es.casa

Terms of Service

Effective date: 21 May 2026 Last updated: 21 May 2026

1. Who We Are

es.casa is operated by:

Echo Marketing B.V.

  • KvK (Dutch Chamber of Commerce): 76053415
  • BTW (VAT): NL860490853B01
  • Registered address: Goorsestraat 49, 7496 AC Hengevelde, The Netherlands
  • Contact: hola@es.casa

In these Terms, "es.casa", "the Platform", "we", "us", and "our" refer to Echo Marketing B.V. acting under the trade name es.casa. The Platform comprises the website at es.casa, all its city subdomains (such as marbella.es.casa and ibiza.es.casa), and any related services we provide.

"You" or "User" means any visitor to or registered user of the Platform.

2. Acceptance of These Terms

By accessing or using the Platform, you agree to be bound by these Terms of Service ("Terms") and our Privacy Policy. If you do not agree, please do not use the Platform.

These Terms form a legally binding agreement between you and Echo Marketing B.V. You must be at least 18 years old, or the age of legal majority in your country of residence, to use the Platform.

3. What es.casa Is, and What It Is Not

es.casa is an online marketplace that connects people looking for property in Spain ("Buyers") with estate agents, agencies, and individual sellers ("Agents") who list properties on the Platform.

es.casa is a hosting and intermediation platform. We do not sell, rent, broker, or otherwise transact in real estate ourselves. All property transactions are concluded directly between Buyers and Agents (or their clients), outside of the Platform.

In particular:

  • We do not own, list, or have any legal interest in the properties displayed on the Platform.
  • We do not collect commission on property sales or rentals.
  • We do not act as a real estate broker (agente de la propiedad inmobiliaria) under Spanish law.
  • We do not act as a payment processor for property transactions.
  • We do not verify, endorse, or guarantee any specific property listing or Agent beyond the verification procedures described in Section 7.

We provide our services in our capacity as an information society service provider under Regulation (EU) 2022/2065 (the Digital Services Act), Spanish Law 34/2002 on Information Society Services (LSSI), and Dutch law applicable to information society service providers.

4. Definitions

For clarity, the following terms have the following meanings in these Terms:

  • "Agent" means any user with a verified professional account, including individual estate agents, agencies, and individual property owners listing their own property for sale or rent.
  • "Buyer" means any user (registered or not) who uses the Platform to search for property or contact Agents. The term "Buyer" includes prospective renters and investors.
  • "Content" means any text, photographs, videos, listings, messages, reviews, or other material submitted to or displayed on the Platform.
  • "Credits" means the prepaid units of value, denominated in euro, that Agents may purchase to fund advertising and lead-generation activity facilitated by the Platform.
  • "Listing" means a property advertised by an Agent on the Platform.
  • "Platform" means the website at es.casa, all city subdomains, mobile interfaces, and any related services provided by us.

5. User Accounts

5.1 Creating an account

To access certain features (saving searches, contacting Agents, listing properties, purchasing Credits) you must create an account. You may register using your email address and password or through a supported third-party login provider.

When creating an account, you must:

  • Provide accurate, current, and complete information.
  • Maintain and update your information so it remains accurate.
  • Keep your password confidential and not share your login credentials with anyone.
  • Notify us promptly at hola@es.casa if you suspect unauthorized access to your account.

You are responsible for all activity that occurs under your account.

5.2 Eligibility

You must be at least 18 years old to create an account. Accounts created by minors will be terminated. By creating an account, you confirm that you are legally able to enter into binding contracts in your country of residence.

5.3 One account per person or entity

You may hold only one Buyer account. Agents may hold one account per legal entity. We reserve the right to merge or suspend duplicate accounts.

6. Buyer Accounts

As a Buyer, you may:

  • Search Listings across the Platform.
  • Save favourite Listings and searches.
  • Contact Agents directly through the Platform's messaging features.
  • Subscribe to property alerts and newsletters.
  • Download buying guides, mortgage calculators, and similar resources.

Buyer accounts are free of charge. If we introduce premium Buyer features in future, any pricing will be communicated clearly before purchase.

You acknowledge that:

  • The contact details you provide may be shared with Agents whose Listings you inquire about, for the purpose of responding to your inquiry. This is described in our Privacy Policy.
  • We do not guarantee that any Agent will respond to your inquiry within a specific timeframe.
  • All terms of any property transaction, price, payment, contract, deposit, completion, are agreed directly between you and the seller or Agent, outside the Platform.

7. Agent Accounts

7.1 Becoming an Agent

To list properties or purchase Credits, you must register an Agent account and provide:

  • Legal name of your business (or your full legal name if you are a sole proprietor).
  • Registered business address.
  • Tax identification number (NIF/CIF for Spanish entities; equivalent for other jurisdictions).
  • Real estate professional license number, where required by local law.
  • A working contact email and phone number.

We may request additional verification documentation. Until verification is complete, your Listings may be displayed with limited visibility or held for review.

7.2 Agent obligations

As an Agent, you represent and warrant that:

  • You hold all licenses and registrations required to act as an estate agent or to advertise the properties you list under applicable Spanish, EU, and local law.
  • You have full legal authority to list each property, either as the owner, an authorized representative of the owner, or under a valid mandate from the owner.
  • All Listing information you provide (price, location, area, features, photographs, legal status) is accurate, current, and not misleading.
  • You will respond to Buyer inquiries promptly and professionally.
  • You will comply with applicable advertising laws, including the Spanish General Consumer Protection Act (RDL 1/2007), the Spanish Unfair Competition Act, and EU consumer protection law.
  • You will not use the Platform to advertise properties for which you have no authorization to market.

7.3 Listing standards

All Listings must:

  • Use original photographs or photographs licensed to you. Watermarking by the Agent is permitted; copying another Agent's photographs or impersonating their listings is not.
  • Disclose any legally required information, including the energy performance certificate where applicable, habitability certificate, and applicable community fees.
  • Reflect the actual asking price. "Price on application" is permitted; misleading or speculative pricing is not.
  • Not contain misleading representations of location, area, or features.

We may remove, edit, or unpublish any Listing that we reasonably believe violates these standards, in accordance with Section 12 (Notice and Action) and Section 13 (Appeals).

8. Agent Credits

8.1 Purchase

Agents may purchase Credits to fund advertising and lead-generation activity. Credits are denominated in euro and purchased in advance. Pricing for Credits, applicable VAT, and any volume discounts are displayed at the point of purchase and on our public pricing section at https://es.casa/become-agent#pricing.

Seller of record. Echo Marketing B.V. is the seller of record for all Credit purchases and issues the invoice. Payment processing is handled by Mollie B.V. ("Mollie"), our regulated Payment Service Provider, which processes card payments, SEPA bank transfers, iDEAL, Bancontact, Apple Pay, PayPal and other local payment methods on our behalf. Mollie is authorised and supervised by De Nederlandsche Bank (DNB). Customer service inquiries relating to billing, payments, and refunds should be directed to us at hola@es.casa.

8.2 VAT treatment

  • Purchases by Agents established in Spain are subject to Spanish VAT at the applicable rate (currently 21%).
  • Purchases by VAT-registered Agents established in another EU member state are subject to the EU reverse-charge mechanism; no VAT is charged by us, and the recipient accounts for VAT in their country of establishment.
  • Purchases by Agents established outside the EU are not subject to EU VAT, subject to provision of a valid business identifier.

8.3 Use of Credits

Credits may be used solely for advertising, lead-generation, listing-promotion, and similar services that we make available through the Platform from time to time.

Credits:

  • Do not constitute electronic money under Directive 2009/110/EC.
  • Have no cash value and cannot be exchanged for cash.
  • Are non-transferable between Agent accounts.
  • Are consumed in real time as ad spend or lead-generation activity is incurred, based on the rates shown at the time of consumption.

8.4 Expiry

Unused Credits expire 24 months after the date of purchase. We will notify you by email at least 30 days before expiry.

8.5 Refunds

  • Unused Credits, cooling-off period: Where you are a consumer, you may withdraw from a Credit purchase within 14 days under the EU Consumer Rights Directive, except that the right of withdrawal is lost once you have begun using the Credits. Business purchasers (Agents acting in a business capacity) do not benefit from this statutory cooling-off period but may request a refund of unused Credits within 14 days of purchase as a matter of policy.
  • Used Credits: Credits already consumed for advertising or lead-generation are non-refundable.
  • Refund processing: Approved refunds are made via the original payment method within 14 days of approval.

8.6 Account closure

If your Agent account is closed (by you or by us), any unused Credits will be:

  • Refunded if closure is initiated by us without cause attributable to you.
  • Forfeited if closure is due to your breach of these Terms, fraudulent conduct, or violation of applicable law.

9. Prohibited Conduct

You agree not to:

  • Use the Platform for any unlawful purpose or in any way that violates these Terms.
  • Submit false, misleading, or fraudulent Content, including fictitious Listings, fake Agent credentials, or false buyer inquiries.
  • Impersonate any person or entity, or misrepresent your affiliation with any person or entity.
  • Harass, threaten, defame, or otherwise abuse other users.
  • Interfere with or disrupt the Platform's operation, including by introducing malware, conducting denial-of-service attacks, or circumventing security measures.
  • Scrape, harvest, or extract data from the Platform by automated means, except as expressly permitted by our robots.txt or by separate written agreement.
  • Use the Platform's contact features to send unsolicited commercial messages (spam) to Buyers or Agents.
  • Reverse-engineer, decompile, or attempt to derive the source code of any part of the Platform.
  • Use any es.casa branding, trademark, or trade name without our prior written permission.
  • Violate any applicable law, including Spanish LSSI, the GDPR, the EU Digital Services Act, and consumer protection law.

We may suspend or terminate your account at any time for breach of this Section, with or without prior notice depending on the severity of the breach.

10. Intellectual Property

10.1 Platform IP

The Platform, including its design, software, databases, trademarks, logos, and content other than User Content, is owned by Echo Marketing B.V. or its licensors. All rights are reserved.

You may not copy, modify, distribute, sell, lease, or create derivative works of any part of the Platform without our prior written consent.

10.2 User Content licence

When you submit Content to the Platform (Listings, photographs, messages, reviews), you grant Echo Marketing B.V. a worldwide, non-exclusive, royalty-free, sublicensable licence to host, store, reproduce, display, distribute, translate, and adapt that Content for the purpose of operating, promoting, and improving the Platform.

You retain ownership of your Content. The licence terminates when you remove your Content or close your account, except that:

  • We may retain copies for legal, compliance, security, or backup purposes for as long as legally required.
  • Third parties who legitimately accessed Content while it was public (such as Buyers who saved a Listing) may retain copies under their own terms.

10.3 Notice of infringement

If you believe Content on the Platform infringes your intellectual property rights, send a written notice to hola@es.casa with the subject line "IP Notice" including:

  • Identification of the copyrighted work or trademark claimed to be infringed.
  • The specific URL(s) of the allegedly infringing Content.
  • A statement, under penalty of perjury, that you are the rights holder or authorised to act on the rights holder's behalf.
  • Your contact details and a signature (electronic signatures accepted).

We will respond within the timeframes required by applicable law.

11. Privacy

Our Privacy Policy explains how we collect, use, and protect personal data. By using the Platform, you acknowledge that you have read and understood the Privacy Policy.

12. Notice and Action, Reporting Illegal Content

In accordance with Article 16 of the EU Digital Services Act (Regulation (EU) 2022/2065), we operate a notice-and-action mechanism for reporting illegal content.

12.1 How to report

To report content you believe is illegal under EU or national law (such as fraudulent Listings, infringing photographs, defamatory messages, or unauthorized data scraping), email hola@es.casa with the subject line "DSA Notice" and include:

  • The specific URL(s) or other unique identifier of the content.
  • A clear explanation of why you believe the content is illegal.
  • Your name and contact details. Anonymous notices are accepted for serious cases, but we may be unable to respond.
  • A statement of good-faith belief that the notice is accurate and complete.

12.2 What we will do

We will acknowledge receipt of valid notices without undue delay and conduct a diligent, non-arbitrary, and objective review. If we determine that the content is illegal, we will remove or disable access to it.

We aim to resolve notices within 5 working days for clearly illegal content and within 14 working days for cases requiring legal assessment.

12.3 Statement of reasons

Where we restrict, remove, or unpublish Content (whether following a notice or on our own initiative), we will provide the affected user with a statement of reasons in accordance with Article 17 of the Digital Services Act, including:

  • The factual and legal basis for the decision.
  • Whether the decision was made by automated means.
  • Information about how to appeal the decision (Section 13).

12.4 Single point of contact

For communications from competent authorities, courts, and the European Commission under the Digital Services Act:

  • Postal address: Echo Marketing B.V., Goorsestraat 49, 7496 AC Hengevelde, The Netherlands
  • Email: hola@es.casa
  • Languages accepted: English, Dutch, Spanish

13. Appeals and Internal Complaints

If we have:

  • Removed or restricted your Content;
  • Suspended or terminated your account; or
  • Restricted your ability to receive Credits or refunds,

you may appeal the decision by emailing hola@es.casa with the subject line "DSA Appeal" within 6 months of being notified of the decision. We will review the appeal under human supervision and respond within 14 working days.

You retain the right to use out-of-court dispute settlement bodies certified under Article 21 of the Digital Services Act, and to bring proceedings before a court.

14. Suspension and Termination

14.1 By you

You may close your account at any time by emailing hola@es.casa or by using the account-closure function in your account settings. Closure becomes effective within 30 days. Some Content (such as messages sent to Agents or anonymized analytics) may persist after closure where lawful and necessary.

14.2 By us

We may suspend or terminate your account, with or without prior notice, if:

  • You materially breach these Terms.
  • You provide false, misleading, or fraudulent information.
  • You engage in conduct that harms other users or the Platform's integrity.
  • We are required to do so by law or court order.
  • We discontinue the Platform or a material feature of it. Where practicable we will give at least 30 days' notice.

On termination:

  • Your right to use the Platform ends immediately.
  • Sections 8.6 (Credits on account closure), 10 (Intellectual Property), 11 (Privacy), 15 (Warranties), 16 (Limitation of Liability), 17 (Indemnification), 19 (Governing Law and Jurisdiction), and any other provisions that by their nature should survive, will survive termination.

15. Warranties and Disclaimers

The Platform is provided "as is" and "as available", without warranties of any kind, whether express or implied, except as required by mandatory applicable law.

We do not warrant that:

  • The Platform will be uninterrupted, error-free, or secure.
  • Any Listing is accurate, complete, or current.
  • Any Agent will respond to your inquiry or honour any commitment.
  • Any property transaction will be successful.

You acknowledge that:

  • Real estate transactions involve substantial financial commitment and legal complexity.
  • You should independently verify all information about any property, including legal title, zoning, structural condition, encumbrances, and tax basis.
  • You should engage qualified professionals (lawyer, surveyor, tax adviser) before committing to any transaction.

15.1 Consumer rights carve-out

If you are a consumer (a natural person acting outside your trade, business, craft, or profession) resident in the European Union, nothing in this Section limits or excludes any non-waivable right you have under EU or national consumer protection law, including Spanish RDL 1/2007, Spanish Civil Code provisions on hidden defects, and any equivalent provisions in your country of residence.

16. Limitation of Liability

To the maximum extent permitted by applicable law, Echo Marketing B.V., its officers, employees, and agents will not be liable for:

  • Indirect, incidental, special, consequential, or exemplary damages.
  • Loss of profits, revenue, business opportunity, goodwill, or data.
  • Damages arising from any property transaction concluded between a Buyer and an Agent or other third party.
  • Damages caused by inaccurate, misleading, or fraudulent Content submitted by other users.

For all other liability, our total cumulative liability arising out of or relating to these Terms or the Platform is limited to the greater of:

  • The total amount you paid us in the 12 months preceding the event giving rise to liability; or
  • €100.

16.1 Exceptions

Nothing in this Section limits or excludes our liability for:

  • Death or personal injury caused by our negligence.
  • Fraud or fraudulent misrepresentation.
  • Gross negligence or wilful misconduct.
  • Any other liability that cannot be excluded or limited under applicable law, including mandatory consumer rights under EU and Spanish law.

17. Indemnification

You agree to defend, indemnify, and hold harmless Echo Marketing B.V., its officers, employees, agents, and licensors from any claim, demand, loss, damage, cost, or expense (including reasonable legal fees) arising out of:

  • Your breach of these Terms.
  • Your violation of any applicable law.
  • Your Content or any property transaction you participate in.
  • Your infringement of any third-party right, including intellectual property and privacy rights.

This Section does not apply to consumers to the extent inconsistent with mandatory consumer protection law.

18. Modifications to These Terms

We may modify these Terms from time to time. The "Last updated" date at the top of this page reflects the most recent change.

For material changes, we will provide at least 30 days' advance notice by email to registered account holders and by prominent notice on the Platform.

If you do not agree to a modification, you must stop using the Platform and may close your account. Continued use of the Platform after the effective date of a modification constitutes acceptance of the modified Terms.

19. Governing Law and Jurisdiction

These Terms are governed by the laws of The Netherlands, without regard to its conflict-of-laws principles.

Any dispute arising out of or relating to these Terms will be brought before the competent courts of Amsterdam, The Netherlands.

19.1 Consumer rights

If you are a consumer resident in the European Union:

  • This choice of law does not deprive you of the protection of mandatory consumer-protection rules of the country in which you are habitually resident, in accordance with Regulation (EC) No 593/2008 (Rome I), Article 6.
  • You may bring proceedings against us in the courts of your country of habitual residence, in addition to the Dutch courts.

20. Online Dispute Resolution

In accordance with Regulation (EU) No 524/2013, we inform consumers resident in the European Union that the European Commission provides an online dispute resolution platform, available at:

https://ec.europa.eu/consumers/odr/

Our email address for these purposes is hola@es.casa.

We are not obligated, and do not commit, to participate in alternative dispute resolution proceedings before a consumer arbitration body, unless required by applicable law.

21. Miscellaneous

21.1 Entire agreement

These Terms, together with the Privacy Policy and any additional terms applicable to specific Platform features (such as paid Agent services), constitute the entire agreement between you and Echo Marketing B.V. regarding the Platform.

21.2 Severability

If any provision of these Terms is held invalid or unenforceable, the remaining provisions will continue in full force and effect, and the invalid provision will be replaced by a valid provision that most closely reflects the original intent.

21.3 No waiver

Our failure to enforce any provision of these Terms is not a waiver of our right to enforce it later.

21.4 Assignment

You may not assign or transfer your rights under these Terms without our prior written consent. We may assign these Terms in connection with a merger, acquisition, reorganization, or sale of all or substantially all of our assets, with notice to you.

21.5 Force majeure

We are not liable for any failure or delay in performance caused by events beyond our reasonable control, including acts of God, natural disasters, war, terrorism, civil disturbance, pandemic, government action, labour disputes, internet or telecommunication failure, or third-party service-provider outages.

21.6 Language

These Terms are published in English. We may provide translations in other languages for convenience, but in the event of any inconsistency the English version prevails.

21.7 Notices to us

All notices to us should be sent to:

Echo Marketing B.V. Goorsestraat 49 7496 AC Hengevelde The Netherlands Email: hola@es.casa

21.8 Notices to you

Notices to you will be sent to the email address associated with your account, or, where no account exists, posted prominently on the Platform.

Thank you for using es.casa.