Terms of Service

1. Who We Are

Homa Estates Co., Ltd. is a rental transaction platform registered in the Kingdom of Thailand. We help tenants discover furnished, move-in-ready apartments in Bangkok and help qualify the rental through verification, deposit-plan review, booking, and payment workflows. We are not a landlord, property manager, or real-estate agent unless a separate written agreement says so.

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

• Homa Estates currently supports 6-, 9-, and 12-month leases.
• All prices are displayed in Thai Baht (THB).
• An application is reviewed before payment is requested. 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

• After application approval, the first month's rent plus the applicable Homa move-in service fee or protection and approval fee are charged to your payment method to confirm the booking.
• 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

Homa's move-in service fee or protection and approval fee is charged at the time of booking. This covers:

• Tenant identity and background verification.
• Platform support around approval, lease coordination, move-in, and maintenance routing.
• Damage protection for eligible lower-deposit bookings, aligned to the missing deposit gap for the home. Tenants remain liable for damage beyond the protection limit or outside the policy. 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 non-refundable Homa setup and protection.
• Under 48 hours before move-in: 50% of the first month's rent is refunded. Homa setup and protection is not refundable.

After move-in

• Early termination is governed by the signed lease and any landlord-specific terms disclosed before signing.
• 6- and 9-month leases: Because these are approved as premium exceptions, early termination may require landlord approval and additional fees.
• 12-month leases: Standard Bangkok lease obligations apply unless a different written agreement is made.

7. Extension & Renewal

Tenants may request a renewal or 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 rental transaction platform. We are not a party to any rental agreement between tenant and landlord and do not assume landlord or property manager responsibilities unless a separate written agreement says so.
• Our damage protection coverage is capped at the applicable deposit gap for the selected home and deposit option. Any liability beyond this amount is the responsibility of the tenant.
• Deposit-gap protection is not rent insurance. Landlord payouts are made after tenant payment clears unless otherwise agreed in writing.
• 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 hello@homaestates.com.