Privacy Policy

Overview

Breeze is a private holiday accommodation platform that connects guests directly with property owners — no agencies, no middlemen, no commission. Bookings are made directly with the owner of the property. Breeze provides the technology, verification, and dispute support that makes this safe and reliable.

This page lays out, in plain language, every policy that governs how Breeze operates. We update this page whenever a policy changes and timestamp the last update at the top.

If you have a question that is not answered here, our team is reachable through the contact form below.

Privacy Policy

Who is responsible for your data

Breeze is the data controller for the personal data described in this policy. For any privacy question, or to exercise the rights set out below, contact us at hello@breeze-properties.com or through the contact form.

What we collect

For guests: your name, email address, payment card details (held securely via our payment processor — never stored on Breeze servers), booking dates and the property you reserved.

For hosts: your name, email address, and postal address. Your identity is verified through our payment provider (Stripe) during payout onboarding — Breeze does not collect or store a copy of your identity document. You also provide two property documents for the listing — proof of address and proof of ownership (an official land registry extract). These documents are checked by Breeze's verification system and stored encrypted using TLS 1.3 in transit and AES-256 at rest.

How we use your data

Your data is used solely to operate the platform: to confirm bookings, process payments, verify property ownership, enable communication between you and your booking counterparty, and respond to support requests. We do not sell your data to advertisers, marketers, or any third party. We do not display advertisements on Breeze.

Legal basis for processing

Under the GDPR, we process your personal data on the following legal bases:

• Performance of your contract — confirming and managing your booking, taking payment, sharing the booking details with your host so they can host you, and enabling messaging between you.
• Legal obligation — keeping booking and financial records for the periods that tax and accounting law require.
• Your consent — optional marketing emails, which you can withdraw at any time.
• Legitimate interests — preventing fraud and abuse, and the private host-to-host guest assessments that keep hosting safe.

Reviews & guest assessments

After a stay, a host may record a private assessment of a guest. This is visible only to other Breeze hosts — to support safe and informed hosting — and is never shown publicly or used for advertising. Property reviews left by guests are published on the listing once finalised.

Your rights under GDPR

If you are located in the European Union or the United Kingdom, you have the right to: access the data we hold about you, correct inaccuracies, request deletion of your data (subject to legal retention requirements), export your data in a portable format, and object to certain processing. To exercise any of these rights, use our contact form and select “Privacy & data” as the topic. We respond within 30 days.

Where your data is processed

Breeze runs on European infrastructure, with data hosted in the European Union (Frankfurt, Germany). We rely on a small number of trusted service providers who process data only on our instructions: Stripe (card payments and host identity verification), our EU hosting and database provider, and an email-delivery provider for transactional messages. Where any provider necessarily processes data outside the European Economic Area, it is under safeguards approved by the GDPR, such as the European Commission's Standard Contractual Clauses.

Complaints and data breaches

You have the right to lodge a complaint with your data-protection supervisory authority. In Croatia this is the Agencija za zaštitu osobnih podataka (AZOP). In the unlikely event of a data breach that poses a risk to your rights, we will notify the supervisory authority within 72 hours and inform affected users without undue delay, as the GDPR requires.

Data retention

Booking records are retained for 7 years for tax and legal compliance. Guest contact information may be retained for as long as your account is active. Host verification documents are not retained once verification is complete. Breeze is designed for verification to be fully automated: in the ordinary case, the documents are deleted as soon as the automated check passes, and only a record confirming that the verification was passed is kept — for the duration of the host's listing plus 24 months. In the uncommon event that a property cannot be verified automatically and requires manual review, a copy of the documents is retained securely, and only for as long as that review and the relevant retention period require. Direct messages are governed by the schedule in the Message Retention section below.

Messages sent through the website chat (the “Send us a message” bubble) are retained for 90 days after the last message in the conversation and then permanently deleted, together with the name and email address provided.

Terms of Service

By creating an account on Breeze or making a booking, you agree to the terms set out below. These terms exist to keep the platform fair, safe, and useful for everyone.

For guests

You agree to provide accurate personal information when making a booking, to treat the property and its surroundings with respect during your stay, and to honour any additional fees (such as tourist tax) payable in cash upon arrival.

We strongly encourage you to communicate with your host through Breeze. Conversations on the platform are kept transparent, encrypted, and on record — protecting both parties in the event of a dispute. However, we do not restrict you from communicating with your host directly or through any other platform if you both prefer. The choice is yours.

For hosts

You agree that the property listed is yours to let (or that you have legal authority to do so), that the photos, description, and amenities listed accurately reflect the property, that you will respond to guest inquiries within a reasonable timeframe, and that you will honour any confirmed booking unless cancelled within Breeze's policy.

Listings that misrepresent the property, generate repeated guest complaints, or violate local short-term rental regulations may be suspended or permanently removed at the discretion of the Breeze Trust & Safety team.

Breeze's role

Breeze is a technology platform that connects guests with hosts. Breeze is not the property owner, landlord, or letting agent. We do not collect commission from either party. The contract for accommodation is between the guest and the host. Breeze provides the booking technology, identity verification, and dispute support. Payments are processed directly between the guest and the host via Stripe; Breeze does not hold or handle the funds.

Breeze acts solely as an advertising and technology platform (an information-society service). We are not a party to the booking contract, which is concluded directly between the guest and the host. To the extent permitted by law, Breeze is not responsible for the accuracy or completeness of a listing, the quality, safety, or condition of any property, or the performance of the booking or the payment between guest and host. The verification, messaging, and dispute-support tools we provide are offered in good faith as a convenience and do not make Breeze a party to, or a guarantor of, any booking.

Governing law

These terms are governed by the laws of the Republic of Croatia, and any dispute is subject to the jurisdiction of the competent Croatian courts. This does not deprive you of the protection of any mandatory consumer-protection rules that apply in your country of residence.

Host Agreement

Every host lists under the Breeze Host Agreement — the binding contract between Breeze and the host, covering eligibility and warranties, payments and payouts, cancellations, the content licence, reviews, liability and indemnity, suspension, and governing law. A host accepts it by submitting their Host Attestation, which is recorded as their signed adherence to the Agreement.

The full agreement is a separate, versioned document you can read in full and download:

View the Breeze Host Agreement (v1.0)

Cancellation Policy

Each host on Breeze sets their own cancellation policy when listing their property — this is one of the platform's core principles of owner autonomy. The deadline is expressed in days before check-in.

Because a Breeze booking is accommodation reserved for specific dates, it is exempt from the statutory 14-day right of withdrawal that applies to most distance contracts (EU Consumer Rights Directive). The host's cancellation terms below apply instead.

How it works

When your card is charged depends on the property's free-cancellation window. If you book while that window is still open, your booking is reserved — your card is held but not charged until the window closes (the cancellation deadline), and you may cancel any time before then for an automatic full refund. If you book after the deadline has passed, payment is taken at booking and the stay is non-refundable. The exact deadline is shown clearly on every property page and on your booking confirmation.

Cancellations after the deadline

Once the cancellation deadline has passed, the booking becomes non-refundable by default. The host has discretion to offer a partial or full refund as a goodwill gesture. We recommend discussing extenuating circumstances (illness, bereavement, travel restrictions) directly with your host via Breeze messaging — most hosts are reasonable and will accommodate genuine hardship.

Cancellations by the host

If a host cancels a confirmed booking for any reason other than force majeure (natural disaster, governmental order), the guest receives a full refund and the host's standing on the platform may be affected. Repeated host-initiated cancellations may result in suspension or removal.

Removal of a property by Breeze

If Breeze removes a property for a policy or conduct breach — for example confirmed fraud or impersonation, an imminent safety threat, or a legal order — every active and upcoming reservation on that property is automatically cancelled and the affected guests are fully refunded, regardless of the host's cancellation deadline. Guests holding an otherwise non-refundable booking are refunded in full, and the host forfeits the revenue from those reservations. This ensures no guest loses money for a stay that can no longer be honoured, and it is a consequence every host accepts by listing on Breeze. It is reserved for serious cases and is never used lightly.

Payments & Fees

Payment for the stay

Stays on Breeze are paid exclusively by debit or credit card. This protects hosts from no-shows and gives guests the safety of bank-grade fraud protection. We accept Visa, Mastercard, and American Express. Card payments are processed by Stripe — a PCI DSS Level 1 compliant payment processor — and go directly to the host's payment account. Breeze does not collect, hold, or have access to your card details at any point.

Additional fees

Hosts may set additional fees for their property — cleaning fees, security deposits, tourist tax, late check-in surcharges. Each fee is clearly listed on the property page before you book, with two clearly marked payment timings.

No commission or service fee

Breeze does not charge guests a commission, service fee, or any markup on the price set by the host. The price you see is the price you pay. This is fundamental to the Breeze model. Card-processing fees are paid by the host to Stripe as a cost of doing business; Breeze takes nothing.

Currency

Each property on Breeze sets its own listing currency, chosen by the host when listing the property. The currency you see on a property page — and the currency you will be charged in — is the host's chosen currency. Breeze does not convert between currencies; foreign exchange charges, if any, are determined by your card issuer.

Breeze supports the Euro, US Dollar, British Pound, Swiss Franc, and the currencies of all European countries that have not yet adopted the Euro, alongside selected major global currencies.

Subscription Model

Breeze does not, and will never, take commission on bookings — not from guests, not from hosts. The price a guest pays is the price the host receives. Breeze is sustained instead by a single, transparent source: an annual subscription paid by hosts. Breeze is currently free for all users; the subscription described here is the model that will be introduced, and this section explains exactly how it will work before it does.

A fixed cost, not a share of your success

The defining difference between a subscription and a commission is not only the amount — it is the shape. A commission takes a percentage of everything you earn; the better your season, the more is taken from you. A subscription is a fixed, predictable annual cost that does not change with how many bookings you receive or how much you earn. A strong season is yours in full. Breeze is paid for providing the platform — not for standing between you and your guests.

What the subscription pays for

The subscription funds three things: the visibility and quality of a platform with no commissions and no platform-imposed limits on how you run your property; the ongoing operation and security of Breeze; and the continued development of its tools — built in collaboration with the hosts who use them, so the platform improves in the direction its owners actually need.

How it is structured

The subscription scales with the number of units a host lists — not the number of properties. Units may be spread across any number of properties; what is counted is the total. This keeps the model fair: a host with a single three-unit property and a host with three single-unit properties are treated identically, because they list the same number of units.

The model has five levels. A host pays for the level that fits their portfolio, and no more — and each level grants more capacity than the one before.

• Tier 1 — 1 – 3 units
• Tier 2 — 4 – 6 units
• Tier 3 — 7 – 10 units
• Tier 4 — 11 – 15 units
• Tier 5 — 16+ units

Portfolios above 15 units

For larger portfolios, the subscription is arranged directly with Breeze. Pricing is not bespoke or negotiated case by case — it follows the same per-unit basis as the standard tiers. The annual cost is calculated at the per-unit rate of the largest standard tier, applied to the host's total unit count. A larger portfolio therefore never pays a higher rate per unit than a smaller one; scale is rewarded, never penalised.

Changing tiers

If a host wishes to publish a unit that would take them beyond their current tier, they upgrade to the tier that accommodates it. Units beyond a tier's capacity cannot be published until the host upgrades. When a host upgrades partway through a subscription year, they pay only the difference to the higher tier for the remainder of that year; the renewal date does not change.

Pricing and notice

Specific prices will be published before the subscription is introduced. Breeze commits to announcing the introduction of the subscription, and any subsequent change to pricing, at least 60 days in advance.

Founding Hosts

As part of Breeze's Start-up initiative, the first 100 hosts to publish a live listing are recognised as Founding Hosts. For them the host subscription is free for life — the subscription described above will never apply to their account, whatever is introduced later.

Message Retention

Direct messages between guests and hosts on Breeze follow a three-phase retention schedule designed to balance practical reference value with your right to data minimisation under GDPR.

Supported attachments

You may attach images (JPG, PNG, GIF, WEBP, HEIC), PDFs, and Microsoft Word documents to any message. Maximum 6 attachments per message, 10 MB per file. Common uses: building access QR codes, check-in instructions, parking maps, receipts.

Exceptions

Threads associated with suspended properties, disputed bookings, or threads subject to a legal hold are excluded from automatic deletion until the relevant matter is resolved. We will inform you if your conversation falls into any of these categories.

Trust & Safety

Host verification

Every host on Breeze is verified before their property goes live. Verification has three parts: the host's identity — confirmed securely through our payment provider (Stripe) when they connect their payouts — their proof of address, and their proof of ownership of the property (an official land registry extract showing them as the registered owner). Most checks are handled automatically and immediately; anything the automated system cannot resolve is reviewed by the Breeze Trust & Safety team.

Property suspension

A property may be temporarily suspended from Breeze if the Trust & Safety team receives substantiated reports about substandard conditions, safety concerns, or a serious guest complaint. Suspended listings are hidden from public browsing while the matter is investigated. Existing confirmed bookings remain valid. The host receives a written notice with the stated reason and is invited to respond, propose a resolution, or appeal.

Re-verification

Where a property's details have changed, or where the Trust & Safety team needs to confirm a listing afresh, the team may ask the host to re-verify the property. The host re-submits the listing — including current verification documents — and it passes through verification again. While re-verification is pending, the property is temporarily removed from public browsing and cannot take new bookings; existing confirmed bookings remain valid.

Property removal

In cases of fraud, repeated violations, severe safety issues, or where suspension dialogue fails to resolve a problem, a property may be permanently removed from Breeze. Affected guests with existing bookings will be informed and any pre-paid amounts will be refunded. Further arrangements, including any alternative accommodation, are between the guest and the host directly, in keeping with the direct-booking model that defines Breeze.

Reporting an issue

If you experience a safety concern, fraud, harassment, or substandard accommodation during your stay, reach us through our contact form and select “Trust & safety” as the topic. Safety reports are our highest priority and we aim to respond as quickly as possible.

Cookies

Breeze uses cookies for essential functionality only. We do not use cookies for advertising, tracking across other websites, or behavioural profiling.

No third-party cookies are loaded on Breeze.

Contact Breeze

Have a question or need to reach the Breeze team? Send us a message below — pick the topic that fits and we’ll route it to the right people. We aim to respond during business days.

For any question about these policies, including privacy and data requests, contact hello@breeze-properties.com. The contact form on this page requires JavaScript; email reaches the same team.