Booking terms

Who we are

No.31 Bangkok is a private, whole-house holiday rental in Pinklao, Bangkok, hosted by its owners. You can reach us at inquiry@no31bangkok.com or through the messages page in your guest area. Where these terms say “we” or “us”, they mean the owners of No.31.

Making a booking

Send a request through the booking page. A request is not a booking: we check the dates against our calendar and reply, normally within 24 hours. Your dates are held only once we send you a payment link and you complete payment under one of the two rates below. The contract between us begins at that moment.

The two rates

Pay now is cheaper and is settled in full at the time of booking. It is not refundable and the dates cannot be moved.

Pay later is the standard rate. Nothing is charged when you book; you give us a card, and the full amount is taken automatically 14 days before your arrival date. If you book fewer than 14 days before arrival, payment is taken at the time of booking.

Both rates include the cleaning fee and all utilities. There is no booking fee.

Cancellation

On the pay later rate you may cancel free of charge at any time up to 14 days before your arrival date, which is the day payment is taken. After payment has been taken the stay is not refundable, but we will move your dates once, within six months, if you tell us at least 48 hours before check-in and the new dates are free.

On the pay now rate the stay is not refundable and the dates cannot be moved. That is what the lower price reflects.

If we have to cancel your booking for any reason, you receive a full refund of everything you have paid, whichever rate you are on. Refunds are returned to the card or account you paid from and usually appear within five to ten days.

Minimum stay and who may stay

The minimum stay is one night. The house sleeps up to five adults, one child and one toddler. Everyone staying overnight must be named on the booking before arrival. The person who books must be at least 18 and must be one of the people staying.

Payment and card details

Payments are processed by Stripe. We never see or store your full card number; Stripe holds it securely and gives us only a reference. All prices are in Thai baht. If your card issuer charges a foreign transaction or currency conversion fee, that is between you and your bank.

The damage deposit

We do not take a deposit from you. Instead, the card used for your booking is stored securely by Stripe, and by booking you agree that we may charge it for up to ฿15,000 for damage, missing items, or a breach of the house rules that causes us a cost. We will always send you photographs and an explanation before charging anything, and we will give you a chance to respond. If nothing is wrong, the card is released and nothing is taken. Our right to charge it ends seven days after check-out. Damage above ฿15,000 remains your responsibility.

Check-in and check-out

Check-in is from 3:00 PM; check-out is by 11:00 AM. Entry is by keypad, so you can arrive at any hour. Earlier check-in or later check-out may be possible depending on the cleaning schedule and the booking either side of yours — please ask rather than assume.

Identity and immigration

Thai law requires the owner of any residence to notify the Immigration Bureau when a foreign national stays there, within 24 hours of arrival (form TM.30). You agree to provide a clear image of the photo page of the passport of every guest, children included, before or on arrival. The requirement applies to every foreign national staying at the property, whatever their age. We use it only for that notification, store it where it cannot be reached from the internet, and keep it only as long as the law requires, then delete it automatically. Our privacy policy explains this in full.

House rules

The house is in a quiet residential street. Smoking of any kind, including vaping and cannabis, is not permitted anywhere on the property. Pets are not permitted. Parties and events are not permitted, and only the guests named on the booking may stay overnight. Please keep noise down between 10:00 PM and 8:00 AM. The full house rules are in your guest area and form part of these terms. Serious or repeated breaches may end the stay without a refund.

Children

The house is a three-storey townhouse with stairs and both bedrooms upstairs. Children are very welcome and much of the house is set up for them, but they remain the responsibility of the adults they are travelling with at all times.

If something goes wrong

Tell us as soon as you notice it, through the messages page in your guest area. We live in Bangkok and will put right anything within our control as quickly as we can. We cannot be held responsible for interruptions outside our control, such as power or water cuts by the city supplier, or internet faults at the provider. Nothing in these terms limits any right you have under Thai consumer law.

Your belongings

Please use the lock and the safe arrangements provided. We are not responsible for belongings left in the house or lost during your stay, except where loss results from our own failure.

Law

These terms are governed by Thai law, and the courts of Thailand have jurisdiction. If any part of these terms is found unenforceable, the rest continues to apply.