General Terms & Conditions
Whether you are the property owner or manager for property owners (an "Advertiser") placing advertisements on or ("our sites"), or order us to do on your behalf, or a person using our sites other than to advertise holiday homes (a "Holidaymaker"); By accessing or using our sites you agree to be bound by these General Terms and Conditions in relation to both Advertisers and Holidaymakers use of our site.

Please read these Terms & Conditions thoroughly before using our site. By using our site, you indicate that you accept these Terms & Conditions. Please do not use our site if you do not agree to the Terms & Conditions.

All bookings are accepted by AEA (All Exclusive Arrangements) Partnership Ltd.) (hereinafter "AEA") only on behalf of the property owner, or his/her property management. Bookings are subject to the conditions as outlined below, which are expressly accepted in full by the property owner and by the hirer and all persons in their respective parties. Bookings would be deemed to be accepted once payment is received by AEA.


We, "AEA" - All Exclusive Arrangements Part., Ltd. are an agent, acting on behalf of the villa owner or management company. We act both for you and for the above, but only in the capacity of a booking agent. Your final agreement is between you and the villa owners or management company. All terms and conditions outlined below are valid for all rental properties, unless individually published.



Rates published at our websites may be subject to change at the advertiser's discretion. Unless otherwise published all rental rates include electricity- & water consumption. Substantial discounts are available for longer term rentals of 1 month or more - please contact us for details.


Rates are expressed in different currencies. Please observe the currency, published at each property's main page. All rates are as last updated by the property owners. In some cases AEA might not have received their latest updates and therefore the published rates may be invalid. Latest with confirmation of the  reservation request the latest, valid rental rate will be given.


As a general rule, most of the luxury accommodation offered is deliberately out of town at quieter locations, but still within walking distance of local shopping- and entertainment facilities. Therefore and for exploration of Phuket's surrounding car rental is advised. Since the driving on Phuket needs some experience (left traffic, poor quality roads and overly ambitious drivers), we recommend that our clients only rent "Full Coverage" insured vehicles. Private drivers can be arranged at extra costs.


The property will be available for occupation from 2.00pm local time on the day of arrival and must be vacated by 12.00pm on the day of departure, unless otherwise agreed in writing.

Only the number of persons listed on the booking form may occupy the property. The property cannot be re-let or sublet to any other group/party or individual without the written approval of the owner. Under no circumstances may more than the maximum number of persons specified in the booking email occupy the property, except by prior written agreement. No pets are allowed at most of the properties, unless agreed to in writing.


A refundable security deposit of 30,000 THB (payable in any major currency) is required to be paid by the Tenant at arrival. If this deposit is not received then the rental booking will be cancelled. On the Tenant's departure a check will be made of any damage caused, items missing or unpaid service bills due, and commensurate amounts necessary for repair, replacement and/or settlement will be retained from the security deposit, prior to the repayment to the tenant of any balance remaining.

Damages to the property and fixtures will be withheld against, but not limited to the Security Deposit.


An Initial Booking Deposit of fifty percent (50%) payable by bank wire transfer or credit card is required to confirm the reservation. If this deposit is not received by AEA within 10 days then the booking will be deemed to have been cancelled. For payment with credit card through PayPal a 5% bank’s commission will be added to the total. Balance is due on arrival.

All sums paid should be made via bank transfer to the bank account nominated by AEA, details of which will be provided at the time of booking. Confirmation of bookings will be made on receipt of cleared funds. All transfers shall be made net of bank charges and exchange commissions, any shortfall being a debt owed by the Customer to be paid either when paying any balance or at the commencement of the rental period, in cash to the Proprietor.


Subsequent to payment of the Initial Booking Deposit, in the event of cancellation of the booking by the tenant :

- more than 60 days prior to the confirmed Occupancy Commencement Date, the Initial Booking Deposit (less a 15% handling fee) will be refundable to the tenant.

- more than 30 days but less than 61 days prior to the confirmed Occupancy Commencement Date, 50% of the Initial Booking Deposit (less a 15% handling fee) will be refundable to the tenant

- less than 31 days prior to the confirmed Occupancy Commencement Date, no refund of Initial Booking Deposit will be made to the tenant; in addition, no refund of the balance of the Rental payment received will be made unless the property owner is able to secure an alternative booking for the property for the same occupancy period.


The Customer shall notify AEA immediately and in writing by fax, or by e-mail if he wishes to cancel the booking and no such notification shall be effective unless and until actually received in writing by AEA.

If AEA cancels any booking at least 60 days prior to the commencement of the rental, the Customer shall be entitled to a refund of all amounts paid (less 10% handling fee), but shall have no other claim whatsoever against AEA or the Proprietor.

In order to secure your booking all client's payments will immediately be forwarded by AEA to the appropriate villa owner. If for some reason you cancel your booking after downpayment and after our confirmation, the landlord is encouraged to reimburse your downpayment less relevant cancellation fee, according to our our General Terms and Conditions. However, AEA has no influence on the correct handling of this procedure.

The hirer is responsible for taking all reasonable care of the property and its interior. The hirer shall ensure that no member of the party engages in any activity in or around the property and swimming pool, which may cause damage, offense to the neighbors, pollution to the water or damage to the structure or filtration equipment, this includes unacceptable anti-social behavior.

Except in the case of normal wear and tear, the hirer will be responsible for making good any damage to the property, or its interior, which has occurred due to negligence, willful damage or irresponsible behavior on the part of those occupying the property or their guests. The cost of the replacement or damage must be paid for by the hirer to the owner.


AEA accepts no liability to the Customer for any loss, damage or injury howsoever caused to the Customer or to the Customer's personal property. Personal injury  arising directly out of negligence or willful default in the performance of AEA's obligations hereunder only being excepted from this disclaimer.


The property hire cost does not include any personal insurance cover of any kind.

We strongly recommend to take out travel insurance. Travel insurance policies will typically cover for cancellation changes, loss or damage to luggage, medical expenses, harm caused to other people and many other risks.

AEA cannot accept liability or pay any compensation where the performance or prompt performance of our contractual obligations is prevented or affected by force majeure. In these Terms and Conditions of Hire, ‘force majeure’ means any event which AEA could not, even with due care, foresee or avoid. Such events may include, but are not limited to, war, threat of war, civil commotion or strife, hostilities, strikes or other industrial disputes, natural disasters, fire, acts of God, terrorist activities, quarantine, epidemics, weather conditions, government action or other events outside AEA's control.

In the event of building works taking place by local authorities, private developers or neighbors during a holiday, it is important to note that AEA is not responsible for such work, is unable to stop such work taking place and is unable to control the level of noise.


The property owner, or his appointed representative has the right of access to the property at any time.


For further information write directly to Phuket

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