TERMS OF SERVICE
Last updated: 27 August 2026
1. About these Terms
These Terms of Use (“Terms”) govern your access to and use of the Rooms Make A Home website, including any pages, forms, information, property content, communications and other materials made available through it.
Please read these Terms carefully before using this website.
By accessing or using this website, you agree to these Terms to the extent permitted by applicable law.
Submitting an enquiry, registering investment criteria or communicating with Rooms Make A Home through this website does not, by itself, create a contractual relationship, agency relationship, partnership, joint venture, fiduciary relationship or obligation to proceed with any property transaction.
Where we subsequently enter into a separate written agreement with you, the terms of that agreement will govern the relevant service or transaction and will take precedence over these website Terms to the extent of any inconsistency.
2. About Rooms Make A Home
This website is operated by:
Rooms Make A Home Portfolio Limited
(“Rooms Make A Home”, “RMH”, “we”, “us” or “our”)
Email:management.team@roomsmakeahome.com
Company Number: 16951387
Registered Office: 11 Tregarth Place, Goldsworth Park, Woking, Surrey, GU213JY
Property Redress Scheme Membership: PRS058381
Rooms Make A Home operates within the UK property sector and may, depending upon the particular opportunity, introduce, source, assess, market, facilitate or otherwise participate in property opportunities involving sellers, buyers, investors and other property professionals.
Rooms Make A Home is a member of the Property Redress Scheme (PRS).
PRS Membership Number: PRS058381
Where our activities fall within applicable anti-money-laundering, estate agency, property sourcing, consumer protection or other regulatory requirements, we intend to operate in accordance with the requirements applicable to those activities.
3. Purpose of this website
The website provides general information about Rooms Make A Home and allows people to:
enquire about potentially selling a property;
provide information about a property;
register property investment criteria;
express interest in receiving suitable property opportunities;
contact or communicate with Rooms Make A Home; and
learn more about our business and approach.
Information presented on this website is intended primarily as general information.
Unless expressly stated in a separate written agreement, nothing on this website constitutes a binding offer by Rooms Make A Home to purchase, sell, source, finance, refurbish, manage or otherwise transact in relation to any property.
4. Seller enquiries
Property owners may provide information about a property they own or are authorised to represent.
Submitting a seller enquiry does not:
constitute an offer by Rooms Make A Home to purchase the property;
guarantee that we will locate a purchaser;
guarantee a particular sale price;
create an estate agency, sourcing or other contractual relationship;
require Rooms Make A Home to proceed with an opportunity;
require the seller to accept an offer; or
constitute an exchange of contracts or legally binding property sale.
Any potential transaction will remain subject to such matters as may be applicable, including due diligence, verification, valuation, funding, surveys, searches, legal documentation and contract.
In England and Wales, a property sale will generally remain subject to contract until legally binding contracts are exchanged through the appropriate conveyancing process.
5. Authority to provide property information
If you submit information about a property, you confirm that you are either:
the owner of that property; or
authorised by the owner or another person with the appropriate legal authority to provide the information.
You must not knowingly submit false, misleading, fraudulent or unauthorised information.
We may request evidence of identity, ownership or authority before progressing an enquiry.
6. Investor registration
Investors may provide information concerning their preferred:
investment locations;
property types;
investment strategies;
purchase budgets;
funding methods;
purchasing timescales; and
other investment criteria.
Providing investment criteria allows us to understand the types of opportunities that may be relevant to you.
It does not guarantee that:
you will receive property opportunities;
any particular number of opportunities will be provided;
opportunities will satisfy your criteria;
an opportunity will remain available;
finance will be available;
an offer will be accepted;
a transaction will complete; or
any particular investment result will be achieved.
Rooms Make A Home retains discretion regarding which opportunities it introduces and to whom, subject to any separate contractual obligations we may subsequently agree.
7. Property opportunities are not investment advice
Nothing contained on this website or supplied through an initial property introduction constitutes financial, investment, mortgage, tax, accounting or legal advice unless expressly agreed otherwise and provided by a person appropriately authorised or qualified to provide that advice.
Property investment involves financial risk.
You should make your own assessment of every opportunity and obtain independent professional advice where appropriate.
Information concerning a property should not be treated as a recommendation that a particular transaction is suitable for you.
8. Your responsibility for due diligence
Investors and purchasers remain responsible for conducting their own independent due diligence before entering into a transaction.
Depending upon the property and transaction, this may include independently verifying:
ownership and title;
property condition;
structural condition;
planning status;
building regulations;
licensing requirements;
lease terms;
service charges;
ground rent;
restrictive covenants;
easements;
local authority information;
comparable sales;
valuations;
rental demand;
achievable rent;
occupancy;
refurbishment requirements;
refurbishment costs;
financing;
mortgage availability;
bridging finance;
taxation;
insurance;
legal issues;
regulatory requirements;
expected yield;
potential resale value; and
any other information material to the investment decision.
Where appropriate, you should instruct your own solicitor, surveyor, accountant, mortgage broker, tax adviser, builder or other suitably qualified professional.
You should not purchase a property solely on the basis of information displayed on this website or supplied in an initial property opportunity summary.
9. Estimates, projections and property figures
Property information may occasionally include estimated or indicative figures such as:
purchase price;
market value;
after-refurbishment value;
rental income;
yield;
refurbishment cost;
development cost;
finance cost;
potential profit;
return on investment;
comparable property values; or
anticipated timescales.
Unless expressly stated otherwise, these figures should be regarded as estimates or illustrative information rather than guarantees.
Property markets, finance costs, construction costs, rental demand and other circumstances can change.
Actual results may differ materially from projections.
Any reference to a potential future property value or financial return is not a promise or guarantee of future performance.
10. Property particulars and information
We take reasonable care when preparing or communicating property information.
However, information may originate from property owners, agents, public records, property portals, contractors, professional advisers or other third parties.
Unless expressly confirmed otherwise, Rooms Make A Home does not warrant that every item of third-party information is independently verified.
Photographs, floor plans, measurements, descriptions, maps, valuations, rental estimates, refurbishment estimates and other property information should therefore be independently verified where material to your decision.
Nothing on this website should be treated as a substitute for appropriate professional inspection or legal investigation.
11. Availability of property opportunities
Property opportunities can move quickly.
An opportunity displayed or communicated to an investor may subsequently:
be withdrawn;
be sold;
become unavailable;
receive another offer;
change price;
change condition;
no longer satisfy the original criteria; or
otherwise cease to be available.
Rooms Make A Home does not guarantee continued availability unless this is expressly provided for in a separate binding agreement.
12. Funding and finance
Any references to cash purchases, mortgages, bridging finance or other funding methods are informational only.
Rooms Make A Home does not guarantee that finance will be available to any person or for any particular property.
Unless expressly stated otherwise, Rooms Make A Home is not acting as your mortgage adviser or financial adviser.
You are responsible for obtaining appropriate independent advice regarding financing arrangements.
13. Tax
Property transactions may have significant tax consequences.
These may include, depending upon individual circumstances, Stamp Duty Land Tax, income tax, corporation tax, capital gains tax and other taxes.
Rooms Make A Home does not provide tax advice through this website.
Users should obtain independent tax advice appropriate to their circumstances.
14. Working with other property professionals
Rooms Make A Home may work collaboratively with other businesses and property professionals.
These may include:
property sourcers;
deal sourcers;
co-sourcing partners;
investors;
developers;
builders and contractors;
estate agents;
letting agents;
mortgage or finance professionals;
solicitors and conveyancers;
surveyors;
property managers; and
other professional service providers.
An opportunity may therefore involve more than one independent business.
Where another organisation provides services independently, it is responsible for its own services, representations, regulatory obligations and contractual relationship with you.
Rooms Make A Home does not automatically assume responsibility for the acts or omissions of an independent third party merely because that party has been introduced by, introduced to, or has collaborated with Rooms Make A Home.
Nothing in these Terms excludes liability that cannot lawfully be excluded.
15. Co-sourced property opportunities
Rooms Make A Home may occasionally identify or progress opportunities collaboratively with another property sourcing business or professional.
This may include circumstances where:
another sourcer originally identified an opportunity;
Rooms Make A Home identified the opportunity;
both parties contribute to sourcing or progressing the transaction; or
an opportunity is introduced through a professional network.
Where relevant, the commercial and professional roles of the parties should be disclosed as appropriate.
The involvement of another professional does not remove an investor's responsibility to conduct independent due diligence.
16. Sharing seller or investor information
Personal information is handled in accordance with our separate Privacy Policy.
Where appropriate, Rooms Make A Home may seek permission to introduce a seller, investor or enquiry to another relevant professional.
Submitting a website form does not constitute blanket permission for personal information to be indiscriminately distributed to unrelated third parties.
Where consent is the appropriate basis for sharing information with an independent co-sourcing or professional partner, that consent will be obtained as appropriate.
Once information has lawfully been provided to an independent organisation acting as its own data controller, its own privacy terms and responsibilities may apply.
17. Introductions to third parties
We may introduce users to third-party businesses that may be relevant to a property transaction.
An introduction does not necessarily constitute an endorsement, warranty or guarantee of that third party's:
work;
advice;
availability;
pricing;
financial standing;
professional competence; or
performance.
You should satisfy yourself that any professional you appoint is appropriate for your requirements.
Where Rooms Make A Home receives a referral fee, sourcing fee, commission or other financial benefit connected with an introduction or transaction, we will make disclosures where required by applicable law or regulation.
18. Fees
There is no fee merely for browsing this website or submitting an enquiry unless expressly stated otherwise.
Certain services or property transactions may involve:
sourcing fees;
reservation fees;
introduction fees;
commissions;
referral arrangements; or
other charges.
Any material fee payable by a client should be disclosed separately before that person becomes contractually committed to the relevant paid service.
The existence, amount, payment terms and refundability of any fee will be governed by the relevant agreement or transaction documentation rather than these general website Terms.
19. Anti-money laundering and identity verification
Property-related businesses can be subject to anti-money-laundering and financial crime obligations.
Where applicable to a transaction or activity, Rooms Make A Home may require:
proof of identity;
proof of address;
company information;
beneficial ownership information;
source-of-funds evidence;
source-of-wealth information; and
other information reasonably required for compliance purposes.
We may use appropriate third-party identity or compliance providers to assist with these checks.
Where required by law or where we cannot satisfactorily complete necessary compliance checks, we may decline, pause or cease to progress an enquiry or transaction.
We will not be obliged to disclose information where doing so would itself breach a legal obligation.
HMRC specifically identifies estate agency businesses as within the Money Laundering Regulations where the applicable activities are carried on.
20. No obligation to proceed
Rooms Make A Home reserves the right, subject to applicable law and any existing contractual obligations, to decline to progress an enquiry or opportunity.
Likewise, a seller or investor is not obliged to proceed merely because they have completed one of our website forms.
A binding obligation will arise only where the relevant parties enter into an appropriate legally enforceable agreement.
21. No guarantee of sale, purchase or investment performance
Rooms Make A Home does not guarantee:
that a seller's property will sell;
the price at which a property will sell;
that an investor will secure a property;
that finance will be obtained;
that refurbishment will increase a property's value;
that a property will achieve a stated rent;
that a particular yield will be achieved;
that a property will appreciate in value;
that an investment will generate a profit; or
that any particular investment strategy will succeed.
Property investment carries risk and property values can fall as well as rise.
22. No professional-client relationship from website use
Accessing this website, receiving general information or submitting a form does not create a solicitor-client, accountant-client, financial adviser-client, mortgage adviser-client or other regulated professional advisory relationship.
Where specialist advice is required, users should engage an appropriately qualified professional.
23. Accuracy and changes
We make reasonable efforts to keep website information useful and current.
However, we do not guarantee that all content will at all times be:
complete;
accurate;
current;
free from errors; or
suitable for a particular purpose.
We may update, remove or change website content without notice.
Nothing in this section affects responsibilities or liabilities that cannot lawfully be excluded.
24. Website availability
We do not guarantee that the website will always be available or uninterrupted.
We may suspend, withdraw, restrict or change all or part of the website for maintenance, security, technical, commercial or operational reasons.
We are not responsible for circumstances outside our reasonable control, subject always to applicable law.
25. Links to other websites
This website may contain links to websites operated by third parties.
These links may be provided for convenience or information.
Unless expressly stated otherwise, Rooms Make A Home does not control those websites and is not responsible for their content, security, privacy practices or availability.
Users should review the relevant third party's own terms and privacy information.
26. Intellectual property
Unless otherwise stated, intellectual property rights in the Rooms Make A Home website and original materials created by Rooms Make A Home belong to Rooms Make A Home Portfolio Limited or are used with appropriate permission.
This includes, where applicable:
branding;
logos;
website copy;
graphics;
proprietary documents;
property analysis;
original photographs;
databases;
reports; and
other original materials.
You may view the website for legitimate personal or business purposes connected with our services.
You must not reproduce, republish, commercially exploit, scrape, systematically extract or redistribute substantial proprietary website content without permission, except where permitted by law.
Third-party trademarks and materials remain the property of their respective owners.
27. Property opportunity information and circumvention
Where Rooms Make A Home privately introduces an investment opportunity, information supplied in connection with that introduction may be commercially sensitive.
You must not misuse confidential or proprietary information supplied by Rooms Make A Home.
However, any specific non-circumvention, confidentiality, exclusivity, introduction-fee or sourcing-fee obligation will only apply where contained in a separate enforceable agreement.
These website Terms alone should not be interpreted as creating an undisclosed sourcing fee or commission obligation.
28. Acceptable use
You must not knowingly use this website:
unlawfully or fraudulently;
to impersonate another person;
to provide materially false information;
to introduce malware or malicious code;
to interfere with the website's operation or security;
to attempt unauthorised access to systems or information;
to harvest personal information unlawfully; or
in a manner that infringes another person's legal rights.
We may restrict access where we reasonably believe the website is being misused.
29. Limitation of liability
Nothing in these Terms excludes or limits liability where doing so would be unlawful, including liability for death or personal injury caused by negligence, fraud or fraudulent misrepresentation, or any other liability which cannot legally be excluded.
Subject to those restrictions, Rooms Make A Home will not be responsible for losses resulting solely from a user's decision to rely upon general website information instead of conducting appropriate independent due diligence or obtaining appropriate professional advice.
Where a user acts in the course of business, and to the fullest extent permitted by law, Rooms Make A Home will not be liable for indirect or consequential losses, loss of anticipated profits, loss of business, loss of opportunity or loss of anticipated savings arising solely from use of the website.
Nothing in these Terms is intended to exclude, restrict or override statutory rights or protections that cannot legally be excluded.
30. Consumers
Nothing in these Terms affects any mandatory rights you may have under UK consumer law.
If you are acting wholly or mainly outside your trade, business, craft or profession, provisions applicable to consumers will continue to apply regardless of anything in these Terms that might otherwise suggest otherwise.
If a provision of these Terms conflicts with a mandatory consumer protection requirement, the mandatory requirement will prevail.
31. Privacy and data protection
Our collection and use of personal information is governed by our separate Privacy Policy.
You should read that policy before submitting personal information through this website.
The Privacy Policy explains, among other matters:
what information we collect;
why we use it;
lawful bases for processing;
circumstances in which information may be shared;
data retention;
communications and marketing;
your data protection rights; and
how to contact us regarding personal information.
32. Complaints
If you have a complaint about Rooms Make A Home, please contact us first so that we have an opportunity to investigate and respond.
Email: management.team@roomsmakeahome.com
Where applicable, unresolved complaints may be eligible for referral to the Property Redress Scheme in accordance with its rules and procedures.
Our membership of a redress scheme does not remove any other rights or remedies available under applicable law.
33. Changes to these Terms
We may amend these Terms from time to time to reflect changes to:
our business;
our services;
our website;
applicable law;
regulatory requirements; or
our operating practices.
The latest version will be published on this website and identified by the “Last updated” date above.
Changes will not retrospectively alter a separate contract already entered into unless that contract permits such a change or the parties otherwise agree.
34. Severability
If any provision of these Terms is found by a court or competent authority to be unlawful, invalid or unenforceable, the remaining provisions will continue in effect to the extent permitted by law.
35. No waiver
If Rooms Make A Home does not immediately enforce a right or provision under these Terms, that does not necessarily constitute a waiver of that right.
36. Third-party rights
Unless expressly stated otherwise, a person who is not a party to these Terms has no right to enforce them under the Contracts (Rights of Third Parties) Act 1999.
37. Entire website agreement
These Terms, together with our Privacy Policy and any other policies expressly incorporated into them, constitute the terms governing general use of this website.
They do not replace separate written contracts relating to property sourcing, property sales, introductions, reservations, joint ventures, purchases, investments or other transactions.
38. Governing law and jurisdiction
These Terms and any non-contractual dispute arising from or relating to use of this website are governed by the laws of England and Wales.
If you are acting in the course of business, the courts of England and Wales will have jurisdiction, subject to any mandatory legal rights or alternative arrangements agreed in writing.
If you are a consumer, you retain any mandatory rights concerning where proceedings may be brought.
39. Contact
Questions concerning these Terms may be sent to:
Rooms Make A Home Portfolio Limited
Email:management.team@roomsmakeahome.com
Company Number: 16951387
Registered Office: 11 Tregarth Place, Goldsworth Park, Woking, Surrey, GU213JY
Property Redress Scheme Membership: PRS058381