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Terms and Conditions

Please note below terms are for short-term rentals only. Long-term rental terms please contact us directly


Unless agreed otherwise by the Lessor, check in time is 3:00pm and check out time is 12:00pm.
Early arrival or late departure will depend upon availability of the property.
Early check in fee is 50% of the room rate from 10am onwards.
Late check out fee is 50% of the room rate until 6pm. After 6:00pm, the full daily rate is applicable.


Only the number of persons stipulated in the Rental Agreement may reside at the property as guests.
Registered guests cannot exceed the number of guests provided at the time of booking by the lessee.
Should the Lessor or the Lessor Representative find that the number of people staying at the property exceeds the number of registered guests, the Lessor or the Lessor Representative may, at his or her absolute discretion, ask the extra person or persons to either pay the applicable additional charge as per the published rate or to vacate the property forthwith. The cost for unregistered guests is US$300.00 per person per night.


No pets are allowed on the entire property.


A non-refundable 50% deposit is due within 5 calendar days of booking the property. For Peak Season (see in the next paragraph below) bookings, full payment is due 90 days prior to Lessee’s arrival date. For bookings during the rest of the year, full payment is due 60 days prior to Lessee’s arrival date.
Minimum stay:
There is a 10-day minimum stay requirement during the Peak Season (Dec 15 -Jan 15).
There is a 2-day minimum stay requirement throughout the rest of the year.


A USD$1500 security deposit is payable at the time payment is provided. If all bank details have been received prior to the arrival date, it will be returned to the lessee no later than one week after check out, less the cost of any damage or breakages during the rental period of the property, if applicable.
If there is any damage and costs that exceed the amount of the deposit, the Lessee will remain liable to the Lessor to pay the same promptly.


If Lessee cancels the booking, the Lessor will retain part of the rental amount as follows:

6.1 If Lessee cancels within 45 days prior to the beginning of the rental period the entire rental
amount will be forfeited.

6.2 If Lessee cancels 46 days or more before the beginning of the rental period, the Lessor will forfeit 50% of the rental amount.

6.3 For Peak Season bookings, if Lessee cancels 75 days or more before the beginning of the rental period, the Lessor will forfeit 50% of the rental amount. If Lessee cancels within 60 days prior to the beginning of the rental period the entire rental amount will be forfeited.


Lessor shall not be responsible for any delay, additional expense or inconvenience caused directly or indirectly by events outside of Lessor’s control such as civil disturbances, fires, floods, severe weather, or Acts of God.


The Lessor cannot be held liable for interruptions to the supply of water, or electricity, or internet connection or breakdown of swimming pool filtration systems, though the Lessor will use their best endeavours to arrange for any such problems to be solved quickly.

If there are any problems during the rental period, please contact Baanjai team immediately and they will use their best endeavours to rectify the situation.

Any complaints should be made in writing to the Lessor within 24 hours of the occurrence.
No complaints to [email protected] will be considered if made after the departure date.


The Lessor is responsible for the correct and appropriate behaviour of the guests staying at the property.
Should any member of the party behave in a manner considered inappropriate, either the Lessor or the local representative may at their absolute discretion ask the offending guest or guests to vacate the property forthwith. No refund can be claimed from the Lessor in such case.
The owner or his or her representative may enter the property when necessary.


Following the association with “The Code” developed by Kuoni Travel, IPSL, the Lessor and the local representative endeavour to contribute to the fight against child prostitution and trafficking. It is also prohibited to act unlawfully in any way whatsoever and to bring in and/or use/consume any illegal substances. Police authorities will be immediately informed of any offenders.


If requested, we will arrange our talented Thai Chef who will let you discover the best dishes of Thailand and enjoy in Baanjai.


Linen and towels are provided at the property. We have adopted a “Save the Planet” ecopolicy, so the linens are changed every seven (7) days, or as deemed necessary. If more frequent changes are required, there may be extra charges. Towels will be replaced when they are placed in the towel basket.


All interior furnishings and furniture must remain inside the property, and only exterior furnishings and designated outdoor furniture may be used for external purposes.


Rates exclude airport pick up and return. If requested, we can arrange pick up and return with paid service.


The Lessee agrees not to do, or permit to be done, anything whereby any insurance of the Property against loss or damage by fire may become void or avoidable or whereby the rate of premium for any such insurance may be increased.


Baan Jai accepts no liability for property loss or damages, nor liability for injury, accidents, delay, or any irregularity. In addition, tenants are responsible for the apartment during occupancy, and must lock windows and doors securely at all times when not on the premises. Tenants must also observe all precautions given by your escort or local contact. The property and its contents will be insured. Any act by a tenant that should negate the insured premises and contents that result in loss, damages to the owner will be the responsibility of the tenant. Tenants are required to insure their personal possessions prior to occupation.

The Lessee and guests are required to take due care when residing at the property and be especially watchful of children playing in the gardens, near the entrance from the main road, or near or in the pool.
Children MUST be under direct supervision of an adult at all times when staying at the property.
Due to the location of the site, the property has some unprotected areas. The Lessee has to keep a strong awareness as to the whereabouts of all guests in his or her party.

Furthermore, guests are not permitted to enter the property when wet from swimming, as the floors can be slippery. Damage or injury arising as a result shall not be the responsibility of Lessor.

Lessee accepts and acknowledges and indemnifies and holds the Lessor harmless from and against, any liability resulting from any claims whatsoever as a consequence of accidents leading to injury or loss of life of any guests or visitors of the property for the duration of the rental.


This is a non-smoking property. However, smoking is permitted outside on the terrace.


A personal safety deposit box is provided in the Master Bedroom. It is strongly recommended that it be used to store valuable items such as passports, cash, traveller’s checks, mobile phones, cameras, computers etc. Any valuables left at the property are the guests’ sole responsibility and neither the Lessor nor the staff can be held responsible for any loss of, or damage to, personal property.


Baan Jai contains many precious contemporary and antique art pieces. This collection is part of the uniqueness of the property. Guests must be aware of the unique nature of these works of art and antiques and be especially cautious to avoid any damage.

Any damage to artworks and antiques during the rental period will be the responsibility of the Lessee and any damages incurred by the Lessor will be set off against the security deposit referred to above and if these damages exceed the amount of the security deposit the Lessee shall be liable to compensate the Lessor for the difference.


For full details on the Chava please refer to the website:

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