Phuket's Longest Established Property Management Company

Phuket's Longest Established Property Management Company

Terms and Conditions

Terms & Conditions

Booking Terms / Conditions and General Considerations

All bookings are made with owned and operated by Phuket Island Property Services Co., Ltd. (PIPS) on the understanding that the Company is acting as an agent on behalf of the owners of properties featured in the company web site or elsewhere. When you reserve a villa or apartment with your Villa Rental Confirmation will be forwarded to you via e-mail.

The Villa Rental Confirmation becomes a binding agreement when you pay your rental deposit. Sending payment in response to your Villa Rental Confirmation constitutes your acceptance and agreement to these terms, conditions, limitations and restrictions as stated below.

Long Term Rental

  • Rentals must be 3 months or longer and subject to availability. Prices available on application if not advertised.
  • The tenant would unless otherwise agreed, pay rent on the property and additionally pay for any scheduled services such as cleaning, satellite TV subscriptions utilities (telephone, water and electricity).
  • Tenancy on long term occupancies is subject to the signing of rental agreement which is managed by PIPS on behalf of the owner. Each unit is individually furnished to provide a unique and comfortable home stay experience.

Two months deposit and one month's rent in advance is required, prior to confirming the booking. Deposits shall be refundable upon clearance of all utility and service invoices. Unfortunately in Thailand this can take as long as 4-6 weeks in certain circumstances.

Holiday rentals


  • We accept reservations commencing on any day of the week.
  • All payment will be done via Bank transfer or by credit card (credit card information can also be communicated by fax).
  • We accept Visa and Master Card.
  • All instructions and access information will be delivered to you by e-mail within 30 days prior to your arrival.
  • Minimum night stay requirements may apply.
  • Each villa or apartment has a maximum number of guests. Exceeding this limit will subject your reservation to immediate termination without refund or at the absolute discretion of an additional charge will be deducted from your credit card or damage deposit.
  • Pets, smoking (unless otherwise indicated) hazardous materials or any illegal or immoral activities are strictly prohibited. Evidence of any breach of this term result in loss of your damage deposit and eviction.
  • Prior to booking, all prices are subject to change without notice.
  • Refunds are not provided due to delayed arrivals.
  • The minimum age to make reservation is 18 years old.

Booking Policy:

  • 50% deposit upon reservation.
  • 50% 30 days prior to check-in.

Refund Policy:

  • 75% if 45 days or more prior to check-in.
  • 50% if between 30 - 45 days prior to check-in.
  • No refund if less than 30 days prior to check-in.

NOTE In the case that a home becomes uninhabitable due to circumstances beyond the company's control, the company agrees to relocate the guest to similar or better accommodation, subject to availability. In the case that alternative accommodation is not available, the company agrees to refund the guest the balance of any monies paid on a pro rata basis of the room rate. If the alternative accommodation is not accepted by the guest, no refund will be paid.


The guest will be required to settle all extra charges incurred for services including, but not limited to, telephones, transportation, personal laundry, tours and excursions or any other service not included in the room rate before departure.


Security deposit:

All tenancies will be subject to a security deposit. This may be in the form of a signed credit card slip or in cash. PIPS staff will check the home prior to occupation and an inventory be taken of the contents. A copy of the inventory will be made available to tenants to corroborate the inventory count. Any discrepancies must be reported to PIPS management within 24 hours of arrival at the home.

Damage Deposit:

The damage deposit will be applied to your credit card together with your balance payment. These charges may include but are not limited to any damages, additional housekeeping, excessive cleaning, missing inventory, missing keys, telephone charge, rental items or additional nights stay etc which will be charged automatically against your damage deposit. Checkouts after 12 am, which have not been pre-arranged, will be subject to a charge against the damage deposit. Any monies due in excess of the damage deposit will be subject to further deduction from your credit card.


Check-in is 2:00 p.m. unless otherwise arranged with the owner/property manager. An information package will be available at the unit with additional information on the property, which you may find useful. Do not forget to bring your check- in package, which has been emailed to you upon acceptance of your reservation, as it will have emergency contact numbers and pick up details or directions for finding and accessing your unit.


Checkout is 12:00 p.m. unless otherwise arranged at least 24 hours in advance of departure. Failure to check out by this time may result in a surcharge to your security deposit.

Maid Service:

Daily maid cleaning and linen changing is available as stated in the details of each property.

Misuse of the Property: reserves the right to interrupt service and evict guests due to noise complaints or any type of property abuse without a refund. Illegal activities will be cause for immediate eviction by local police.

Swimming Pools:

Parents of young children may wish to note that very few of the swimming pools in Phuket's private homes have fenced off swimming pools. This may require a level of supervision higher than one may be accustomed to elsewhere.

Villa / Apartment Information:

PIPS provide information most relevant to the properties listed on the website. Should you require more detailed information, please contact


A signed credit card imprint will be required to cover costs of a telephone when provided. Where the phone line is connected through a switchboard, the calls will be metered as recorded by the switchboard. In the absence of a switchboard the calls will be metered as per the invoice from the relevant telephone authority. In all cases, calls as metered will be subject to a 10% surcharge. Deposits will be refunded after all invoices for the period of occupation have been cleared. We strongly suggest you to purchase a local prepaid SIM card, which can be arranged upon request to the owner/property manager, to make mobile phone calls or long distance calls.

Please note: most of the homes listed have IDD facilities. Please stipulate should you need access to a phone. PIPS do have local mobile phones for rent and can arrange local SIM cards should you require them.

Internet connection:

Most homes listed have facility for local dial up connection using a prepaid service with a local ISP. It should be noted that some Internet connection are not reliable in Thailand and that cannot be held liable and will not be able to refund or relocate a guest if the Internet connection is not available from the ISP or not of a perceived suitable speed.

Liability: acts as an agent for each property owner and accepts no liability for property loss or damages, nor liability for injury, accidents, delay, or any irregularity. Furthermore, guests are responsible for their villa or apartment during occupancy, and must lock windows and doors securely at all times when not on the premises. You 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 results in loss, damage to the Owner will be the responsibility of the tenant. Tenants are required to insure their personal possessions prior to occupation.


Please notify the owner/property manager as soon as possible if a problem relating to the rental property exists. Every effort will be made to rectify any problem in a timely manner. No refund or rate adjustment will be made for malfunction of air conditioners, TV's, appliances, pool or any other malfunction. Repairs will be made as soon as possible after notification.

Refusal of Business:

Past guests who have breached these terms and conditions will be refused future rentals.

Web Site Guarantee:

All rates posted on at the time of your reservation made are guaranteed.

Important information for all guests:

As the properties that offers are not official tourist structures, such as hotels, residences, etc. but private houses. As such they do not have standards or categories that are internationally recognised. Instead they reflect, in their architecture and furnishings, the local traditions and the personal taste of the owner. has carefully chosen properties, which provide level of quality within which it believes that any person can find satisfaction. cannot however exclude the possibility that these differences can sometimes result in minor inconveniences - due to the special nature of the architecture and of traditions in the area.

Applicable Law:

These Terms and Conditions are governed by and shall be construed in accordance with the laws of Thailand. All disputes arising out of or in connection with the present contract shall be finally settled under the Rules of Arbitration of the International Chamber of Commerce, Thailand by one or more arbitrators appointed in accordance with the said Rules. Arbitration shall take place within the province of Phuket, Thailand.