Holiday Niseko Terms and Conditions


Winter Booking Terms and Conditions

Term and Conditions Last updated 31 December 2022


SUBJECT TO CHANGE - Please note that due to the current unpredictability of international travel due to Covid-19, all terms and conditions are subject to change.

BEDDING CONFIGURATION - If your accommodation has bedding configuration options, please inform us of the required bedding configuration at the time of booking. If no instructions for bedding configuration are provided then all split beds will be set to singles. Late notice (less than 14days prior to check-in) we cannot guarantee your request.

CHECK-OUT TIME IS 10AM - A late check-out is not possible due to cleaning schedules. Please take this into consideration if you have a late flight as you will not be able to stay in your accommodation after 10am.

DELAYS DUE TO WEATHER & CHANGES TO TRAVEL DATES AND TIMES - If your arrival or departure time or date changes due to delayed or cancelled flights or any other reason we cannot refund for any accommodation or service that has been scheduled in accordance with your instructions. For more details please refer to Section 6.

TRAVEL INSURANCE - It is strongly suggested that travel insurance be purchased at the time of payment rather than just before travel to offer the benefit of coverage as regards Force Majeure. In the case of extreme unforeseeable events that take place after suppliers have been paid, Holiday Niseko will be unable to refund monies. As such clients must rely on their Travel Insurance as a key pathway to seek satisfaction.


1.1. A Reservation is not confirmed until a confirmation is issued by us.
1.2. A deposit payment of 20% is required to confirm your booking.  This must be paid within 5 days of the reservation being made before a reservation can be confirmed. Failure to do so will result in the reservation being cancelled unless other arrangements are made.
1.3. If the Confirmation date is less than 60 days before Check In, the Deposit is 100% of the Accommodation rate and must be paid within 48 hours of the reservation being made before a reservation can be confirmed.  
1.4. Payment of the accommodation balance must be received no later than 60 days prior to the arrival date. Failure to make the final payment on time may result in the booking being cancelled.
1.5.   The booking details are as per the confirmation, errors and omissions excepted.
1.6.   Descriptions and details of our services are subject to change at any time.
1.7. All offers, prices, terms and conditions are subject to change or withdrawal without notice prior to a Confirmation being issued.

2.1. All prices are in Japanese Yen and include Japanese consumption tax.
2.2 We reserve the right to correct any accommodation or guest services rates that may have been misquoted due to human and/or computer error.

3. Balance
3.1. The full balance of the accommodation booking must be received to secure it.

4.1. We accept Credit Card payments in Japanese Yen. In the case where credit card payment is not possible, bank transfer is accepted.
4.2. Where the currency of your credit card is not Japanese Yen:
4.2.1. All foreign exchange rate calculations and charges are your responsibility.
4.2.2. There may be differences between the date of your credit card payment, the date the charges appear
on your credit card statement, and the date on which the currency calculation is made.
4.2.3. Where we cancel, void or refund a payment to your credit card in JPY, there will be changes in the refund amount due to foreign currency exchange rates and fees and charges of your bank or credit card company; any differences are your responsibility.

5.1. A Holiday Cancellation is any change to the accommodation type or accommodation dates.
5.3. Cancellation of the reservation less than 60 days prior to the arrival date will result in forfeiture of the Entire Amount of the Reservation excepting the circumstances stated in 5.3.1.
5.3.1 If government-imposed travel restrictions prevent travel at the dates the guest has booked, the booking balance can be used in full as credit toward any accommodation booking with Holiday Niseko. This credit is transferable and valid until April 2024. Please note nightly rates vary throughout the winter season.
5.3.2 Any difference in credit is non-refundable but can be used toward future accommodation bookings until the date stated above.
5.4. Cancellation of the reservation by the guest more than 60 days prior to arrival will result in a forfeiture of the Initial Deposit, but the Balance (if already paid) will be refunded.
5.5. We cannot be held responsible for cancelling your booking as a result of your failure to comply with any requirement of our Booking Terms and Conditions, and we cannot be held liable for any expenses, costs or losses incurred by you as a result of any change or cancellation.

6.1. Where you do not use any accommodation or guest services that you have purchased and booked with us, we cannot offer any refund in whole or part.
6.2. If your arrival or departure time or date changes due to delayed or cancelled flights or any other reason we cannot refund any service that has been scheduled in accordance with your written instructions provided to us.
6.3. If your arrival or departure time or date changes due to delayed or cancelled flights or any other reason any Guest Service Items you have purchased may not be able to be rescheduled and you may have to repurchase services for the rescheduled time AND there may be delays in supplying a rescheduled service or alternative service.
6.4. You must make all requests for changes in writing and where we are able to accommodate your requested change our written confirmation will be sent, verbal instructions or confirmation cannot be accepted or honoured.

7.1. We reserve the right to substitute or upgrade accommodation with other accommodation to a comparable standard and type.

8.1. You accept responsibility for loss and damage to the accommodation, fittings, furniture and keys during your occupation.
8.2. A valid Credit Card is required as a security deposit and you authorize us to charge all fees and charges properly chargeable under this agreement to that Credit Card.
8.3 Damages include but are not limited to excessive stains on carpets, rugs, floors, furniture and bedding. You are responsible for the cost of restoring the property to its original condition.
8.4. Your personal possessions, including lift passes and hire equipment supplied by us, are at your own risk during your stay.
8.5. Any damage must be reported to Holiday Niseko immediately.
8.6. Charges for damages may include possible compensation charges for moving future guests to another accommodation.

9.1. The accommodation is available for occupation from 3.00 pm on the day of Check In. The accommodation must be vacated before 10.00 am on the day of Check Out.
9.2. A late check-out is not possible due to cleaning schedules. Please take this into consideration if you have a late flight as you will not be able to stay in your accommodation after 10am.
9.3. A credit card security deposit will be required at check in for ALL properties – you cannot Check In to the accommodation until we have credit card details and authorization for use as a security deposit.
9.4. Japanese Law requires that we obtain names, passport details, addresses and occupations for all guests – you cannot Check In to the accommodation until we have this information for all guests.

10.1. Front Desk Services will be provided through our resort office.

11.1. Parking during winter months is severely restricted and must be requested and confirmed for each Booking if required. Charges may apply and some properties do not have parking available and public parking may not be located nearby. Guests who intend to bring a vehicle must confirm availability of parking with us at the time of Booking.
11.2. Parking on the street is illegal and your car may be towed

12. PETS
12.1. No pets are allowed at any accommodation, either inside, outside or remaining in vehicles parked at the accommodation.

13.1. All our properties and vehicles are non-smoking.
13.2. If you or any in your group smoke in the accommodation or vehicles and continue to smoke after being requested to stop, Holiday Niseko may evict your group or any individual from the accommodation without refund.
13.3. If anyone in your group has smoked in the accommodation you will be charged additional cleaning costs of JPY50,000 AND any costs incurred in compensating later guests who are affected by the smell of smoking or the owner of the property for bookings that need to be relocated to a different property.

14.1. Some services are provided by agents and principals and the bookings are made subject to the terms and conditions of the agent or principal.
14.2. Subject to Japanese Law Holiday Niseko, our agents and principals are not liable for any loss, damage, delay, consequential loss, injury or death resulting from any act, alteration or omission by Holiday Niseko, our agents or principals, any third party, act of god or other circumstances.
14.3. From the date of Confirmation, you agree to protect yourself and the people in your group against all risks of travel, including the possibility of having to cancel the holiday or alter travel dates, with appropriate Travel Insurance which you will arrange independently of us.

15.1. Elements of your stay may include services supplied by third parties. Such third-party suppliers will usually have their own set of Terms and Conditions relating to the services they provide. You should consult the Terms and Conditions of any third party either before or soon after making a booking if your stay includes such items.

16.1. If a guest or a member of your party behaves in a way that causes or is likely to cause danger, upset or distress to, a third party, Holiday Niseko staff or intentionally damages the accommodation we are entitled, without prior notice, to curtail the stay and request that the person(s) concerned leave the accommodation. No refunds or return travel arrangements will be made and we will not pay any expenses or costs incurred as a result of such a curtailment.

17.1 Shoe spikes worn inside the accommodation will cause floor damage. The full cost of repair to any damage to the flooring caused during your stay will be charged to you. These costs may exceed JPY2,000,000

18.1 Any outstanding payments at the time of check-out will be charged to the credit card provided during the check-in process.

19.1. Upon check-out, the dishes must be cleaned and garbage placed in bins.
19.2. If cleaning takes longer than the standard time due to the accommodation being left in an excessively dirty state, additional cleaning charges will apply.

20.1. Accidental or deliberate non-emergency use of fire extinguishers will incur replacement and cleaning costs.


21.1 Due to fire regulations your accommodation will have a maximum occupancy. The maximum number of Guests per accommodation may not be exceeded.
21.2 An extra person fee per person applies to any Booking over the Standard Number of Guests in an accommodation. Extra guests will be accommodated on japanese futons.


21.1. All deliveries must have a Holiday Niseko Booking Number and Lead Guest on the delivery slip.
21.2. All deliveries must be directed to the Holiday Niseko Hirafu Office.
21.3. All deliveries to and collections from Holiday Niseko Office are at the Guest’s own risk.
21.4. Holiday Niseko accepts no responsibility and offers no compensation for misplaced items, delayed or failed pick-ups or deliveries.
21.5. If you are using these services, Holiday Niseko strongly recommends you have adequate insurance for your personal belongings.

You accept these terms and conditions in full when you pay the deposit or balance.