Terms of Service

1. Who We Are

Homa Estates Co., Ltd. is a rental marketplace registered in the Kingdom of Thailand. We connect verified tenants with property owners offering furnished, move-in-ready apartments in Bangkok. We are not a landlord, property manager, or real-estate agent. Our role is to facilitate the discovery, booking, and payment process between tenants and landlords.

2. Eligibility

• You must be at least 18 years of age.
• You must provide a valid passport or government-issued photo ID for identity verification before your first booking.
• You must have access to a valid payment method accepted by our payment processor (Stripe).
• By completing verification you confirm the information provided is accurate and up to date.

3. Booking Terms

• All bookings are in monthly increments, with a minimum stay of 31 days and a maximum initial term of 12 months.
• All prices are displayed in Thai Baht (THB).
• A booking is confirmed once the first payment is successfully processed and the landlord has accepted the reservation.
• Move-in and move-out dates are agreed at the time of booking and reflected in your booking confirmation.

4. Payment Terms

• At the time of booking, the first month's rent plus the one-time service fee are charged to your payment method.
• Subsequent monthly rent is automatically charged on the same day of each month for the duration of your stay.
• All payments are processed through Stripe. Homa Estates does not store your full card details.
• If a payment fails, you will receive a notification and have 3 business days to resolve it before late-payment procedures begin.

5. Service & Protection Fee

A one-time, non-refundable service fee is charged at the time of booking. This fee covers:

• Tenant identity and background verification.
• Platform support throughout your tenancy, including maintenance coordination.
• Damage protection up to ฿30,000 per stay, eliminating the need for a traditional security deposit. See our Protection Policy for full coverage details.

6. Cancellation Policy

Before move-in

• 48+ hours before move-in: Full refund of rent paid, minus the non-refundable service fee.
• Under 48 hours before move-in: 50% of the first month's rent is refunded. The service fee is not refundable.

After move-in

• A minimum of 30 days' written notice is required to end a tenancy early.
• Stays under 6 months: An early-termination fee equal to 1 month's rent applies.
• Stays of 6 months or more: An early-termination fee equal to 0.5 month's rent applies.

7. Extension & Renewal

Tenants may request a month-to-month extension before their current term ends. Extensions are subject to property availability and landlord approval. If approved, the monthly rent and payment schedule remain unchanged unless a new rate is agreed upon.

8. Tenant Obligations

• Maintain the property in good condition and treat it with reasonable care.
• Report any damage or maintenance issues to Homa Estates within 24 hours of discovery.
• Do not sublet, reassign, or share the property with anyone not named on the booking without prior written approval.
• Comply with building rules, including quiet hours, waste disposal, and use of common areas.
• Pay utility charges (electricity, water, internet) as agreed in your booking confirmation, either directly to the provider or through Homa Estates.

9. Landlord Obligations

• Provide accurate, up-to-date listing descriptions and photos that reflect the current state of the property.
• Ensure the property is clean, furnished, and in habitable condition at the time of move-in.
• Respond to maintenance requests forwarded by Homa Estates within 48 hours.
• Follow the evidence-based claim process when seeking compensation for property damage. See the Host Agreement for details.

10. Dispute Resolution

In the event of a dispute between a tenant and a landlord, Homa Estates will first attempt to mediate a resolution through our platform support team. If mediation is unsuccessful, the dispute shall be submitted to binding arbitration administered under the Arbitration Rules of the Thailand Arbitration Center (THAC), with the seat of arbitration in Bangkok.

11. Limitation of Liability

• Homa Estates operates as a marketplace. We are not a party to any rental agreement between tenant and landlord and do not assume landlord or property manager responsibilities.
• Our damage protection coverage is capped at ฿30,000 per stay. Any liability beyond this amount is the responsibility of the tenant.
• Homa Estates is not liable for indirect, incidental, or consequential damages arising from the use of the platform or any tenancy arranged through it.

12. Governing Law

These Terms of Service shall be governed by and construed in accordance with the laws of the Kingdom of Thailand. Any legal proceedings shall be brought exclusively in the courts of competent jurisdiction in Bangkok, Thailand.

13. Changes to These Terms

We may update these Terms of Service from time to time. Material changes will be communicated via email and/or a prominent notice on the platform at least 14 days before they take effect. Continued use of the platform after the effective date constitutes acceptance of the revised terms.

14. Contact

If you have questions about these Terms, please contact us at legal@homaestates.com.