General Terms and Conditions — Mediation of Vacation Rentals

Section 1 — Definitions and Contracting Parties

Mediator

Terra Mia Immobiliare, owner Oskar Golde, Regattastraße 9h, 16816 Neuruppin, Germany. VAT ID: DE302445319. Operator of the portal network at terra-mia.immo and all associated domains (including ferienhaussizilien.de, sicily.vacations, casevacanzasicilia.it).

Landlord

A natural or legal person who offers one or more vacation rentals through the Terra Mia Immobiliare portal network. If the Landlord is not the property's owner, the Landlord warrants that the owner has authorized the letting.

Guest

Vacationers (tenants) who book or inquire about a vacation rental through the portal network.

Vacation Rental

A furnished property let on a short-term basis for tourism purposes.

Formation of Contract

The contract between Mediator and Landlord is formed upon creating a listing for a vacation accommodation and accepting these terms.

Section 2 — Scope of Services and Limitations

Mediation Activity

Terra Mia Immobiliare mediates the Landlord's vacation rentals to Guests. Terra Mia Immobiliare is a pure mediator and not a tour operator.

Not a Contracting Party

The rental contract is concluded solely between Landlord and Guest. Terra Mia Immobiliare is not a party to that rental relationship.

No Duty to Verify

Terra Mia Immobiliare is not obliged to verify the existence, quality, legal admissibility or condition of the vacation rentals offered. Responsibility for all information lies solely with the Landlord.

No On-Site Services

Terra Mia Immobiliare provides no on-site services. There is no key handover, no property care and no local management. All services are provided by phone, e-mail and messenger.

Not a Tour Operator

Terra Mia Immobiliare is not a tour operator within the meaning of the Package Travel Directive. No tour-operator obligations apply.

Section 3 — Registration and Landlord's Obligations

Truthful Information

The Landlord must provide truthful and complete information at registration and throughout the term of the contract. Changes (address, contact details, bank details) must be communicated without delay.

Authorization

The Landlord confirms that they have full legal capacity and are entitled to let the vacation rental. No third-party rights may be infringed.

Legal Requirements

The Landlord warrants that the vacation rental meets all legal requirements, holds all required permits and — where applicable — is registered with a valid Codice Identificativo Nazionale (CIN). The assessment and remittance of all taxes and levies, including any tourist taxes, rests solely with the Landlord.

Account Security

The Landlord is responsible for the safe custody of their login credentials and is liable for all activities carried out under their account.

Section 4 — Marketing Services

Portal Network

Terra Mia Immobiliare promotes the Landlord's vacation rentals on its own portal network, on social networks, through search engine optimization (SEO), Answer Engine Optimization (AEO) and, where applicable, on partner portals.

Content Creation

Terra Mia Immobiliare creates multilingual property descriptions (German, English, Italian) based on the information and photos provided by the Landlord. The Landlord is responsible for the accuracy of the source information.

Communication with Guests

Terra Mia Immobiliare receives Guest inquiries, advises and mediates contact with the Landlord. After a booking has been successfully mediated, the stay is handled directly between Landlord and Guest.

Order of the Vacation Rentals (Ranking)

Terra Mia Immobiliare shows the vacation rentals in its lists (search, type and feature pages, home page, similar vacation rentals) in an order that is calculated automatically every day. The main parameters and their weighting are: qualified inquiries in the last 90 days (25 %); visits through shared links of the vacation rental, excluding immediate bounces and at most 15 per day (20 %); bookings from inquiries in the last 180 days, excluding cancellations (15 %); average rating, weighted and adjusted for a small number of reviews (15 %); number of new reviews from bookings (10 %); completeness of the listing – photos, description in three languages, maintained calendar, prices, amenities (10 %); page views of the vacation rental, at most 30 per day (5 %). More recent events count more than older ones (half-life of 30 days, 60 days for bookings, 12 months for reviews). Each parameter is assessed in comparison with all vacation rentals.

New Vacation Rentals and Individual Cases

Newly published vacation rentals are shown at the top for their first 14 days (no more than three at a time, the newest first); this priority phases out by day 30. In justified individual cases, Terra Mia Immobiliare may move individual vacation rentals up or down manually.

Payment, Manipulation and Insight

Payment (listing tier) currently has no influence on the order. Manipulation is prohibited, in particular automated page views, inquiries to one's own vacation rental and purchased visits. In such a case, Terra Mia Immobiliare may exclude individual inquiries or visits from the calculation and place the vacation rental at the end of the list until the matter is clarified. The Landlord can see the current position and the level of each parameter in their account.

Section 5 — Booking Calendar and Pricing

Booking Calendar

The Landlord must keep the booking calendar up to date at all times. Bookings from other sources (self-bookings) must be blocked in the calendar within 24 hours. Permanently blocking the calendar without actual bookings in order to prevent mediation is prohibited.

Pricing and Price Parity

The Landlord sets the price the Guest pays for the stay. The Landlord undertakes not to offer the vacation rental on other platforms at a lower total price than through the Terra Mia Immobiliare portal network. Price changes, special offers and discounts must be communicated without delay.

Double Bookings

In the event of double bookings, the booking made through Terra Mia Immobiliare takes precedence. If the Landlord cannot honor a booking due to a double booking, the Landlord must offer the Guest an equivalent alternative or refund all amounts already paid; the lost commission must be reimbursed to Terra Mia Immobiliare.

Section 6 — Commission and Payment Terms

Commission Rate

The commission is 16 % of the calculation basis under Section 6.2; the same rate applies to all Landlords. Statutory VAT is added. Without a confirmed VAT identification number, the invoice shows Italian VAT (IVA, currently 22 %). If the German Federal Central Tax Office (Bundeszentralamt für Steuern) or the EU VIES system has confirmed the Landlord's VAT identification number from an EU member state other than Germany (such as a partita IVA), the invoice shows no VAT and the Landlord accounts for the tax (reverse charge). With a confirmed German VAT identification number, the invoice shows German VAT (currently 19 %).

Calculation Basis

The calculation basis is the total price the Guest pays the Landlord for the stay, including final cleaning and any other services booked with it. It does not include the tourist tax (imposta di soggiorno), electricity, water, gas, heating and air conditioning, even where these are charged as a flat rate, nor the security deposit. If the Landlord changes the price of a booking, the changed price applies. Example: on a calculation basis of €1,000, the commission is €160, plus €35.20 IVA (22 %).

Payment Flow and Invoicing

All payments by the Guest for the stay — in particular the deposit and the balance — are made by the Guest directly to the Landlord. Terra Mia Immobiliare does not collect any Guest payments and is at no time a payment agent or escrow holder for rental, deposit or security amounts. Terra Mia Immobiliare issues the Landlord an invoice for the agreed commission immediately after each mediated booking; this invoice is payable within the period set out in Section 6.4. The Landlord keeps the VAT details in the account up to date and enters a partita IVA or VAT identification number as soon as the Landlord has one.

Payment Term

The invoice is payable within 14 days of the invoice date.

Default

If payment is not made within the payment term, the Landlord is automatically in default; no separate reminder is required. Default interest at the statutory rate applies.

Commission on Cancellation

The commission claim remains in force where a booking is cancelled after the contract between Landlord and Guest has been concluded, unless the cancellation is due to fault on the part of Terra Mia Immobiliare.

No Set-Off

The Landlord may not set off against claims of Terra Mia Immobiliare unless the counterclaim is undisputed or has been legally established.

Section 7 — Liability

Exclusion of Liability

Terra Mia Immobiliare is not liable for lost rental income, damage caused by Guests, defects of the vacation rental, disputes between Landlord and Guest, or incorrect information provided by the Landlord.

Limited Liability

The liability of Terra Mia Immobiliare is excluded except in cases of intent or gross negligence, injury to life, body or health, and breach of essential contractual obligations. In cases of simple negligence, liability is limited to the foreseeable damage typical of the contract.

Indemnification

The Landlord indemnifies Terra Mia Immobiliare against all third-party claims, in particular claims for damages by Guests, legal disputes, official measures and tax reassessments.

Insurance

The Landlord must maintain adequate insurance cover for the vacation rental and its use by Guests.

Section 8 — Term and Termination

Term

The contract begins upon creating the listing and accepting these terms and runs for an indefinite period.

Ordinary Termination

Either party may terminate the contract with one month's notice to the end of the month. Termination must be made in writing by e-mail to info@terra-mia.immo.

Extraordinary Termination

The right to extraordinary termination for good cause remains unaffected. Good cause includes, in particular, serious breaches of contract, default of more than 14 days, false information about the vacation rental, or repeated violations of these terms. In the event of serious breaches, Terra Mia Immobiliare may remove the Landlord's listings without prior notice.

Existing Bookings

Upon termination, all bookings made up to the time of termination remain valid, including the obligation to pay commission.

Section 9 — Data Protection

Terra Mia Immobiliare processes personal data in accordance with the General Data Protection Regulation (GDPR). The Landlord authorizes Terra Mia Immobiliare to pass on their contact details to Guests within the scope of booking handling, insofar as this is necessary for the mediation. Details are set out in the privacy policy at terra-mia.immo/privacy-policy.

Section 10 — Additional Services

Services beyond mediation — such as the creation of dedicated websites, extended content creation or translations — are provided on the basis of separate service agreements and charged separately. These terms do not apply to such additional services.

Section 11 — Amendments to the Terms

Terra Mia Immobiliare reserves the right to amend these terms. Amendments are communicated to the Landlord by e-mail at least 15 days before they take effect and published at terra-mia.immo/mediation-terms. If the Landlord does not object within 15 days of notification, the amendments are deemed accepted; Terra Mia Immobiliare points out this consequence separately in the notification. An objection is deemed an extraordinary termination. By way of exception, amendments that change the commission (Section 6.1), its basis of calculation (Section 6.2) or the payment period (Section 6.4) to the Landlord's disadvantage take effect only with the Landlord's express consent.

Section 12 — Final Provisions

Written Form

Amendments and additions to this contract require written form. E-mail is sufficient.

Severability

Should any provision of these terms be invalid, the validity of the remaining provisions remains unaffected. The invalid provision shall be replaced by a valid one that comes closest to its economic purpose.

Applicable Law and Jurisdiction

The law of the Federal Republic of Germany applies. The place of jurisdiction for all disputes is Neuruppin, Germany.

Contract Language

These terms are provided in German, English and Italian. In case of doubt, the German version prevails.

Contact

Terra Mia Immobiliare · Owner: Oskar Golde · E-mail: info@terra-mia.immo · Phone: +49 171 12 73 74 9.

Previous wording of the amended clauses (version of 25 September 2026, applies until 14 October 2026)

Section 5.2 Pricing and Price Parity

The Landlord sets the net price. The Landlord undertakes not to offer the vacation rental on other platforms at a lower total price than through the Terra Mia Immobiliare portal network. Price changes, special offers and discounts must be communicated without delay.

Section 6.1 Commission Rate

The standard commission is 20% of the total rental price. The commission may be reduced through programs (including referral program, long-term partnership, multiple listings, special arrangements). The applicable commission rate is communicated to the Landlord in writing before the contract begins.

Section 6.2 Price Calculation

The price stated by the Landlord is the net price. Terra Mia Immobiliare adds the agreed commission to this price; the resulting total price is shown to the Guest. Example: net price €1,000 + 20% commission (€200) = total price €1,200 for the Guest.

Section 6.3 Payment Flow and Invoicing

All payments by the Guest for the stay — in particular the deposit and the balance — are made by the Guest directly to the Landlord. Terra Mia Immobiliare does not collect any Guest payments and is at no time a payment agent or escrow holder for rental, deposit or security amounts. Terra Mia Immobiliare issues the Landlord an invoice for the agreed commission immediately after each mediated booking; this invoice is payable promptly in accordance with Section 6.4.

Section 6.4 Payment Term

The invoice must be settled within the individually agreed period. The maximum payment term is 7 days from the invoice date; the Landlord may set a preferred term (1–7 days) in the account settings.

Section 11 — Amendments to the Terms

Terra Mia Immobiliare reserves the right to amend these terms. Amendments are communicated to the Landlord by e-mail at least 14 days before they take effect and published at terra-mia.immo/terms-and-conditions. If the Landlord does not object within 14 days of notification, the amendments are deemed accepted. An objection is deemed an extraordinary termination.