These Terms and Conditions are applicable for all bookings made with and through Kaleane Villa for the rental of either of its villas namely Suriya Villa, NittayaVilla, IssaraVilla and/or Sontaya Villa.


By requesting an online quotation, by completing an online reservation/booking,, by placing your booking over the telephone or by signing and posting/faxing a booking form, you accept these Terms and Conditions as a binding contract between Kaleane Villa  and you on behalf of yourself and any other members of your guests or party. Kaleane Villa cannot accept your booking without a signed booking form, a completed online reservation, an email request to reserve your villa or your verbal confirmation to proceed given over the telephone. A written/email confirmation sent to you by Kaleane Villa (through its website or directly to you) means Kaleane Villa has accepted your booking. 

This booking and all matters arising out of it, are governed by Thailand law. We both agree that any dispute arising out of or connected with your holiday will be dealt with by the Courts of Thailand.


It is vital that you provide us with a valid email address. If you change it, you have to inform us immediately. We basically solely communicate and correspond by email. Once your booking has been made and we have received your deposit all further correspondence will be made by email. We will also email you all of the information that you will require to get to the villa. We also require a mobile phone number so we can contact you during your stay if and when needed.


Upon booking and confirmation that your requested dates for one or more villa rental(s) are available we charge a non-refundable 30% deposit of the rental price plus any additional services you have booked for you, your guests and party. The deposit has to be made within 7 calendar days from our confirmation that the requested villa is/are available, failing that your booking will be cancelled and void. Once this deposit has been paid and received by ourselves it will secure your booking dates. We cannot guarantee any reservation until your deposit has been received. 

The remaining balance of the rental price, plus any additional services you have booked, plus a Thai Bahts (« TBH ») 5,000 fully refundable security/damages deposit, are all due at the latest 60 calendar days before the rental start date. You will be emailed a reminder for the balance (if any) and the date it is due to ensure payment is made in time. 

Bookings made less than sixty days before the rental starts must be paid in full upon booking. 

Payments are made by bank transfer into our bank account that will be provided to you by Email. Failure to make your payment on time would result in you, your guests and party losing your booking.

Please note that all banking charges linked to the transfer of the deposit and remaining balance is for account of the client (yourselves).


A security deposit of  TBH 5,000 for any single rented villa has to be paid and we require you (the client) to inform us of any serious damage or breakages caused during your stay, and a list of all breakages, stains, or damages in writing upon leaving. Where time permits we will do a quick initial check of the property when you depart. We understand that sometimes this is not possible due to various time constraints; such as leaving for your flight time or our representative not being available. A full and detailed check will take place after your departure and before the next guest’s arrival. You will be advised of any faults or damages found after this detailed check (pictures will be taken if possible) and we will advise you as soon as possible the cost of repair or replacement and suitable time must be allowed for us to do this.

Anything damaged, spoilt or broken will be charged at the replacement cost.

The security deposit will be refunded (net of bank transfer charges) after the property is fully cleaned and checked as detailed above. In the event the property internally/externally or its belongings, fixtures or fittings are damaged/broken in any way then charges will be deducted from the security deposit and any refund that may be due to the client will be undertaken after repair or replacement being made for the appropriate items. Should the security deposit not cover all the damage, repair or replacement caused then we will request extra funds to make up the difference. You agree to cover such additional damage or replacement costs within 7 days of the notification of the extra costs.

Note that the security deposit is not required for rentals less than 3 nights.


On the first day of your rental your villa will be ready for you from 2pm. You may arrive not earlier than 2pm however we will arrange for you to drop your luggages at the villa if you arrive earlier but you will only dispose of the villa at 2pm at the latest. On your arrival you will be welcome (to the extent possible) by our manager whom will take you around the villa and its surroundings and will give you tips for your stay regarding what to do, where and how.

On your departure day please be ready to meet our manager for an initial villa inspection at 10am. The villa must be vacated by 11am at the latest. During the hours of 11am to 2pm our housekeeping staff will fully check, clean and prepare the villa for the next incoming guests.

Unless prior agreement with Kaleane Villa you and your guests will have to abide to the above time table.


If you cancel your booking 2 months before your arrival date then your will lose your 30% deposit and related expenses. If you cancel your booking within the two months of your arrival for whatever reason you will be liable for 100% of the rental and related services costs and will not be refunded anything.

No exceptions to this policy can be made for any reason, therefore holiday insurance with a cancellation policy to cover any such rare occurrence is strongly recommended.

No exceptions to this policy can be made for any reason, therefore holiday insurance with a cancellation policy to cover any such rare occurrence is strongly recommended.


Kaleane Villa reserves the right to amend the booking dates. This may be due to several reasons, not limited to but including, war, adverse weather conditions, riots and or matters concerning participants safety, operational circumstances such as damage caused by fire, or the villa becoming unusable due to utility company work or lack of services, leaks, repair work or any other such reason. In these circumstances the booking may need to be adjusted accordingly. Kaleane Villa is not liable for any additional costs or losses that may be incurred by the client due to the change of booking. This includes, but is not limited to, any extra hotel reservations or car rentals, or the cost of non-refundable airline tickets. Situations may arise which, in our opinion, make it necessary for us to alter the normal booking schedule. If you cannot accept the dates of any new booking that Kaleane Villa propose then Kaleane Villa will refund monies you have paid for to us in full (net of bank charges). We advise that your travel insurance covers holiday curtailment.

In the event before your arrival or during your period of rental your villa choice becomes unavailable or unusable for any reason we reserve the right to offer you an alternative property of the same level of quality and in a similar area, or to refund all monies paid to date and cancel the booking. We reserve this right in the case of availability clashes, unexpected, unforeseen or uncontrollable situations. Should Kaleane Villa successfully be able to you offer a similar property and location, a pro-rated refund for the difference will be made if the property offered is a lower rental cost for the same period. If Kaleane Villa is not able to find a similar property then a full refund of monies paid will be made or in the case that some time has been used already at the property

before it becomes unavailable then a pro-rata refund will be given. This constitutes the maximum liability of Kaleane Villa. Kaleane Villa is not responsible for any other expense or costs incurred including rearranging or cancelling flights or car hire.

No exceptions to this policy can be made for any reason, therefore holiday insurance with a cancellation policy to cover any such rare occurrence is strongly recommended.


Kaleane Villa recommends that you subscribe adequate travel insurance including cover for medical treatment, accidents and repatriation, and holiday cancellation and curtailment. It is your responsibility that you arrange and ensure your guests and party have appropriate comprehensive travel insurance. This is to include cover for illness, personal injury and travel delay/cancellation. We assume that such a policy is in force before you depart.


Prices quoted on our website are those in effect at the time of viewing and remain guaranteed once the 30% reservation deposit has been paid. Once a price has been agreed and deposit paid Kaleane Villa will not change this price under any circumstances, thus guarding against any future price increases.


We are responsible for providing the services listed on our website, where it is within our control. We carefully and regularly monitor our properties. Kaleane Villa cannot guarantee that all items listed on our website will be functional at all times. If you or we find a fault all endeavors will be made to rectify any problems as soon as we possibly can. We reserve the right without prior notice to withdraw any part or all of the facilities available, and to make such changes as may be necessary. 

Furthermore, it is agreed by you that the owners, operators, staff and agents of Kaleane Villa are not the guardians of any customers safety and they individually or collectively cannot be held liable in any way for any occurrence which might result during their stay in Kaleane Villa in illness, injury, death or other damage, loss or theft to the customer, his party, his family, heirs, or assigns. The liability of Kaleane Villa is limited to a total of the booking price irrespective of the title/claim.

No refunds or rate adjustment shall be made for unforeseen mechanical failures. At times we can be in the hands of outside contractors, or waiting for spare parts, but we will push them as hard as we can to rectify any faults as quickly as possible.

The villa rental does not include any personal travel insurance.


Our agents, representatives, manager and housekeeping staff and other working in Kaleane Villa are not a party to this contract, nor are they responsible or liable for failure to provide any service as may be described in our literature pertaining to the contract.


You agree to make sure that the villa is in the same condition when you leave, as it was when you arrived. Please let us know immediately if something gets broken, stained, marked or damaged during your stay so that we can replace it at once. Depending on what is broken, we may have to make a charge.


All rooms of the villas are locked by padlocks. Upon your arrival you will be given a set of keys of all padlocks of the villa. These must be well guarded and returned to our villa representative or Housekeeping staff upon your departure.

It is advised and recommended that when you, your guest and party leave the villa for sightseeing, eating or else that all rooms padlocks are locked with all valuable inside.


In all the master bedrooms of Kaleane Villa we have installed for your convenience safety deposit boxes where you can store your valuables. It is strongly recommended that it be used to store valuable items such as passports, cash, traveller’s checks, mobile phone, cameras, and jewelry. Any valuables left at the property are the guests’ sole responsibility and neither Kaleane Villa nor its staff can be held responsible for any loss or damage of personal property. 

If you do not remember the login code, please inform the villa representative immediately.


Our properties are non-smoking properties. Smoking is only allowed outdoors with ashtrays. Please do not throw cigarette filters or cigarette/cigar stubs in gardens, lake or plant pots.


Kaleane Villa maintenance team, gardener, housekeeping staff, representatives or its subcontractors have the right of access to the properties at any time with due regard to the convenience of the renter for the purpose of linen changes, pool cleaning, garden maintenance, inspection and/or viewing of the property and to carry out any essential or routine repair or maintenance work.

Except for the essential repairs, maintenance, cleaning and regular gardening we will make every effort to schedule such brief showings at a time convenient to you, to respect your privacy, and not interrupt your stay.


The maximum number of persons per each villa is strictly limited as follows:

Suriya Villa: 12 persons

Nittaya Villa: 8 persons

Issara Villa: 8 persons

Sontaya Villa: 2 persons

Exceptions to this clause are only made for infants under 24 months old at the time of travel.

Should a group arrive with more guests than agreed, they will be required to pay TBH 5,000 per person per day for all excess guests for each night, for the whole rental period. At Kaleane Villa’s discretion the excess guests may be asked to vacate the villa immediately.

The property cannot be re-let or sublet to any other group/party or individual without the written approval of Kaleane Villa.


We provide housekeeping services for 8 hours per day between 8am and 5pm. This covers general cleaning of the villa, keep the pool clean, tidy the house, wash dishes, pots and pans,  change beds and clean the bathrooms.

It is not their responsibility to cook and serve. If you would like such additional maid services please make this request at the time of booking as we can provide additional help such as BBQ or else. These services are subject to payment.

We provide one full bedding, bathroom towel and beach towel change at the start of each rental. We then provide one change mid-week, and two further changes each week thereafter. 

For bookings of 4 days or less we provide one bedding and towel change on arrival. 

External laundry services can be arranged upon request. This is however not done under Kaleane Villa responsibility nor risks. Payment is to be made directly to the laundry person. Our Housekeeping Staff will provide all information upon request.


Weddings and special events are permitted at all Kaleane Villa properties subject to specific approval from our side. Please contact us to discuss your requirements.


We do not accept animals to any of our villas. 

Please also note that Kaleane Villa is not responsible for any animals belonging to neighbors moving around the variousKaleane Villas.


Kaleane Villa take special care to minimise the impact we place onto the environment. We feel it is both ours, and our guests responsibility to care for the environment. We therefore ask you to think carefully and be thoughtful about the usage of both water and electricity. For example air conditioning should never be left on in rooms unoccupied as it only takes 5 minutes to cool a room. Again, air conditioning should never be switched on in rooms with either doors or windows open, this not only defeats the purpose of putting on the air conditioning, but can also lead to breakage of the air conditioning system as it will be overworking trying to cool a room to a desired temperature that it will never be able to reach. Fans should also be switched off when the room is not being used, as should lights and other electrical items. Kaleane Villa reserve its right to request compensation should there be over utilisation of utility.

We thank you in advance for your consideration. It not only helps us to keep our rentals prices as low as possible, it also saves you any extra potential costs after your holiday and helps protect our environment as well.


Finally we decline all responsibilities for any accident, damages, problems or else which may occur during your stay in all Kaleane Villa to whatever rented transportation means such as cars, bikes, quads or else. Here also it is advisable that you have managed your own insurance cover.

You accept and acknowledge that you are responsible and liable for the safety and well-being of all your guests and any other persons you invite to stay at our properties during the time of the rental. You and your guest(s) are required to take due care when residing at our properties and be especially watchful of children playing in the gardens, near or in the pool, remembering there is no lifeguard nor guardian and that surfaces can be slippery. Children MUST be under supervision of adult at all times when staying at the Villa in light of the lake, sea, and pool environment where there may be various hazards. You are not permitted to enter our properties when wet from swimming as the floors can be slippery. Damage or injury arising as a result shall not be the responsibility of Kaleane Villa. Kaleane Villa will be blameless for any injuries incurred during your stay. You are encouraged to act responsibly and courteous during your stay. Under no circumstances can glassware be taken into the pool area or pool.


Items left at a property will be returned only upon request and at the guest’s expense. Kaleane Villa is not liable for lost items. Kaleane Villa will only hold items for fourteen (14) days before they are discarded.


Weather conditions can be unpredictable, and can change quickly and significantly. Kaleane Villa cannot be made liable for unpleasant or unsuitable weather conditions and no refunds are made for such conditions.


Kaleane Villa cannot predict construction plans in the area and therefore cannot be held responsible for any inconvenience. In the event of building works taking place by local authorities, private developers or neighbors, it is important to note that we are not responsible for such work and we are unable to stop such work taking place and we are unable to control the level of noise. We cannot be held responsible for any building works that take place during your rental period. No refunds can be given in the event of nearby construction.


Means any unusual and unforeseeable circumstances beyond our normal control, which the consequences of could not have been avoided even when exercising all due care. Such circumstances or events include, but are not limited to, war, or threat of war, riot, civil unrest, industrial disputes or strikes, unavoidable or unforeseen technical problems with the villa, transport, or closure or congestion of airports, terrorist activity, natural disasters, industrial disasters, fire, theft, flooding and adverse weather conditions. In the event of any of the above, refunds or compensation payments cannot be made.


Verbal changes of contract are not valid unless agreed and confirmed in writing by Villa Kaleane.


Kaleane Villa reserve the right to correct any printing or typing errors, omissions or calculation mistakes at any time. We also reserve the right to amend our terms and conditions that apply to your booking at any time and without prior notice. In all matters the original English language version of these terms and condition take precedent.


Kaleane Villa prides itself on the quality of its properties, and accuracy of its villa descriptions but should a guest feel that the villa has not met its description it should first be brought to the attention of Kaleane Villa representative. If the guest is not happy with the local resolution, then, any further comments or suggestions should be put in writing, within 14 days of your return, specifying the problems to info@Kaleanevilla.com.