BOOKING AGREEMENT & LIABILITY WAIVER
Last update: 25-feb-2026
This BOOKING AGREEMENT AND LIABILITY WAIVER (hereinafter referred to as the "Agreement") constitutes a legally binding contract between the Property Owner and/or their authorized representative (hereinafter referred to as the "Lessor", “The Property”, “The Villa” or "Villa Sunyata") and the person executing the booking (hereinafter referred to as the "Lessee"). By confirming a reservation and remitting payment - regardless of the originating source or channel of the booking, including but not limited to direct bookings with the Lessor, reservations secured through third-party platforms or Online Travel Agencies (OTAs) such as Airbnb, Booking.com, VRBO, or Expedia, or bookings facilitated via a travel agent or intermediary - the Lessee hereby acknowledges, represents, and warrants that they have read, understood, and agreed to be bound by the entirety of this Agreement, both on their own behalf and on behalf of all members of their party, including minors, invitees, and any other persons permitted onto the Property by the Lessee (collectively referred to as "Guests").
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// BOOKING AGREEMENT //
1. ARRIVAL AND DEPARTURE TIMES
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Standard check-in is scheduled for 3:00 p.m., and check-out is strictly required by 11:00 a.m. The provision of early check-in or late check-out privileges is contingent upon the unencumbered availability of the Property and the absence of back-to-back reservations; accordingly, such accommodations are not guaranteed and remain at the sole and absolute discretion of the Lessor. To ensure guaranteed access to the Property immediately upon arrival or to secure an extended departure time, the Lessee is advised to formalize a preemptive reservation for an additional night. In the absence of such a reservation, the following surcharges apply:
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- Check-in before 10:00 a.m.: Charged as a full one-night stay.
- Check-in between 10:00 a.m. and 3:00 p.m.: Subject to a $500 USD surcharge.
- Check-out until 4:00 p.m.: Subject to a $500 USD surcharge.
- Check-out after 4:00 p.m.: Charged as a full one-night stay.
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2. OCCUPANCY STANDARDS AND CAPACITY LIMITATIONS
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The Property is intended for private, quiet residential use only. Occupancy is strictly limited to the specific number of Guests identified in the Booking Contract or the Guests Invoice, which shall not exceed a maximum capacity of sixteen (16) persons (adults and children) across the eight (8) designated guest bedrooms, with a strict limitation of two (2) persons per bedroom. The Lessor provides for a maximum of one (1) extra bed, subject to a surcharge of one hundred and fifty dollars ($150 USD) per night, and one (1) infant cot, which is provided on a complimentary basis.
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Only guests listed on the booking confirmation are permitted to stay overnight. To ensure the security of the estate and a respectful environment for our staff and neighbors, the villa is for private residential use only; bringing in external visitors for commercial or professional companionship is strictly prohibited. The Lessor reserves the right to evict unauthorized persons or, at its discretion, apply a surcharge of $150 USD per person, per night for any unregistered guests. Significant violations of this occupancy policy may result in the immediate cancellation of the stay for the entire group without refund.
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3. RESERVATION & PAYMENT TERMS
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A deposit of fifty percent (50%) of the total rental fee is required within two (2) calendar days of booking to secure the reservation. The remaining balance must be remitted no later than sixty-five (65) days prior to the arrival date. For bookings made within sixty-five (65) days of arrival, the total rental amount is due immediately.
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4. MINIMUM STAY REQUIREMENTS
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Under standard operating conditions, a minimum stay of three (3) consecutive nights is required; however, the Lessee is advised to refer to the published villa rates (https://www.villasunyata.com/rates-and-availability) for all applicable seasonal minimum stays, as these requirements may be extended during high and peak seasons.
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5. CANCELLATION POLICY AND FORFEITURE SCHEDULE
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Notice of cancellation must be submitted exclusively in writing via email to info@villasunyata.com or hello@villasia.com. All cancellations will be processed according to the Property’s local time and are subject to the following general cancellation fees and forfeiture schedule:
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- Cancellations 180 days or more prior to arrival: The Lessee shall be entitled to a seventy-five percent (75%) refund of the paid deposit or a one hundred percent (100%) credit valid for a new booking within twelve (12) months from the date of cancellation.
- Cancellations between 179 and 65 days prior to arrival: The Lessee shall be entitled to a fifty percent (50%) refund of the paid deposit or a one hundred percent (100%) credit valid for a new booking within nine (9) months from the date of cancellation confirmation.
- Cancellations within 64 days of arrival or "No Shows": All payments remitted to date shall be forfeited in their entirety.
- Peak Season (Christmas and New Year): All payments for reservations during this period are non-refundable and result in total forfeiture upon cancellation.
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Any request by the Lessee to amend reservation dates after a booking has been confirmed will be treated as a cancellation.
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6. CANCELLATION BY THE LESSOR
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In the unlikely event that the Lessor is unable to accommodate a booking due to unforeseen circumstances - including property sale or force majeure - the Lessor reserves the right to relocate the Guests to an alternative property of similar type and value. If the substituted property has a lower rental value, the difference will be refunded to the Lessee; if the substituted property has a higher value, the difference may be charged to the Lessee. If a suitable alternative cannot be provided or an agreement cannot be reached, either party may opt to cancel the booking. In this event, the Lessor will provide a full refund of the unconsumed booking amount as final settlement, and no further compensation shall be due to the Lessee.
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7. SECURITY DEPOSIT AND PROPERTY STEWARDSHIP
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A refundable security deposit of $1,000 USD is required in cash upon arrival. This deposit serves as a guarantee against property damage, breakages, unregistered guests, or unpaid financial obligations. It covers the entire estate, including all indoor/outdoor furnishings, artwork, entertainment amenities (gym, pool/foosball tables, arcade machines), and all electronic equipment. While normal wear and tear is excluded, the Lessee is liable for all intentional or accidental damage. To protect the property, interior furniture must remain inside at all times. Any outstanding F&B bills or service charges will be deducted from this deposit at departure. If the total cost of damages or unpaid balances exceeds the deposit, the Lessee is obligated to settle the difference immediately. Provided there are no damages or outstanding bills, the deposit will be refunded in full during check-out.
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8. VILLA STAFFING, MAINTENANCE, AND GRATUITIES
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Comprehensive villa service is included daily between the hours of 8:00 a.m. and 9:00 p.m. While staff may be available for early morning breakfast service or late-night special events with advance notice, any service provided outside of standard hours may be subject to additional surcharges at the Lessor’s discretion. Gratuities for the staff are entirely at the Lessee's discretion upon departure. Furthermore, the Lessee acknowledges that to maintain the Property’s high standards, maintenance personnel (including gardeners and pool technicians) must be granted access to the grounds at reasonable times; the Lessor warrants that such work will be conducted with minimal disruption to the Guests.
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9. LINEN, TOWELS, AND ENVIRONMENTAL POLICY
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The Villa provides all necessary linens and towels for the duration of the stay. In alignment with our "Save the Planet" eco-policy, towels are changed every day and linens are changed every three (3) days or as specifically deemed necessary by the staff. To assist in water conservation, towels will only be replaced when placed on the floor or in the designated towel basket. The Lessee acknowledges that requests for more frequent changes beyond this standard environmental policy may be subject to additional service fees.
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10. AIR-CONDITIONING AND ENERGY CONSERVATION POLICY
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In accordance with the Property’s commitment to an eco-friendly policy, the Lessee and Guests agree to exercise responsible energy consumption. All windows and doors must remain strictly closed while air-conditioning units are in operation. Furthermore, all air-conditioning must be switched off when Guests vacate their rooms for extended periods or depart the Villa. To ensure compliance with these environmental standards, Villa staff are expressly authorized to enter rooms and switch off air-conditioning units when Guests are not present. The Lessee acknowledges that any mechanical failure or damage to the air-conditioning systems resulting from improper use (e.g., operating units with windows open) will be the financial responsibility of the Lessee, and associated repair costs will be deducted from the security deposit.
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11. CONDUCT, EVENT POLICY AND QUIET HOURS
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To ensure the tranquility of the estate and our local community, a strict music and noise curfew is enforced between 10:00 p.m. and 10:00 a.m. The Villa is for private residential use only; therefore, events of any kind, including parties, weddings, or commercial gatherings, are not allowed on the premises. Any violation of this "no-event" policy may result in immediate eviction without refund. Additionally, the possession or use of illegal substances is strictly forbidden and will result in immediate police notification and termination of the stay.
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12. SMOKING POLICY
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Smoking is strictly prohibited inside the Villa. Smoking is permitted exclusively in the outdoor areas and grounds. Guests are requested to contact the Villa Manager, who will provide an ashtray for use in these designated outdoor spaces. In the event that cigarette smoke is detected by staff within any indoor area of the villa, the Lessee will be subject to an automatic charge of 10,000 THB per occurrence. This charge is non-negotiable and will be automatically deducted from the security deposit. The Lessee waives any right to dispute this charge if the smell of smoke is detected indoors by Lessor's staff. Please be advised that E-Cigarettes and Shishas are illegal in Thailand.
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13. PET POLICY
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To ensure the comfort of all guests and the preservation of the Property’s hygiene and furniture, pets and animals of any kind are strictly prohibited from the Villa and its grounds.
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14. DRONE AND UNMANNED AERIAL VEHICLE (UAV) POLICY
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The operation of drones on the Property or within the surrounding airspace is strictly prohibited unless the operator complies with all Thai national regulations. In accordance with Thai law, every drone must be independently registered with both the Civil Aviation Authority of Thailand (CAAT) and the National Broadcasting and Telecommunications Commission (NBTC). Furthermore, operators must possess valid annual third-party liability insurance and a current pilot license. The Lessee assumes all legal and financial liability for any fines, equipment seizures, or damages resulting from the unauthorized or unlicensed use of drones during their stay.
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15. FOOD, BEVERAGE, AND PROVISIONING POLICY
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The Lessor provides professional cooking and dining services as part of the villa rental. However, all food and beverage provisions are charged to the Lessee at cost plus a twenty-five percent (25%) handling fee. This surcharge covers cooking utilities, transportation, logistical time for procurement, and all kitchen-related expenses. To ensure the daily procurement of fresh ingredients, the following system applies:
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- Pre-Arrival Provisioning: At the Lessee's request, the villa can be pre-stocked. A service fee of THB 500 applies to grocery totals below THB 2,000. For totals exceeding THB 2,000, the standard 25% handling fee applies. This service is limited to a maximum spend of THB 10,000; premium items (e.g., high-end wines or champagne) require a monetary advance for confirmation.
- In-Stay Groceries: All items are charged at local market prices plus the 25% handling fee. The Lessee acknowledges that this surcharge is distributed among the villa staff for their procurement and preparation efforts.
- Cash Float and Accounting: The Lessee is required to provide the staff with an advance cash float in Thai Baht (THB) to facilitate grocery purchases. A detailed breakdown of expenses will be provided. While the staff will retain receipts for reference, the Lessee acknowledges that items sourced from local markets may not yield official receipts, and receipts from local supermarkets may be provided in the Thai language.
- Settlement of Accounts: The Lessee is responsible for the settlement of all collective bills. Any outstanding or unpaid balances at the time of departure will be deducted directly from the security deposit.
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16. MANDATORY INSURANCE REQUIREMENTS
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The Lessee represents and warrants that each Guest shall maintain comprehensive travel and health insurance for the full duration of their stay. Such insurance must include, but is not limited to, coverage for trip cancellation, flight delays, loss of or damage to baggage and personal property, and comprehensive health coverage including emergency medical evacuation and repatriation. Furthermore, the Lessee is required to maintain adequate third-party liability insurance. The Lessor shall not be held responsible for any financial loss or personal expense incurred by the Lessee or Guests resulting from a failure to secure such coverage.
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// LIABILITY WAIVER //
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17. ASSUMPTION OF RISK, INDEMNIFICATION, AND RELEASE OF LIABILITY
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The Lessee acknowledges that the Property, due to its cliffside location and architectural design - including infinity edges, tempered glass railings (which may pose a risk of failure if subjected to significant pressure), steep stairs, uneven pathways and rugged terrain - carries inherent risks of serious bodily harm or death. The Lessee accepts full legal and financial responsibility for the safety and conduct of all Guests and visitors, expressly assuming all risks associated with the stay, including but not limited to drowning, falling, sports-related injuries, slips, trips, falls, cuts, adverse weather conditions and the acts or omissions of guests or visitors.
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The Lessor shall not be liable for any damage, injury, or death arising from these risks or the general condition of the Property. Consequently, the Lessee agrees to indemnify and hold the Lessor harmless against any claims, losses, or expenses resulting from accidents or injuries occurring during the rental period. By executing this agreement, the Lessee, on behalf of themselves and their Guests, forever releases the Owner and Lessor from any and all claims related to the occupancy. The Lessee’s sole and exclusive remedy for any proven Lessor liability shall be strictly limited to the rental fee paid.
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18. CHILD SUPERVISION
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The Lessee and Guests must exercise extreme caution regarding children playing on the terrace, near the rocks, by the main road entrance, or in/near the pool. Children under eighteen (18) must remain under the direct, constant, and active supervision of an adult at all times. The Lessor disclaims all liability for injuries resulting from a lack of adequate supervision. It is strictly understood that the core Villa Staff are not authorized, nor permitted, to act as primary caregivers for minor children. The supervision of children remains the sole and absolute responsibility of the Lessee and Guests at all times.
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19. PROTECTION OF VALUABLES AND PERSONAL PROPERTY
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All personal items - including but not limited to passports, currency, traveler’s checks, mobile devices, jewelry, and cameras - are brought onto the Property at the Guests' sole risk. The Lessor and Villa staff accept no responsibility for any loss, theft, or damage to personal property. For your security, it is the Guests' responsibility to ensure that all valuables and travel documents are stored in the provided safety deposit boxes at all times. Neither the Lessor nor Villa management shall be held liable for any loss or damage, regardless of the circumstances.
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20. POOL SAFETY
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The swimming pool and the terrace are not supervised. The use of all facilities is entirely at the risk of the Lessee and Guests. The infinity pool is unfenced and terminates at a steep cliff. Children under eighteen (18) must remain under the direct, constant, and active supervision of a competent adult at all times. To ensure the comfort and safety of all occupants, the following strict regulations apply:
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- Entry Restrictions: Guests are strictly prohibited from entering the interior of the villa while wet from swimming, as floors become dangerously slippery. The Lessor is not liable for injuries resulting from a failure to adhere to this requirement.
- Prohibited Activities: Guests must refrain from jumping or diving into the pool. Running in or around the pool area is strictly forbidden.
- Infinity Edge Safety: All guests (adults and children) are strictly prohibited from sitting, standing, or walking on or near the edges of the infinity pool. These areas pose a significant fall risk and must be avoided.
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21. OCEAN SAFETY
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Being near or in the ocean exposes the Lessee and all Guests to a variety of risks and hazards, including but not limited to, strong currents, unexpected wave activity, floating debris, and other potential hazards. The Lessee accepts all of the risks that come with being near or in the ocean, including the responsibility to warn all Guests of such risks.
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22. TROPICAL ENVIRONMENT AND LOCAL WILDLIFE
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The Lessee acknowledges and understands that the villa is situated in a vibrant, humid, and tropical environment. The Lessee accepts that the villa's unique character, which blends modern luxury with natural surroundings, may result in certain conditions - including the presence of local wildlife (lizards, snakes, spiders, etc.) or insects - that are not considered defects or a basis for a complaint. The Lessor shall not be held liable for any discomfort or issues arising from the Property’s natural tropical setting.
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23. FORCE MAJEURE
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The Lessor shall not be liable for any delay, additional expense, loss of enjoyment, or inconvenience caused by events beyond their reasonable control. Such "Force Majeure" events include, but are not limited to, acts of God, severe weather, floods, fires, strikes, civil disturbances, war, or government-mandated restrictions. In such instances, the Lessor is exempt from liability for any resulting disruptions to the booking or the guest experience.
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24. OPERATIONAL LIMITATIONS AND COMPLAINTS
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The Lessee acknowledges that the Property is located in a tropical environment where infrastructure may differ from urban standards. The Lessor is not financially or legally liable for intermittent interruptions in water, electricity, internet connectivity, or the functionality of swimming pool filtration systems, though it warrants that all reasonable efforts will be made to rectify such issues promptly.
Any operational problems must be reported to the Villa Manager immediately. Formal complaints must be submitted in writing within twenty-four (24) hours of the occurrence to allow for a timely remedy. To ensure a fair resolution, the Lessor will not acknowledge or consider any complaints or claims for compensation submitted after the Guest's departure or formal checkout.
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25. CONCIERGE SERVICES AND THIRD-PARTY SUPPLIERS
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At the Lessee's request, the Lessor may facilitate introductions to, or provide recommendations for third-party service providers or contractors, including but not limited to tour operators, babysitters, private drivers, transportation services, boat charters, yacht services, yoga teachers, personal trainers, or massage therapists. While the Lessor warrants that it will use reasonable care in selecting reputable suppliers, the Lessor acts solely as an intermediary and does not make any representations or warranties regarding the safety, quality, or suitability of these external services. Any contract for such services is strictly between the Lessee and the third-party supplier. The Lessee is deemed to be responsible for, and shall use his own skill and judgment in determining the quality, value, and suitability of such information and suggestions before entering into such agreements, and the Lessor expressly disclaims any liability for any loss, injury, or dissatisfaction resulting from the acts or omissions of these independent contractors.
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26. IMMIGRATION COMPLIANCE AND LEGAL OBLIGATIONS
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The Lessee and all Guests are solely responsible for ensuring full compliance with all prevailing Thailand immigration laws, regulations, and entry requirements. This includes, but is not limited to, the possession of a passport with a minimum of six (6) months' validity from the date of entry, the procurement of necessary visas, and the completion of all required documentation such as the Thailand Digital Arrival Card (TDAC) or equivalent government filings. All passports must also contain enough blank pages for proper stamping. The Lessor shall not be held liable for any refusal of entry, deportation, or legal consequences resulting from a Guest’s failure to adhere to these statutory requirements.
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27. GOVERNING LAW AND JURISDICTION
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The acceptance of these terms by both parties constitutes a formal agreement governed by the laws of Thailand. Both parties hereby submit to the exclusive jurisdiction of the Thai courts for any disputes arising from this Agreement.
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