Terms of Stay.

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1. About these terms

This page describes the general terms on which Kacha Villa is offered for rent. They are not the formal rental agreement — that's a separate document we'll send you once dates are agreed. In any conflict between this page and the formal rental agreement, the rental agreement applies.

Using this website to enquire, browse, or contact us means you've read and accepted the terms below.

2. Minimum stay

Kacha Villa is a long-term rental. The minimum booking is 30 consecutive days. We do not offer shorter stays, weekend rentals, or one-night bookings.

3. Enquiry & booking process

1. You submit an enquiry through the website, WhatsApp, or email.
2. We confirm availability and answer any questions you have.
3. We send you a draft rental agreement covering your specific dates, party size, and any extras.
4. To confirm the booking, you sign the rental agreement and pay the deposit and first month's rent.
5. The villa is held for you. Final balance is due according to the schedule in your agreement.

4. Payment terms

Standard payment terms (subject to your specific rental agreement):

• Holding deposit due at time of booking.
• First month's rent and damages deposit due at check-in.
• Utilities (electricity, water, pool maintenance, gardener) billed monthly in arrears at cost.

The security deposit is returned within 14 days of check-out, less any deductions for damage or unpaid utilities.

5. What's included in the rent

• Exclusive use of the villa, swimming pool, gym, and grounds
• All furniture, soft furnishings, linens and towels
• All kitchen equipment, cookware, and crockery
• Wi-Fi and LAN throughout the property
• Use of the secure parcel delivery box

6. What's billed separately

• Electricity (metered)
• Water (metered)
• Gardener and pool maintenance (flat monthly fee)
• Optional cleaning, laundry, private chef, and airport transfers (on request)

7. Cancellation

If you need to cancel a confirmed booking, our standard cancellation terms are:

• More than 30 days before check-in: full refund of deposit and any rent paid, less a small administration fee for processing.
• 30 days or fewer before check-in: first month's rent retained; security deposit returned in full.

Once a stay has begun, ending it early does not entitle you to a refund of rent paid for the remaining contracted period. The security deposit is still returned per the standard process. We're reasonable on a case-by-case basis where genuine circumstances change — just let us know as early as you can.

8. House rules

• Maximum occupancy as per your rental agreement (typically 6 guests). Additional guests must be agreed in writing.
• No smoking inside the villa. Designated areas are available outside.
• Pets only with prior written agreement.
• Events & parties: small private gatherings are fine. Larger events, retreats, or workshops require prior approval.
• Quiet hours: between 10pm and 7am, in respect to our neighbours.
• Children: always welcome; the pool area must be supervised at all times.

9. The property & your responsibilities

You agree to look after the villa as if it were your own home. That means:

• Reporting any damage or maintenance issues to us promptly.
• Keeping the property reasonably clean, with regular cleaning available on request.
• Not making any alterations to the property without our written agreement.
• Securing the property when you go out (locking doors and windows).

Reasonable wear and tear is expected and not charged for. Damage or breakages beyond that may be deducted from your security deposit.

10. Our responsibilities

We commit to:

• Hand over a clean, well-maintained, fully functional villa on your check-in date.
• Be reachable during your stay for issues that need our attention.
• Address maintenance issues promptly and at our cost (excluding damage caused by guests).
• Respect your privacy — we won't enter the villa during your stay without your agreement, except in emergencies.

11. Liability

You stay at the villa at your own risk. We strongly recommend you have your own travel and contents insurance. We are not liable for personal injury, illness, loss or damage to personal belongings, or any indirect or consequential losses, except where caused by our negligence or where we are required to be liable by law.

12. Force majeure

Neither party is responsible for failure to perform their obligations where this is caused by events beyond reasonable control — natural disasters, government actions, pandemics, transport disruption, etc. In such cases we'll work with you in good faith to find a fair outcome (rescheduling, partial refund, or other arrangement).

13. Governing law

These terms and any rental agreement are governed by the laws of Thailand. Any disputes will be resolved through good-faith negotiation first; failing that, through the courts of Thailand.

14. Changes to these terms

These general terms may be updated from time to time. The version that applies to your stay is the version active at the date your rental agreement is signed.

15. Get in touch

Questions about anything on this page? Have a look at our FAQ, message us on WhatsApp, or email hello@kachavilla.com. We'll always answer plainly.