Terms & Conditions

Please read these terms and conditions carefully as they incorporate the basis upon which reservations are accepted by Nest at the Trees, Niseko, which is managed under terms of the Nest at Nest group of hospitality properties as detailed below.

Making a reservation automatically accepts all the terms and conditions outlined hereunder. We reserve the right to change and/or modify any of these terms and conditions at any time without notice and such changes will become effective immediately. Please check these terms and conditions periodically for changes. The effective date of these terms and conditions is January 2018.

Property Damage

The guest who registers at check-in/arrival will be held accountable for any damage to the property and contents during the stay dates. The registered guest will be liable for damages caused (including those by third parties visiting the apartment) which will result in forfeiting any deposits, pre-payment, cash security deposit and also may be subject to additional charges. We reserve the right to process any charges in addition to accommodation to the presented credit card supplied at check-in/arrival.

Property Types and Allocation

If for any reason the property type reserved is no longer available at time of check-in/arrival, we will provide a substituted property of equal or greater value and standard at the same rate confirmed. In extreme cases Nest at Nest will offer a full refund.


Check-in/arrival time is from 15:00. Guests to arrive earlier can store any luggage until the property is ready. Check-out/departure time is prior to 11:00 - late check-out after this time may incur an extra charges. If the property is fully committed on the departure date, late departures or extensions not already confirmed will not be permitted.

Bedding Requests

We will try to provide the requested bed configuration as far as possible however configuration is subject to availability and 24-hour’s notice is normally required. 


Our standard cancellation policy various according to the period of the booking. Please check with each booking. In general, any deposits paid will not be refundable. 

Car Parking

If using our car-park, you agree to enter the car park at your own risk. We does not accept any responsibility for damages or loss to your property or property belonging to someone else. 

Credit Card Authorisation

A credit card pre-authorisation may be required at check-in/arrival to cover incidental items. We may pre-authorise a credit card for any charges we deem appropriate to incidental charges that may be applicable based on the length of stay and apartment type. Please ensure you have sufficient funds to cover additional incidentals for this purpose.

Eviction of a Guest

We may evict a guest or visitors without warning. Guests who are evicted from a hotel will be blacklisted from all Nest at Nest Apartment locations and we may choose to notify the police. A guest is subject to such eviction should the following (but not limited to) occur;

  • Intoxication and unsavory behavior
  • Overcrowding - when the number of persons in the apartment exceeds the capacity (see maximum capacity per apartment table)
  • Physical or verbal assault towards hotel representatives, residents or other guests 
  • Wilful damage to Nest at Nest property
  • Any incident for which the police need to be called onto the premises
  • Any behavior posing a safety threat to others
  • Ignoring advice to reduce excessive noise (music or other noise)
  • Throwing of objects over the apartment balconies or from windows
  • Smoking within the apartment (a cleaning and deodorizing fine will also apply) 

Failure to Pay

In the event that a guest fails to pay immediately upon demand any amount owing to Nest at Nest, pursuant to the reservation and accommodation (including but not limited to telephone charges, apartment damage and cleaning fees), we reserve the right to deny access to the guest and ask that they vacate the premises.

Force Majeure

The performance of the agreement made between Nest at Nest and the guest is subject to acts of God, war, terrorism, government regulations, national disaster, strikes, civil disorder or curtailment of transportation facilities beyond the control of the parties making it inadvisable, illegal, or impossible to fulfil some or all of the agreement. Any agreements, contracts, quotes and reservations may be terminated without penalty for any one or more of such reasons by written notice from one party to the other.

Guest Courtesy

For the comfort of all our guests, we ask that noise is kept to a minimum so everyone can enjoy a peaceful and comfortable stay. We request that any non-registered visitors leave all apartments by 11pm (23:00) each evening. Please also extend this courtesy to our neighbors when entering and exiting the building or car park. 

Housekeeping/Apartment Servicing

Housekeeping servicing applied during the stay dates is communicated during the reservation process. Please note that this may vary according to specific properties under management. Please check with specific properties. In general, there will be a daily make up for rooms.  As we are an eco–friendly property, sheets and towels will be changed after every third night.

Additional full servicing outside the normal cycle can be arranged at an extra cost when required. Housekeeping is able to supply additional amenities at any time upon request.


Complimentary internet is available across all Nest at Nest Serviced Apartments.

Limit of Liability

We do our best to ensure your reservation arrangements are satisfactory, however Nest at Nest does not accept any liability whatsoever for any injury damage, loss, delay, additional expenses or inconvenience caused directly or indirectly by any events which are beyond our control including, but not limited to, war, civil disturbance, terrorism, fire, floods, acts of God, acts of Government or of any other authorities, accident to or failure of machinery or equipment, maintenance requirements or industrial action.

Maximum Capacity per Property

Nest at Nest adheres to the maximum property capacities at all times as stated for each property.


Payment for entire stay plus any incidentals is required at check-in/arrival unless otherwise noted on the website. The payment policy will be confirmed at time of reservation. If the payment policy is not adhered to the reservation may be cancelled. We accept most major credit cards. Any credit cards being used for payment (including incidentals) must be present at check-in/arrival by the cardholder. We also accept cash at the property. 

Pet Policy

Nest at Nest properties does not permit pets at any locations. If have an animal is considered a breach of your accommodation conditions and you will be asked to leave or remove the animal. Guide dogs are permitted and must have a medallion on their collar with the registration number and the owner must also carry a laminated pass (with the owner and dog’s name). Guide Dogs are required to be harnessed in public areas. Please advise ahead of time if you will be travelling with a Guide Dog.

Photographs and Descriptions

Whilst care is taken to ensure that the photos and description of our facilities and services is accurate, these are continually being changed, upgraded, and on occasion removed from service. If any feature or facility is essential to you in choosing a particular property, we highly recommend that you contact one of our reservation specialists, whom will assist your decision making process and if that feature or facility will be available during your stay. Descriptions are based on information available at the time of publishing and may vary or change at any time. Maps and location photographs are shown for general information only and highlight places in surrounding areas. Actual apartments occupied may vary in decor and inclusions from those shown in photographs.

Photo Identification

Valid photo identification (ID) matching the name of the main guest within the reservation must be presented at time of check-in/arrival. This is required in order to verify your identity for property security purposes and to protect the credit cardholder. This ID may be copied and securely stored as record that we have verified who you are and your authority to use your credit card as a combat to increasing credit card fraud.  As per our privacy policy, any personal information contained on the collected identification will not be on-sold; will be securely stored and carefully disposed of at the end of its usefulness.


All rates are quoted in Japanese Yen per room per night and include 8% Japanese consumption tax. Please check with statement on rates. Rates within reservations that have a valid confirmation by Nest at Nest will be honored. Rates that have been quoted are not confirmed until a valid confirmation email has been received from Nest at Nest and therefore subject to change. Nest at Nest reserved the right to amend rates that have been confirmed at incorrect rates due to human or distribution errors.

Right of Entry

In the event that the Nest at Nest has a legitimate cause for concern or if the guest has not been seen nor been able to be contacted over a period of time, the property may be entered by a representative to ensure the safety and comfort of all guests is in order.

Right to Refuse Entry

Nest at Nest reserves the right to refuse a guest entry to the accommodation for any reason whatsoever including where the guest has engaged in conduct on a previous occasion adverse to the hotel.

Security and Loss Prevention

All Nest at Nest buildings are secure environments and we do everything possible to ensure security levels are maintained, and we ask that our guests do also. However, Nest at Nest takes no responsibility for any personal possessions that are lost, stolen or misplaced whilst on the premises.

Smoking Policy

All Nest at Nest properties are non-smoking and smoking in the internal confines of the property is not permitted. Fines will apply to guests who do not adhere to this policy. Some properties have outdoor areas where smoking may permitted subject to local regulations.

Travel Insurance

We highly recommend all our guests to have an appropriate level of travel insurance. Travel insurance can be arranged by many travel agents.

Unaccompanied Minors

A child who is staying without the accompaniment of a parent, guardian or adult over the age of eighteen (18-years) is considered as an unaccompanied minor.  An unaccompanied minor/s may be permitted to stay at Nest at Nest if they can satisfy the normal payment and identification requirements.  Nest at Nest strongly advises against minors staying alone without adult supervision for safety reasons, as our apartments may have gas cooking facilities, sharp knives, internal stairs and bathtub which could be hazardous to minors staying alone.  Nest at Nest cannot accept any responsibility for injury caused by an unsupervised minor staying in our apartments, nor can we provide the service of supervising and caring for a minor during their stay.

It is deemed that you have accepted accept these terms and conditions in full when you pay your deposit.