Version dated 25 October 2026
1. Operator and scope of these terms
The provider of services under the ÚTULNA brand is Matyáš Rind, Business ID 19727305, with its registered office at Nezamyslova 1291, 460 01 Liberec, Czech Republic, a sole trader operating under the Czech Trade Licensing Act. Contact: info@utulna.eu, telephone +420 774 202 977 (the “manager”). The customer is the property owner or a person authorised to commission its management (the “owner”).
These general terms govern the management of short-term accommodation in cottages, apartments and mountain homes in the Krkonoše and Jizera Mountains. They are not guest booking terms, a tenancy agreement or an offer of a package holiday. The agreement with the owner identifies the accommodation provider and scope of representation; entering into a management agreement does not itself make the manager the accommodation provider.
The relationship is governed primarily by Act No. 89/2012 Coll., the Czech Civil Code, including its provisions on mandates where applicable. Where the owner is a consumer, Act No. 634/1992 Coll., on Consumer Protection, also applies. A consumer is a natural person acting outside their business or independent professional activity; owning a property alone does not determine this status.
2. Enquiry and conclusion of an agreement
Submitting a form, using the calculator or attending a no-obligation consultation creates no obligation to order or pay for management. An automated enquiry confirmation does not constitute acceptance of an order. Income and occupancy estimates are indicative, not income guarantees.
Cooperation begins upon conclusion of an individual written or electronic agreement. It identifies the property, plan, start date and scope of management, authority to act for the owner, price including any VAT, approval of costs and payment terms. These terms form part of the agreement only if incorporated in the agreed manner and the owner had an opportunity to read them beforehand. Individual arrangements take precedence, but not over mandatory consumer rights.
Before entering into the agreement, the owner receives its wording and the applicable terms. For distance contracts, confirmation and statutory information are also supplied on a durable medium, such as email or PDF. A link to a website that may change does not replace this confirmation. The language of negotiations is Czech unless agreed otherwise. Errors in details can be corrected before confirming the agreement. Each party bears ordinary distance communication costs according to its own tariff.
3. Scope of plans
- Basic, 15% commission: management of listings on accommodation portals, prices, bookings, calendars and guest communication; monthly reporting. The owner arranges cleaning, linen, maintenance and key handover.
- Comfort, 20% commission: Basic services, arrangement of post-stay cleaning, bed linen and towels, contactless check-in (smart key safe for a one-time fee of CZK 2,990 in addition to commission, approximately EUR 119.60 at the indicative rate EUR 1 = CZK 25 (not a live exchange rate)), replenishment of firewood, preparation of the stove for lighting and a welcome pack to the agreed extent.
- Carefree, 25% commission: Comfort services, professional photography, arrangement of snow clearing and access road maintenance, minor repairs, heating servicing and inspections, equipment inventory and restocking, winterisation and spring preparation. Only this plan offers an in-person key handover and guest welcome on arrival, by prior arrangement with the owner. This is not an automatic obligation to provide an in-person handover for every stay.
The agreement specifies the frequency, availability and method of services and which direct costs are covered by commission. “Arranging maintenance” does not itself mean that the manager pays unlimited materials, inspections or supplier costs. Any separately charged service and its price or calculation method must be disclosed to and agreed with the owner in advance. Specialist work is carried out by authorised suppliers.
4. Commission, payments and statements
Commission is 15%, 20% or 25% according to the agreed plan. The basis is the paid accommodation price for bookings managed by the manager, before booking portal fees. Refundable deposits, damages and separately invoiced cleaning are excluded. Refunded accommodation charges are reflected in the current or next statement. Any entitlement to commission on paid cancellation or no-show charges must be expressly agreed in the contract.
Booking revenue goes directly to the owner’s account under the portal’s or payment provider’s terms. By the fifth day of the following month, the manager sends a statement and invoice for its services. The agreement sets the due date, final price including any VAT and all other pre-approved costs. There is no setup fee or monthly management retainer. Consumers must know the final price or an unambiguous calculation method before contracting; no additional payment can arise solely from the owner’s silence.
Airbnb, Booking.com and other portal fees are separate from the manager’s commission. Each portal determines its own fees and terms. An owner’s own stay without accommodation revenue does not incur commission; any cleaning is subject to prior agreement.
5. Manager’s and owner’s obligations
The manager acts honestly, with professional care, within the agreed scope and according to the owner’s lawful instructions. The owner is informed of significant defects, damage and circumstances affecting operations. Any power of attorney must correspond to the acts actually performed; without the required authority the manager cannot bind the owner towards third parties.
The owner provides truthful information, authorised access to the property and listing accounts, necessary instructions and cooperation. The owner is responsible for their right to offer accommodation, the property’s legal and technical suitability, mandatory inspections and accommodation provider obligations, unless legislation or a specific contractual mandate provides otherwise. The manager is responsible for duly performing the obligations it actually assumes.
Guest records and foreign guest reporting are handled within the specific mandate and applicable legislation, especially Act No. 326/1999 Coll. Delegating tasks does not itself change who bears the statutory obligation. Documents for a tax return do not constitute tax advice.
The owner reports personal stays and availability changes before a conflicting booking is confirmed. The manager must not confirm bookings on properly blocked dates. Repairs and purchases above the agreed limit require approval; in an immediate threat, necessary and proportionate steps may be taken to prevent damage, with prompt notification to the owner.
6. Liability and third parties
The manager is liable for breaches of its obligations under the law, including liability for persons used in performance. It does not guarantee specific occupancy, prices, income or unchanged portal terms. However, portal outages or damage caused by a guest do not automatically exclude liability for the manager’s own failings.
Property damage is documented and handled with the owner, guest, portal or insurer as appropriate. The manager does not guarantee insurance payouts or reimbursement by guests. These terms do not exclude or limit statutory liability for intent, gross negligence, harm to personal rights or the rights of the weaker party.
7. Service complaints
Report service defects to info@utulna.eu or in writing to the manager’s address. Include contact details, agreement or property identification, a description of the defect and the requested remedy. Supporting documents help but are not a condition of statutory rights.
Consumers receive confirmation of the complaint’s date and content, requested resolution and contact details for notification. The complaint, including correction of the defect, will be resolved and the consumer informed without undue delay, within 30 days at the latest, unless a longer period is expressly agreed. The manager issues confirmation of the manner and date of resolution or written reasons for rejection. If the deadline expires without resolution, the consumer may withdraw from the agreement or request an appropriate discount under the law.
Depending on the defect and statutory conditions, remedies may include rectification, a proportionate discount or withdrawal. For owners acting as businesses, rights and deadlines follow the agreement and Civil Code; consumer rights remain unaffected.
8. Consumer withdrawal
A consumer may withdraw without giving a reason from a management agreement concluded remotely or off-premises within 14 days of conclusion. For an unsolicited home visit or an organised sales event, the period is 30 days. It starts the following day; if the final day is a Saturday, Sunday or public holiday, it ends on the next working day. Sending the notice before expiry is sufficient. Failure to provide statutory withdrawal information extends the period under the Civil Code.
Notify withdrawal through any unambiguous statement, for example by email to info@utulna.eu or letter to the manager’s address. Use of the form below is optional. No withdrawal penalty is charged. The manager returns received payments without undue delay, within 14 days of withdrawal at the latest, using the same method unless the consumer agrees to another method at no extra cost.
Services may start before the withdrawal period ends only at the consumer’s express request after statutory information has been provided; for off-premises agreements this must be on a durable medium. On subsequent withdrawal, the consumer pays only a proportionate part of the agreed price for actual performance, where statutory conditions are met. Without that request or required information, no such obligation arises. The right of withdrawal expires upon full performance only with prior express consent and acknowledgement that the right will be lost. Starting ongoing management does not constitute its full performance.
The exception for accommodation on specified dates does not automatically apply to this property management agreement.
Model withdrawal notice
To: Matyáš Rind, Business ID 19727305, Nezamyslova 1291, 460 01 Liberec, Czech Republic, info@utulna.eu.
I hereby withdraw from the agreement for property management services:
- Agreement / property identification: …
- Date of conclusion: …
- Consumer’s full name: …
- Consumer’s address: …
- Date: …
- Consumer’s signature (only for notices on paper): …
9. Duration and termination
Unless the individual agreement provides otherwise, cooperation is for an indefinite term. The owner may terminate without contractual penalty with one month’s notice from receipt by the manager. Email or written notice is recommended. Statutory rights to revoke a mandate or authority, terminate a mandate or withdraw for a material breach remain unaffected; settlement follows the law and agreement.
On termination, the parties formally hand over keys, entrusted items, documentation and access rights belonging to the owner, and settle actual services and approved costs. Confirmed bookings cannot simply be cancelled; the parties agree on handover or completion with regard to guest rights and portal terms. Personal data are transferred or deleted according to each party’s role and statutory duties.
10. Personal data and confidentiality
A separate privacy policy explains the handling of owner and prospective customer data. If the manager processes guest data for the owner as a processor, arrangements under Article 28 GDPR must be concluded before processing starts, covering instructions, security, further processors and return or deletion of data. These terms and the privacy policy do not themselves replace a specific processing agreement. The parties protect non-public information and access credentials.
11. Consumer disputes
Please first contact the manager with a proposed solution. If no agreement is reached, a consumer may contact the Czech Trade Inspection Authority, Central Inspectorate, ADR Department, Štěpánská 567/15, 120 00 Praha 2, website coi.gov.cz/informace-o-adr. A proposal must be submitted within one year of first asserting the disputed right with the manager. The right to bring proceedings before a court remains unaffected. ADR is not intended for business-to-business disputes.
12. Final provisions
Czech law applies; this choice does not deprive consumers of protection under mandatory provisions of the law that would otherwise apply. Jurisdiction is determined by legislation. Publishing a new version of these terms does not itself change existing agreements; changes require agreement or a validly agreed statutory process. This version applies to agreements that expressly refer to it.
Legal references
Czech Civil Code, especially Sections 1751, 1810 et seq. and 2430 et seq. · Consumer Protection Act · Czech Trade Inspection guidance on withdrawal from service contracts · Service complaints guidance.