Rental terms and conditions

Rental Property Reservation – Terms & Conditions 

All bookings are made with Samui Home Expert Co. Ltd trading as “Villa So Paradise”, owner of the property featured in our company website.

The payment of any deposit for the rental rate for this property shall be taken as confirmation of acceptance of these terms and conditions. 


1.1 Provisional Confirmation of Availability and Rates 

When you make a booking with SoParadise, we first of all confirm that your requested property is available, what the rate for your requested stay will be, and the amount you will have to pay, and confirm that to you in writing. Bookings are on a ‘first-come, first-served’ basis and will normally be for a minimum of two (2) nights. Our calendar is updated every day so feel free to book and pay directly on our platform.

1.2 Inclusions,Exclusions & Additional Charges 

Unless stated on the “Booking Form”, the property rent does not include taking luggage to and from the rooms in the property, tips, telephone calls, car rentals, food, soft drinks and/or liquor, personal items and expenses due to any other third parties, and any excessive cleaning required upon departure (such as upholstery or rug shampooing, etc.) or replacement of breakage’s which will be charged to the person(s) signing these Terms and Conditions.

All additional services we propose in extra would be paid in THB by cash or transfer

The property rent includes 1 daily housekeeping, 1 continental freshly cooked daily breakfast between 8am-10.30am, the pool, jacuzzi, garden and all the villa maintenance, unlimited wifi, internet, the use of the whole villa and the water and electricity (in a normal usage).


Transfer of the outstanding balance for the property must be paid at least 30 days before your day of arrival, unless we advise you otherwise in writing. If the booking is confirmed, the full payment is required at the time of booking. 


If it becomes necessary to cancel all or any part of your booking, So Paradise must be notified in writing, by email, to The cancellation will take effect from the day the written confirmation is received and confirmed. The following cancellation charges will apply depending on when we get notification of cancellation and your period of stay in the property: 

Standard and Peak Seasons:

30 days or more before arrival date:
All your Payments are forfeited but, will be credited for 9 months from the date of the cancellation confirmation by SoParadise against the original property booking through SoParadise. Guest(s) can use the credit amount, or anyone nominated by them, provided that the terms and conditions for that property are agreed and paid for. 

Within 30 days of arrival date: 

If we lose another booking because of your cancelled booking, we won’t be able to make a refund; therefore all rent paid is forfeited. A full or partial refund is only available in the event that we secure another reservation covering part or all of your cancelled reservation and/or at the discretion of So Paradise. We will let you know if this is possible. 

Christmas and New Year Period: 

For any cancellation after the deposit and/or balance payment, all payments are forfeited and a full or partial refund is solely applicable in the event that So Paradise secure another reservation fully covering the cancelled reservation and/or at the discretion of So paradise. 

The above cancellation charges also apply if So Paradise cancels the booking due to non-payment of the balance. If the dates of the booking need to be changed, this may be treated as a cancellation of the original booking and cancellation charges may apply. Any change to the original reservation is subject to the approval of So Paradise. An early departure penalty may apply and will be subject to our discretion. Any refund shall be made less any bank charges. 


Normal check-in time is 14.00 – 22.00 and check-out 11.00am

Early arrivals and late departures will depend upon availability of the properties. Please let us know if you want to check in early or leave late and we will do our best. Guests are responsible for informing us of their correct arrival and departure details. 


Though it is unlikely that So Paradise will have to make any changes to your confirmed booking, it does occasionally happen, and we will advise you at the earliest possible date. If, for any reason, beyond our control, we are unable to provide you the property, So Paradise reserve the right to cancel the reservation and refund any money you have paid. 

For example, if the property is damaged and unusable, we will endeavor to find you an alternative property but no guarantee is given that this can be done. However, if this is not possible, or a Guest(s) does not wish to be transferred, we will cancel the booking and refund in full. We will not be liable for any further obligations or claims. 


A valid passport or valid official identification card will be asked at check-in for all the guests, including young children.

Only those persons registered on the booking form may stay at the property as a guest or guests. Please notify us as soon as possible of any changes. The number of people staying at the property, including children, should not exceed the maximum capacity indicated in the property description or elsewhere, except in the case of infants (under two years old), or unless specifically permitted by SOPARADISE, this is for your own protection regarding fire regulations and insurance etc. Should the owner find that the number of people staying at the property exceeds that on the booking form or the maximum capacity of the property, they may, at the absolute discretion of the owner, ask the extra person or persons to either pay an extra charge to stay at the property or to leave immediately. 

No camping is permitted again for safety reasons. Unless stated on the “Booking Form”, we regret that no pets are allowed on the entire property. Smoking is strictly forbidden inside the property. 

Where the guest(s) wish to organize a party at the property for a number of guests in excess of 1.5 times of the maximum occupancy of the property, a surcharge in THB must be paid. In addition a guarantee deposit in THB will be collected from the guest(s) from which a cleaning surcharge in THB (subject to 7% tax) will be deducted before any refund is made to the guest(s). 


A security deposit of 500 USD is payable in any currency on arrival. This is to cover the cost of any damage or breakage’s during the rental period of the property. In the event that there is no damage or use of services this will be returned in full on check out. 


The owners of the property are not liable for any accidents to you or any of your party or any guest(s) you have at the property, related to the use of the property facilities or the services of third parties such as, but not limited to, watercraft, water sports, jeep or motorbike rentals. It is essential that all our guests obtain comprehensive travel insurance before leaving home. We are not responsible for any delay, additional expense or inconvenience caused directly or indirectly by events outside of our control such as civil disturbances, fires, floods, and severe weather, Acts of God, Acts of Government etc. 


Each room vary in standard, quality and finish and there are differences in style and decor. Property descriptions as provided by So Paradise, on the website and elsewhere and are made in good faith based on what we know at the time of listing the property and how we judge the property. 

So Paradise is not liable for the breakdown of the supply of water, or electricity, or Internet connection, nor of swimming pool filtration systems, though we will use our best endeavors to arrange for any such problems to be solved quickly. So Paradise has his own maintenance team available 24/7 daily.

If there are any problems during the rental period, which cannot be solved directly with the local property staff, please contact So Paradise manager immediately for assistance. We hope you understand that infrastructure; local standards and conditions are often of a less developed nature in a place like Koh Samui. We will do as much as we can to help if any problems occur, but cannot be held responsible for any problems beyond our control. 

Any complaints must be notified to So Paradise by email to within 24 hours. Should a problem that has been notified remain unsolved please make a complaint in writing to So Paradise within 14 days of the completion of the rental period. If the property is vacated before the end of the rental period, without mutual agreement, this may result in the loss of all rights to compensation. 

No complaint will be considered if made after the departure date or if not acknowledged by So Paradise. 


Whilst Thailand is a very tolerant Country, nevertheless some forms of behavior are considered unacceptable in Thai society and So Paradise reserves the right to protect guests renting or living in other properties, which may be located near to or on the same development as your property. The guest(s) paying the deposit for the property rental is responsible for the appropriate behavior of the guests staying at the property. Should any member of the party behave in a manner considered inappropriate, either So Paradise or the Property Manager, may, at their absolute discretion, ask the offending guest or guests to leave the property. 

In such a case, this will be treated as a cancellation of the original booking and no refund can be claimed from So Paradise. 


Whilst we wish you to enjoy your holiday, certain forms of behavior will not be tolerated at all; we are endeavoring to contribute to the fight against child prostitution and human trafficking. Any offenders will be brought to the attention of the local authorities. 

It is also prohibited to act unlawfully in any way whatsoever and to bring in and/or use/consume any illegal substances. Any offenders will be brought to the attention of the local authorities. 

There is a no smoking policy inside all our properties and we ask this to be respected at all times. 


The services of some staff may be included at the property (i.e. Villa Manager, Maid, Handyman, Thai Chef). Additional services such as those of baby sitters and/or drivers can be sourced in advance or upon request, although such services cannot be guaranteed and depend on availability. We recommend guests provide as much notice as possible, especially during peak holiday seasons and we will try to assist. We will assume no liability for such extra staff or services. The rates for these services will be provided in advance and shall be paid as incurred directly to the manager. 


Please remember that excessive use of laundry facilities in Koh Samui is very destructive to the environment and that water conservation is an important part of the protection of our fragile marine environment. Linen and towels are provided at the property. These are normally changed every three (3) days. If you require more frequent changes there may be extra charges. Limited laundry facilities may exist on site and charges are made per item. Outside services are also available for a small service charge and must be paid at the time incurred. 


Personal safes are provided in most properties. Where possible, it is strongly recommended that they are used to store valuable items such as passports, cash, traveller’s cheques, mobile phone, cameras etc. Any valuables left at the property are the guest’s sole responsibility. We can not be held responsible for any loss or damage of personal property. It is advised that guests ensure that all doors and windows remain locked at night to avoid any temptation. 


As part of this agreement, guests are required to take due care when residing at the property and be especially careful of children playing in the gardens, near the entrance to the main road; near or in the pool or Jacuzzi, on the beach, or in the sea. 

Furthermore guests should not 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 SO PARADISE. 


These conditions and any contract to which they apply are governed in all respects by the laws of the Kingdom of Thailand and the courts of the Kingdom of Thailand shall have jurisdiction in relation to any claim or dispute arising out of, or connected with them. 


I/We agree to the above conditions and do hereby agree to the application of the above Terms and Conditions to our reservation. 

“I the undersigned agree to all the terms and conditions (articles 1-17) above and agree to abide by all of them” 

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