This Rental Agreement is legally binding and enforceable under the laws of the Kingdom of Thailand, including the Thai Civil and Commercial Code. By confirming a reservation, the Guest expressly agrees to all terms herein.
1. Legal Qualification of Stay
This Agreement constitutes a temporary license to occupy a private property. It does not create a lease under Thai property law, grant tenant rights, or fall under long-term rental protections. The Guest expressly waives any claim to tenancy or possessory rights.
2. Binding Reservation & Payment Obligation
A reservation becomes legally binding and non-revocable upon written confirmation and receipt of payment. The Guest acknowledges that the reservation blocks the Property from the market and that financial loss occurs in case of cancellation. All payments are considered contractually justified and proportionate compensation.
3. Payment Terms & Default Penalties
Flexible Rate
30% at booking
70% balance due 30 days before arrival.
Non-Refundable Rate
100% at booking
Strictly non-refundable in all cases.
Late payment results in automatic cancellation and forfeiture of all amounts paid. The Owner may additionally claim damages if the Property cannot be rebooked.
4. Cancellation, Liquidated Damages & No-Show
Cancellation fees constitute liquidated damages under Thai law, not penalties.
Flexible Rate
≥ 30 days
Full refund.
Flexible Rate
< 30 days
100% of total stay retained.
Non-Refundable Rate
All cases
100% retained.
No-Show
100% due
Property may be re-let after 24 hours.
5. Security Deposit & Financial Liability
Security deposit
10,000 THB
Required upon arrival.
The Owner may deduct for damages, missing items, abnormal cleaning, unpaid utilities, or rule violations.
Extended Liability: If damages exceed the deposit, the Guest remains fully liable and the Owner may pursue recovery through legal action in Thailand. The Guest agrees to immediate reimbursement upon demand and acceptance of supporting evidence (photos, invoices, estimates).
6. Electricity & Additional Charges
Electricity rate
9 THB / unit
Based on meter readings upon arrival and departure.
Failure to pay authorizes deduction from the deposit or creates a recoverable debt under Thai law.
7. Mandatory Immigration Compliance (TM30)
- Passport copies and full guest details must be provided upon arrival
- Failure to comply constitutes a material breach and may result in refusal of entry without refund
- The Guest consents to disclosure of required information to Thai authorities
8. Strict Occupancy & Event Prohibition
- Unauthorized additional guests, parties, and events are considered serious contractual breaches
Penalty Clause: In case of violation, the Owner may terminate the stay immediately, retain 100% of the rental amount and full security deposit, and charge an additional penalty up to 50,000 THB for damages and disturbance.
9. Noise & Neighborhood Protection
- No outdoor noise after 22:00
- No disturbance to neighbors at any time
Breach may result in immediate eviction, forfeiture of all payments, and liability for complaints, fines, or police intervention.
10. Liability Waiver
To the fullest extent permitted under Thai law, the Owner shall not be liable for injury or death, accidents (including pool use), theft, loss or damage of personal property, or service interruptions. The Guest agrees to indemnify and hold harmless the Owner from any claims, damages, or legal costs arising from their stay.
11. Swimming Pool Risk Acknowledgment
The Guest acknowledges that no lifeguard is present and that full personal responsibility applies at all times. This clause constitutes an express assumption of risk.
12. Right of Immediate Termination
The Owner may terminate the Agreement without notice or refund if any clause is breached, illegal activity occurs, or the safety or reputation of the Property is threatened. The Guest must vacate immediately. Failure to vacate may result in police intervention and constitutes trespassing under Thai law.
13. Force Majeure
- Natural disasters, pandemics, government restrictions, or infrastructure failures
No liability applies in any of the above cases. No refunds, no compensation, and no rebooking obligation.
14. Evidence & Enforcement
- Photos and videos
- Staff reports
- Utility meter readings
- Neighbor complaints
All of the above constitute valid legal evidence and may be used in court proceedings in Thailand.
15. Jurisdiction
This Agreement is governed exclusively by Thai law. Any dispute shall be brought only before the courts of the province where the Property is located. The Guest expressly waives any foreign jurisdiction, conflict-of-law arguments, and accepts Thai language evidence if required.
16. Legal Costs & Recovery
In case of dispute or recovery action, the Guest agrees to pay all legal fees, court costs, and enforcement expenses, whether the case is settled amicably or by judgment.
17. Marketing & Image Rights
The Owner may use images of the Property for marketing purposes. No personal identity will be disclosed.
18. Data Protection (PDPA)
Data is processed under the Thai Personal Data Protection Act (PDPA) and used for booking, legal compliance, and immigration reporting only.
19. Entire Agreement & Severability
This Agreement constitutes the entire understanding between the parties. If any clause is deemed invalid, all remaining clauses remain fully enforceable.
20. Express Acceptance
By confirming the reservation, the Guest agrees to all clauses without exception, acknowledges full financial and legal liability, and waives the right to dispute agreed penalties.