Rental Terms & Cancellation

These terms explain how booking, payment, deposits and cancellation work for homes on phkt.rent ("the Platform"), run by Prestige Phuket Properties Co., Ltd. ("we", "us").

For every booking you also sign a rental agreement. If your signed agreement says something different from this page, the agreement applies. The English version is binding; translations are for your convenience.

1. Key terms

• Short stay: less than 6 months.
• Long stay: 6 months or more.
• Minimum stay: 30 nights, or longer if the owner sets a longer minimum. Shorter stays are possible only in homes that hold a hotel licence or a non-hotel registration; these homes are marked on the Platform.
• Booking payment: the first 50 % of the rent for a short stay. It is non-refundable.
• Security deposit: money held during your stay against damage and unpaid bills, returned at the end.

2. Who can book

• You need an account to book. You can send an enquiry without one.
• The person who books (the group leader) must be 20 or older and must stay in the home.
• If an agent has worked with you, your agent handles your booking and stays your contact.

3. How booking works

Booking by request

1. You send a booking request for your dates.
2. The owner or our staff confirm or decline it within 24 hours. If nobody answers in time, the request expires and nothing is charged.
3. After confirmation you have 24 hours to pay by card, or to send a bank transfer and share proof of it with us. A bank transfer must reach our account within 3 working days.
4. If payment does not arrive in time, the booking is cancelled and the dates are released.

Instant booking

Some homes can be booked at once: you pay online and the booking is confirmed straight away. Only homes our staff have reviewed and that we are authorised to confirm offer instant booking.

See also Booking by request vs instant booking.

4. Payment

• Prices are in Thai baht (THB) and already include our commission.
• You can pay by card online, by bank transfer to our company account in Thailand, or in cash at our office.
• Bank charges for transfers are paid by the sender.
• Late payment of any amount due under a short-stay agreement carries interest of 7 % per year.

5. Short stays (less than 6 months)

5.1 Your agreement

You sign the rental agreement with Prestige Phuket Properties, acting as agent for the owner. We collect all payments, prepare the documents, meet you at check-in and help during your stay.

5.2 Payments

• Booking payment: 50 % of the total rent, to confirm the booking. Non-refundable.
• Balance: the remaining 50 % at check-in, unless your agreement sets another schedule.

5.3 Security deposit

• Paid on check-in day, in addition to the rent.
• The amount is shown on the listing and in your agreement. As a guide:

Premium homes may ask for a higher deposit, set by the owner.

• Returned on check-out day, after we inspect the home, less the cost of any damage caused by you, your group or your visitors, and any unpaid bills.
• If damage is found after check-out, we tell you in writing within 3 working days. If repair costs need assessing, the refund may take longer. If the deposit does not cover the damage, we will invoice you.
• You are not charged for damage caused by maintenance staff, or for normal wear and tear.

5.4 Check-in and check-out

• Check-in from 15:00, check-out by 11:00.
• Early check-in or late check-out only with our written agreement and if the home is free. Late check-out without agreement: one day's rent is deducted from the deposit.
• At check-in we record the condition of the home, with photos where needed.

5.5 Utilities

Electricity and water are charged by meter at the official tariffs, without mark-up, unless the listing says they are included.

5.6 If you cancel

• We keep 50 % of the total rent. If you have paid more than 50 %, we refund the rest.
• If we manage to re-let the home for the same dates, we refund part of the 50 % in proportion to the new rent, less the costs of re-letting.
• Changes and cancellations must be made in writing (email or WhatsApp).
• We strongly recommend travel insurance that covers cancellation.

5.7 If you leave early

No refund is given for unused nights.

5.8 If we or the owner cancel

If we or the owner have to cancel your booking, or make a significant change (dates, price, services) that you do not accept, you get:

• a full refund of everything you paid, and
• compensation of 10 % of the total rent.

5.9 Force majeure

If an event outside anyone's control (natural disaster, epidemic, government restriction and similar) makes the stay impossible, we offer you an equivalent home for the same period or a full refund.

5.10 When we may cancel without refund

• you miss the payment schedule;
• more people come than agreed;
• you or your group seriously break the agreement or the house rules;
• you gave false information.

5.11 If the home is not as described

We inspect every home in person before its first rental. If something is wrong, tell us during your stay. If we cannot fix it within a reasonable time, we offer you another home or refund the unused nights.

6. House rules (short stays)

• The home is for private stays only. No commercial use, photo shoots, seminars or events without our written consent. No subletting.
• Only the people named in the booking may stay. Do not exceed the maximum number of guests — this can lead to refused check-in or eviction without refund.
• Quiet hours: 21:00–09:00. No loud parties.
• No outdoor shoes inside; damage to floors is charged.
• No pets without our written consent. If allowed, a higher deposit and a one-time cleaning fee apply.
• No smoking inside the home. Breaking this rule costs a THB 15,000 cleaning fee and may lead to eviction without refund.
• Keys: lost keys or a lock-out cost THB 5,000 plus the cost of new keys or locks.
• Access: we may enter for inspection or repairs with 24 hours' notice, at an agreed time.
• Safety: this is a private home, not a hotel. You are responsible for your own safety and your group's. Use the pool at your own risk — there is no lifeguard — and never leave children unattended. If there is an alarm, switch it on when you go out and at night.
• Extra services (transfers, car hire, tours, baby equipment) can be arranged on request. They are provided and charged by third parties; unpaid bills may be deducted from the deposit.
• Visas: you are responsible for your visa and immigration status in Thailand.

7. Long stays (6 months or more)

7.1 Your lease

The lease is usually signed between you and the owner. We arrange the deal, prepare the documents and help both sides. By agreement, the lease can be signed with us.

7.2 Deposit

• Paid when you sign the lease.
• 1 month's rent for a 6-month lease; 2 months' rent for a 12-month lease; for leases in between, in proportion (for example, 1.5 months for 9 months).

7.3 Rent and bills

• Rent is usually paid monthly to the owner by the date in your lease. By agreement, you can pay through us.
• You pay electricity, water and internet by official bills, without mark-up, unless the owner includes them in the rent.
• Our standard lease gives a 7-day grace period for late rent, then charges 0.1 % per day of the overdue amount, up to 10 %. Rent unpaid for more than 14 days allows the landlord to end the lease with 7 days' notice to leave.

7.4 Ending the lease early

• If you cancel after signing but before moving in, the deposit is not refunded.
• If you leave early, under our standard 12-month lease you give 2 months' notice; one month of the deposit pays your last month and the other month is kept. For other leases, the deposit is not refunded on early termination unless your lease says otherwise.
• If the landlord ends the lease early (not because of you), they give 2 months' notice, return the full deposit and pay you one month's rent as compensation.

7.5 Getting your deposit back

At the end of the lease the deposit is returned before you leave, after a joint inspection, a signed check-out report and the return of all keys. Deductions are made only for actual damage, backed by receipts, and never for normal wear and tear.

7.6 Renewal

You have a preferential right to renew. Tell the landlord at least 30 days before the lease ends.

8. Your documents

We need your passport details for the rental agreement and to report your stay to Immigration (TM30), which Thai law requires within 24 hours of arrival for foreign guests. See the Privacy Policy.

9. Disputes

Please tell us about any problem straight away — we help both renters and owners to solve it. If a dispute cannot be settled by negotiation, it goes to mediation in Phuket, and then to the court where the property is. Thai law applies.

10. Contact

Contact us via our Contact page.

If an agent works with you, contact your agent first.