  • neither the landlord nor HomeInZagreb is responsible for your immigration or legal status,
  • neither can guarantee that specific documents will be accepted by the authorities.

You must inform yourself through official sources and complete the required procedures on time.

14. Insurance

HomeInZagreb strongly recommends that tenants obtain tenant/renter insurance (including liability insurance) because:

  • the security deposit is limited, and
  • serious incidents (water damage, fire, liability to neighbors) can exceed the deposit amount.

Insurance is:

  • arranged directly between you and the insurance provider,
  • your own responsibility and cost.

HomeInZagreb does not provide insurance and cannot guarantee coverage.

15. Parents, Guardians & Third-Party Payers

We welcome involvement from parents and guardians, especially for students. However:

  • the adult tenant should be the main point of contact for bookings and day-to-day communication;
  • parents or third parties may pay the service fee, deposit, or rent, but this does not make them the tenant;
  • the person named in the Tenancy Agreement is the legal tenant, responsible for all obligations (payments, cleaning, behavior, etc.).

For minors or special cases, separate arrangements may be made and should be clearly documented.

16. Data Protection & Privacy (GDPR)

HomeInZagreb processes personal data in accordance with:

  • applicable data protection laws, including the EU General Data Protection Regulation (GDPR), and
  • our separate Privacy Policy, which explains:
    • what personal data we collect,
    • how and why we process it,
    • on which legal bases (e.g., performance of contract, legitimate interest, consent),
    • with whom we share it (e.g., landlords, service providers such as Google Workspace, HubSpot, HelloSign),
    • how long we keep it,
    • and your rights as a data subject.

By using our website and services, you acknowledge that your personal data will be processed as described in our Privacy Policy.

17. Intellectual Property

Unless otherwise noted, all:

  • website content,
  • branding, logos, and design,
  • texts, images, and materials

are the property of HomeInZagreb or licensed to us. You may:

  • view and print pages for personal use related to housing decisions, but
  • you may not copy, distribute, or use our content for commercial purposes without our prior written consent.

18. Limitation of Liability

To the extent allowed by law:

  • HomeInZagreb is not liable for:
    • temporary interruptions or technical problems with the website,
    • decisions or actions of landlords or tenants outside our control,
    • utility interruptions or failures from external providers,
    • immigration, visa, or registration issues,
    • indirect or consequential losses.
  • Our liability, if any, is limited to the amount of the service fee you have paid to HomeInZagreb in connection with the specific booking in question, unless mandatory law requires otherwise.

Nothing in these Terms excludes liability where it cannot be excluded under applicable law.

19. Changes to Terms & Services

We may update these Terms from time to time to reflect:

  • changes in the law,
  • changes in our services, or
  • operational needs.

When we do, we will:

  • publish the updated version on the website with a “Last updated” date, and
  • where appropriate, inform you by email or notice.

If you continue to use the website or services after changes take effect, you are deemed to have accepted the updated Terms.

20. Governing Law & Jurisdiction

These Terms and any disputes arising out of or in connection with them are governed by the laws of the Republic of Croatia.

Any dispute that cannot be resolved amicably will be submitted to the competent court in Zagreb, Croatia, unless mandatory law requires otherwise.

21. Contact

If you have any questions about these Terms or our services, please contact:

HomeInZagreb
(brand of Select Home j.d.o.o.)
Address: Svetice 24, 10000 Zagreb, Croatia
OIB: 76915079150
Email: office@homeinzagreb.com