Terms and Conditions

Last updated January 11, 2024

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Thanks so much for considering Borgo di Sotto for your Tuscan holiday. Please take a moment to read our terms and conditions before booking a reservation.

After making a booking, please review these terms and conditions near your arrival date as they may be updated periodically.

For clarity, the term “You” refers to the main guest who makes the booking, “Guest(s)” refers to all guests in the party, and “Us” and “We” refers to Borgo di Sotto.


-We require a minimum stay of 2 nights.

-We currently only accept bookings for up to one year in advance.

-When making a booking you confirm that you have the authority to accept and do accept these terms and conditions, that you accept on behalf of all guests in your party, and that you shall take responsibility for all guests staying at Borgo di Sotto.

-When making a booking you confirm that you are at least 21 years old, that any children are over the age of 8 years old, and that you will be a guest for the duration of the stay.

-Due to Borgo di Sotto’s rustic medieval nature, we are unable to accommodate children under 8 years old for safety reasons.

-When you make a booking you are required to pay the relevant deposit or full payment as specified at the time of booking. When booking online, your dates are held in the calendar for 20 minutes awaiting payment. After 20 minutes your dates will be released as available. We are only able to accept payments online.

-No contract will exist between us until after we receive your cleared deposit or full payment.

-It is in our sole discretion whether to accept or refuse any booking including but not limited to if we deem a booking to be fraudulent, in violation of these terms and conditions, or detrimental to Borgo di Sotto or the local community.

-When you make a booking, it is your responsibility to ensure that any information you give us is accurate and that information which is given to you by Borgo di Sotto or any of our third party suppliers is passed on to all guests in your party.

-When making a booking online, please enter the names of all guests in your party in the notes field.

-Please check that all names, dates, and timings are correct on receipt of booking confirmation and advise us of any errors as soon as possible. Please ensure that the name(s) given match the relevant passport(s).

-The booking information that you provide to us will only be passed on to relevant suppliers of selected extra services and other persons necessary for the provision of your travel arrangements. This applies to any information you provide including details of any disabilities, preferences, and dietary requirements.

-Identification information will be provided to Italian public authorities such as customs, immigration, and local authorities, as required by Italian law.

-The number of people staying at Borgo di Sotto throughout the booked dates must never exceed the number of guests confirmed in the booking confirmation and only guests named in the initial or revised booking confirmation may stay.  

-Should the number of guests in your party change prior to the booked dates, please notify us as soon as possible. A reduction in guests will not result in a corresponding reduction in the booking rate once the booking has been confirmed.

-Bookings may not be re-sold or transferred without our express written permission.

-Parties, weddings, and professional photo, video, and film shoots are not allowed.

-Special a la carte services are available at an additional cost and are charged in full at the time of booking. Services may also be requested up to 14 days prior to arrival via email with payment due online, upon receipt.

-We will do our best to honor special requests but we cannot guarantee they will be met and shall not be held liable if they are not.



-The room rate includes accommodation, VAT, and self-catered breakfast, with provisions for the duration of your stay waiting for you on arrival.

Our payment schedule is as follows:

For reservations booked more than 60 days in advance, we request a non-refundable deposit of 30% which may be used for a future booking* if you cancel your reservation. The re-booked stay must be completed within one year from the booked date. We cannot guarantee available dates so please re-book as soon as possible.

*The credit for a future booking is available for bookings with arrival date in 2024.

-The remaining balance is due 60 days in advance of arrival date.

-Full payment is due at booking if booked less than 60 days in advance.


Booking changes at your request:

If you wish to change any part of your booking after confirmation, please inform us in writing via email as soon as possible. We will do our best to help but cannot guarantee we will be able to accommodate your requested changes.

If we are able to accommodate your change request, all changes will be subject to any applicable rate changes or extra costs incurred as well as any costs incurred or imposed by any of our third party suppliers if related to special services. If we are unable to accommodate your change request and you do not wish to proceed with the original booking we will treat this as a cancellation by you.

Date change requests: After deposit is made and before final payment, dates may be added and/or moved if available, and subtracted—however any refund shall be minus associated Stripe fees. After final payment is made, dates may be added if available but may not be moved or subtracted with issuance of a refund nor a credit.

Please ensure you have received written confirmation of accepted changes to your booking from us prior to travel.  

Booking cancellation at your request:   

If you decide to cancel your booking please notify us in writing via email as soon as possible. Please include details of the reservation to be cancelled including name, address, and reservation number. Do not consider your booking completely cancelled until you receive our cancellation confirmation via email. Please see our payment refund schedule below.

If you do not cancel and fail to arrive for your stay with us, you agree that all the days of the booking shall be released as available and the total amount billed for your stay will be non-refundable and no credit voucher will be issued.

If we change or cancel your booking:     

We may in exceptional circumstances for reasons beyond our control be required to change or cancel your booking in which case a refund minus any third party payments already made on your behalf will be granted. If we are able, you may instead choose a credit voucher for a future stay within one year’s time.

We will try to assist you in finding alternative accommodation nearby if we are able. We regret we cannot compensate you for any expenses or losses that you may incur as a result of our change or cancellation and our liability would not extend beyond the refund of previously made payments for Borgo di Sotto accommodation minus payments already rendered to third party companies for special services.   


Our payment refund schedule is as follows:

-Booking cancellation more than 60 days before arrival date: Deposit payment non-refundable but may be credited towards a future stay*. You may re-book within one year and the re-booked stay must be completed within one year from the booked date. We cannot guarantee available dates so please re-book as soon as possible.

-Booking cancellation less than 60 days before arrival date: Payments non-refundable, see travel insurer for reimbursement.

*The credit for a future booking is available for bookings with arrival date in 2024.

-Credit for a future stay will only be issued once and if not redeemed within the stated time limit the credit shall be forfeited.

-Special a la carte services attached to your booking are only refundable if cancelled at least 14 days prior to arrival date, minus a 1.4% credit card transaction fee, 2.5% for the UK and 2.9% if outside of the EU, provided notice of cancellation is received in writing. If cancelled less than 14 days before arrival date the cost of the special services is fully non-refundable.

NOTE: In the event that any cancellation results in a refund, an amount equal to 1.4% of the total refundable amount (4.9% if outside of EU) will be retained to cover credit card transaction fees unless we are responsible for the cancellation, in which case we will cover the fee.

**We HIGHLY suggest you consider purchasing travel insurance to help protect you in the event you need to cancel unexpectedly and to provide protection throughout your journey and stay. Policies may vary, but travel insurance may cover losses in the event of lost baggage, ill health, and trip cancellation.

If your cancellation is covered by your travel insurance please let us know and we will issue you a cancellation invoice.

COVID-19 Exception:

For last minute COVID-19-related cancellations less than 14 days before arrival date, you may change your reservation date for a stay within one year of arrival date*. This exception will only be valid for 2024 stays.

We ask for immediate written confirmation of a COVID-19-related cancellation with documentary proof via email with either a website link to new governmental travel restrictions (including new quarantine requirements) in country of origin or transit announced within 14 days of scheduled arrival or evidence that you are cancelling due to COVID-19 infection or exposure to persons with COVID-19.

COVID-19 Addendum: We strongly advocate for N-95 mask wearing and thorough sanitary and hand washing practices throughout your travels. Should you or any guest in your party show symptoms of COVID-19 during your stay, inform us immediately and adhere to government and medical guidance regarding what actions to take. In the event you need to self-isolate at Borgo di Sotto, you will be responsible for all costs related to your stay or overstay, including a professional contract cleaning of the property following your departure.

Guests acknowledge COVID-19 circumstances and advisories are subject to change therefore guests accept full responsibility for staying informed with the current COVID-19 situation, advisories, and recommendations.

Guests understand that while Borgo di Sotto is taking reasonable precautions to protect guests from exposure to COVID-19, there remains risk of contracting the virus during the stay.


The check-in window at Borgo di Sotto is between 4:00pm and 8:00pm on the arrival date.

We ask that you provide us with your estimated arrival time in advance. If a different arrival time is anticipated, notification must be received in writing well in advance. If an unforeseen delay should occur, every effort should be made to contact us by email or at the telephone number provided. Access cannot be guaranteed after 10:00pm so please plan your travels accordingly.

We will meet you at the entrance to the medieval village (the grand front gate). If it is raining, we can meet you at our local bar directly across from the village entrance. We’ll provide a photo of Nicco with your booking confirmation so you recognize him.

At check-in, guests are required by law to provide identification with a passport, identity card, or driver’s license. We do ask that you present a physical credit card so we may keep your credit card information on file for any damages incurred as outlined in these Terms and Conditions. We will delete this information post departure.

Directions: We will include directions from local airports and neighboring Montepulciano in your booking confirmation. We recommend you print directions in advance of arrival to Tuscany as WiFi/GPS can be unreliable in the Tuscan countryside.


Check out time is 11:00am. When checking out, please leave the key inside. A fee of €100 will be charged for each lost or unreturned key as locks will need to be refitted for our guests’ security.

If guests overstay, a fee of twice the current daily rate will be immediately charged for that day and each day thereafter, plus any costs, losses, or expenses arising from the failure to depart including coverage for any bookings due to commence that day and each day thereafter. We reserve the right to remove guests’ property and local authorities shall be notified.


We welcome guests with disabilities and we’ll do our best to accommodate individual needs. Please advise us of any medical condition, disability, or special requirements which may affect your holiday at the time of booking.

Special facilities may be requested but cannot be guaranteed. If we are unable to accommodate required requests, we will not be able to confirm your booking.

We kindly ask for full details in writing at the time of booking and whenever any change in medical condition or disability occurs. Please advise us promptly if any medical condition or disability which may affect your holiday develops after your booking has been confirmed or occurs during your stay.

Borgo di Sotto is located in a medieval village with uneven stone streets. Our accommodations are only accessed by steps and/or multiple flights of stairs and are not wheelchair accessible.

La Segreta entry is via 2 steps down with soft lighting throughout.

La Vedetta entry is via 2 steps up, then stairs with banister railing to first, second, and third floors with soft lighting throughout.

Unfortunately, parking is not allowed inside the village and disabled parking is rarely available in the surrounding areas.

We shall help with luggage carry if needed, with advance notice.


Church bells ring throughout the day and night and festive village life may be heard during your stay. Neighboring properties may have dogs that bark and sound can travel loudly down narrow medieval streets. While we make every effort to ensure your quiet enjoyment, we cannot guarantee no disturbances. The roads of Montefollonico are often uneven and paved with cobblestones and can be slippery in rainy and snowy conditions.

Public transportation to Montefollonico and between neighboring villages is highly limited so arrival by car is advised.


Parking is only allowed outside of the historic city center and is free. Inside the city center parking is by permit only for residents and parking without a permit may result in a fine. Although Montefollonico is a safe place, we cannot guarantee the security of your vehicle nor its contents and shall not be liable for any loss or damage to your vehicle.


Pets are not accepted except service animals and permission must be obtained in writing before the booking can be confirmed. Please note we are unable to accommodate any unannounced pets at arrival and animal care and boarding is extremely limited in our area with no 24 hour emergency care available nearby.

We require that you bring pet bedding, pets are not allowed on the furniture, and you accept responsibility for cleaning up after your pet.

For any damage incurred by a pet, a minimum €50 fee will be charged plus any costs for property damages.


Food served at Borgo di Sotto may contain specific allergens. In compliance with applicable food laws and regulations (including food labeling requirements), Borgo di Sotto will provide specific allergen information regarding food it serves upon request and with reasonable prior notice and use reasonable endeavours to adjust such food to accommodate particular dietary requirements requested by the guest. It is the guest’s responsibility to notify Borgo di Sotto of any dietary requirements, and subject to applicable law, any food served by Borgo di Sotto is consumed at the guest’s own risk.


Borgo di Sotto was created to offer guests a beautiful and unique experience. We therefore ask that you take good care of our family home so we may continue to offer a precious accommodation for many years to come.

By making a booking reservation you confirm you have read and accept our house rules. You will also find a house rules book at Borgo di Sotto.


All guests are expected to conduct themselves in a civil and orderly manner pre- and post-check-in, and not disrupt the enjoyment of other guests or local neighbors and residents. Excessive noise, loud music, fireworks, and illegal activities are prohibited.

If in our opinion, the opinion of our staff, or in the opinion of a third party supplier, your behaviour or that of any guest in your party is causing or is likely to cause distress, danger, or annoyance to any other guest or any third party or damage to property, we reserve the right to terminate your booking arrangements with us immediately at our sole discretion.

In the event of such termination neither we nor any third party supplier will have any liability to you and/or your party and you and/or your party will be required to leave our accommodation immediately.  We will have no further obligations to you nor any guests in your party. No refunds for lost accommodation will be issued nor will we will pay for any expenses, costs, loss, or damage incurred for termination of stay.

You and guests in your party may also be required to pay for loss and/or damages caused by your actions. You agree to indemnify us for the full amount of any claim (including all legal costs) made against us by a third party supplier or any third party as a result of you and/or your guests’ conduct.


Borgo di Sotto is a strictly non-smoking establishment, including e-cigarettes and vaping. If any evidence of smoking is found indoors guests will be asked to leave immediately and will be liable for the full cost of their stay. A minimum of €250 will be charged immediately to cover the cost of a specialist deep cleaning. There may be additional charges made to cover damages.


Please notify us as soon as possible about any difficulty or complaint you may have so we can find resolution. We’re committed to making things right during your stay and cannot offer resolution nor compensation for complaints made after your departure.


We endeavor to ensure website and marketing materials are as accurate as possible but we do enjoy creative license and decor may vary so they may not be relied upon as 100% accurate.


Except where otherwise expressly stated in these terms and conditions we will not be liable or be obligated to pay you compensation or damages if our contractual obligations to you are affected by any event which we or a related third-party supplier could not foresee or avoid. These events may include but are not limited to war, riots, civil strife, terrorist activity or threat, infectious disease, epidemic, pandemic, acts of any government or other national or local authority, transport closures, natural or nuclear disaster, adverse weather conditions, fire, chemical, or biological disaster and similar events outside our or a third party supplier’s control.


Borgo di Sotto does not accept any liability for any damage, loss, or injury to any guest nor any guest vehicles or possessions. We do not exclude liability for death or personal injury that arises as a result of our negligence or that of any of our employees whilst acting in the course of their employment.

Guests are required to notify us of any claim immediately for us to accept any liability accordingly. Any claim registered post departure cannot be considered.

The guest shall keep Borgo di Sotto indemnified in full against all direct, indirect or consequential liabilities, loss, damages, injury, costs and expenses awarded against, incurred, or paid by Borgo di Sotto as a result of or in connection with guest’s breach of guest terms and any damage caused to the Borgo di Sotto premises or contents, whether or not owned by Borgo di Sotto, caused by the guest.

We carefully select our third party suppliers, however we shall not be held liable for our suppliers’ performance of services nor any occurrences, acts, or omissions by suppliers, their employees, or agents. We will not be held responsible for any compensation for injury, illness, death, loss, damage, expense or any claim due to the act(s) and/or omission(s) of the person(s) affected, the act(s) and/or omission(s) of a third party, unusual or unforeseeable circumstances beyond our or our supplier(s) control, or an event which we or our suppliers could not have foreseen or prevented.

Borgo di Sotto shall not be liable for losses or damages resulting from third party claims nor indirect or consequential losses.

Borgo di Sotto is not responsible for the correctness of information contained in links to third party websites.


Extra services may be provided by independent third party suppliers. These suppliers provide these services in accordance with their own terms and conditions which will form part of your contract with them. Some of these terms and conditions may limit or exclude the supplier’s liability to you, usually in accordance with applicable international conventions.  


The information provided to Borgo di Sotto by guests during booking and at check in will be handled by Borgo di Sotto as data controller in accordance with applicable data protection requirements.

This information may be used by Borgo di Sotto and transferred to other third parties engaged by Borgo di Sotto within and outside the country or jurisdiction in which Borgo di Sotto is located (including to countries outside the EU) for the purposes of managing and fulfilling bookings.

Except as outlined above, Borgo di Sotto will not use guest information given for any other purpose unless the guest agrees or unless Borgo di Sotto is required or permitted to do so by law. Further information may be obtained via the Borgo di Sotto Privacy Policy.


These terms and conditions are governed by Italian law and any dispute or claim arising between the parties is subject to the exclusive jurisdiction of the courts of Italy. 


If any term or provision in these terms and conditions shall in whole or in part be held to any extent to be illegal or unenforceable under any enactment or rule of law, that term or provision or part shall, to that extent, be deemed not to form part of this agreement and the enforceability of the remainder of this agreement shall not be affected.

We reserve the right to alter our terms and conditions retrospectively which may impact your future reservation and stay, so please review our terms and conditions prior to your stay.

Thank you for reading, we look forward to welcoming you!