Your Vacation Rental Confirmation/Invoice becomes a binding agreement when you send us your rental deposit; it states the terms and conditions concerning this villa rental between you (the “Guest”), and Samui Land Ru Co., Ltd. Your sending payment in response to this invoice constitutes your acceptance and agreement to these terms, conditions, limitations and restrictions as printed below.


Half of your rent is due here within 3 days of booking to confirm your reservation. Failure to make this payment subjects your reservation to automatic cancellation without notice to you. The balance due of rent must be paid in full at least 30 days prior to your arrival.

All cancellations and any request for changes to your reservation (such as date changes or changes in the number of persons) must be made IN WRITING. If you cancel more than 30 days prior to your arrival date, 50 per cent of your total rent will be refunded to you and 50 per cent of your total rent will be retained by Samui Land Ru Co., Ltd. as full liquidated damages. If you cancel within 30 days of your arrival date, Samui Land Ru Co., Ltd. will retain 100 per cent of your total rent as full liquidated damages. However, if your cancelled dates are rebooked to another guest, 80 per cent of your rental monies will be returned to you for the nights rebooked, and 20 per cent will be retained by Samui Land Ru Co., Ltd.  as full liquidated damages. In rare cases, some villa owners may be persuaded to allow you to rebook your villa at a later date, without penalty to you. Please ask us to check with the villa owner.

 We highly recommend travel cancelation insurance.

If you must change or cancel any portion of the services you have already booked, you must notify us IN WRITING (by email). Finally, please send your payments in on time to avoid cancellation of your reservation. 

Guests who abandon their villa without permission from Samui Land Ru Co., Ltd. agree they have no rights to compensation.  


Damage deposits are fully refundable on check-out, provided there is no breakage, damage, missing items, no additional cleaning for villas left abnormally dirty, long-distance calls charged to the villa’s telephone. You hereby agree to pay Samui Land Ru Co., Ltd. on behalf of the owner of your villa the cleaning or replacement costs for all damages to personal property or to the real estate, which may occur as a result of your occupancy, excluding normal wear and tear. All villas are privately owned, so decor, colors and inventories will of course vary. All villas are fully furnished, including an ample supply of bed linens and towels for Guests’ use. Rearranging the furniture or removing any items from the villa is prohibited. 


Samui Land Ru Co., Ltd. is acting hereunder as agent for accommodations, and assumes no liability for property loss or damages, nor liability for injury, accidents, delay, or irregularity which may be occasioned either by reason of defect in any vehicle or the acts of any company or persons engaged in conveying passengers to or from their villa.

We assume no responsibility, therefore, for any loss, injury, or damage to person or property because of the acts of other providers. Furthermore, Guest is responsible for his villa during occupancy, must lock villa’s windows and doors securely at all times when not on the premises, and must exercise care in securing all personal property.

NO PETS:  Pets of any kind are NOT allowed in or on the villa’s premises without specific written permission from Samui Land Ru Co., Ltd. (granted prior to arrival). A pet or evidence of a pet found on premises will cause immediate eviction, and forfeiture of Guest’s entire rent and deposit.

COMPLAINTS AND MAINTENANCE:  Samui Land Ru Co., Ltd. shall make every effort to keep all villas and their inventories in good working order. In case of a maintenance problem, they will strive to repair the problem as soon as possible after being notified.  However, no refund or rate adjustment shall be made for unforeseen mechanical failures such as the supply of electricity, telephone service, internet service, water, pool filtration systems, hot tubs, air conditioning, television or cable service, appliances, etc. It is the Guest’s obligation to report any problems or damage to their villa IMMEDIATELY to us.

CHECK-IN and CHECK-OUT TIMES:  Samui Land Ru Co., Ltd.  guests must vacate their villas no later than 11 AM, and check-in time is 3 pm. 

If you would like a later checkout time, you are required to check with our office by email or with your island manager during your stay to see if another group is arriving the day you leave. If not, you might be able to stay on later into the afternoon at no charge, but you are required to get prior permission to stay later than the published check-out time.

 SUBSTITUTION:  Samui Land Ru Co., Ltd. reserves the right to substitute comparable or better accommodations without liability, should the villa reserved be sold, be out of order, been inadvertently double-booked, or be deemed substandard by us for any reason. If comparable accommodations are not available, Guest may receive a complete refund of all pro rated rent and Tax paid for the original villa.

 DRUGS AND HAZARDOUS MATERIALS:  Guest and members of his party shall not use or permit to be brought into any villa any illegal substances, inflammable fluids (e.g., gasoline, kerosene, naphtha or benzene), or other explosives or articles deemed hazardous to life, limb or property.

VILLA KEYS:  Samui Land Ru Co., Ltd. shall charge Guest $35 for each set of lost or mishandled keys; gate remote controls will be charged at replacement cost ($40 to $100).

CAPACITY OF VILLAS:  The total number of persons allowed in the villa at any one time is restricted to the number of persons scheduled and paid for, based on two persons per bedroom. Should a group misrepresent themselves, they will be required to pay for all excess persons immediately, or shall vacate the villa without refund.

QUIET ENJOYMENT AND PARTIES:  Samui Land Ru Co., Ltd. wishes to maintain a family atmosphere for the quiet enjoyment of Guests. We rent to family groups and responsible adults only; absolutely NO house parties or functions such as weddings are allowed without advance WRITTEN permission from Samui Land Ru Co., Ltd. Guests shall be sufficiently quiet and peaceful, so as not to disturb other residents of the neighborhood, particularly after 10 pm at night. If Guest is found to have had a wedding or any sort of group gathering for more persons than officially scheduled and paid for at the villa, and/or without Samui Land Ru Co., Ltd.’s advance written permission, he is subject to forfeiture of his entire villa security deposit to the villa’s owner, at the joint discretion of Samui Land Ru Co., Ltd. and the villa’s owner.


We will need to know your airline FLIGHT NUMBER and ARRIVAL TIME at least ONE WEEK before you travel (please email this information to us)! This is essential - there are no street addresses in the island, and you will be stranded at the airport or ferry when you arrive, unless we can arrange to have your escort person meet you and lead you to your villa.

If your flight is delayed or cancelled while en route, you are REQUIRED to contact Samui Land Ru Co., Ltd.  so we can notify everyone involved.


For all villa properties, the homes are cleaned just before your arrival and after your departure so that your villa is very clean.  Some villas do not include interim maid service with their rentals.


We can arrange almost any special services you wish, and also arrange your car rentals (to be delivered to your villa, OR picked up by you at the airport on arrival) with ample advance notice - discuss your needs and wishes with us.


The villas we offer are sometimes built into steep hillsides, which afford you the fantastic ocean views. BUT, often this also means that some of our villas have stairs - so if you're person with a disability or if you cannot handle many stairs, please be sure to let us know if you are on crutches or in a wheelchair so we can be sure to book you into a villa which is easily accessible.