BaanMe Terms of Service
Effective date: 2026-06-29
1. Introduction and acceptance
These Terms of Service (the "Terms") govern your access to and use of the BaanMe consumer property marketplace, including the website at https://baanme.com and the BaanMe iOS and Android mobile applications (together, the "Service"), operated by [LEGAL ENTITY NAME — registered controller entity, to be confirmed], a company incorporated in Thailand with its registered office at [REGISTERED OFFICE ADDRESS, Bangkok, Thailand] ("BaanMe", "we", "us", or "our").
By creating an account, accessing, or using the Service, you agree to be bound by these Terms and by our Privacy Policy, which is incorporated by reference. If you do not agree, do not use the Service.
These Terms do not limit any rights you may have under the mandatory consumer-protection laws of Thailand, which apply regardless of anything in these Terms.
2. Definitions
- "Service" — the BaanMe website and mobile applications and all related features.
- "User", "you" — any person who accesses or uses the Service.
- "Agent" — a real-estate agent or agency that lists properties or communicates with Users through the broader property network that supplies listings to the Service.
- "Listing" — a property advertisement (for rent or sale) displayed in the Service.
- "Co-broking network" — the shared inventory of listings made available to the Service by participating agents and agencies; a listing displayed in the Service may belong to an Agent other than the one you contact.
- "Content" — any information, text, images, messages, enquiries, reviews or other material submitted, uploaded or transmitted through the Service.
- "Bill Payment" — the feature that lets you pay certain property-related utility or telecom bills through our third-party payment provider.
- "2c2p" — the third-party payment provider that operates the hosted payment page for Bill Payments.
3. Eligibility and accounts
3.1 Eligibility. You must be at least [MINIMUM AGE — policy decision to be confirmed by counsel] years old and able to form a legally binding contract under Thai law to use the Service. By using the Service you represent that you meet these requirements.
3.2 Registration. Some features require an account. You may register with an email and password or via Google or Apple sign-in. You agree to provide accurate, current and complete information and to keep it up to date.
3.3 Account security. You are responsible for safeguarding your credentials and for all activity under your account. Notify us promptly at [PRIVACY CONTACT EMAIL — e.g. [email protected]] if you suspect unauthorised use. We are not liable for losses arising from your failure to keep your credentials secure, except to the extent caused by our fault as determined under applicable law.
3.4 Guest use. You may browse some features without an account. If you later register, activity from your guest session may be linked to your new account.
4. Description of the Service
4.1 BaanMe is a consumer marketplace that lets you browse and discover homes to rent or buy in Thailand. Core features include searching and filtering listings, saving properties and searches, subscribing to new-match alerts, submitting enquiries to Agents, messaging Agents in-app, and using the Bill Payment feature.
4.2 Listings come from a shared network. Listings are supplied by Agents and agencies and shared across the co-broking network. We are a marketplace and technology platform: we do not own, let, sell or manage the properties listed, we are not a party to any rental or sale transaction between you and an Agent or property owner, and we are not a real-estate brokerage in respect of those transactions. The Agent you contact may differ from the Agent who owns the listing.
4.3 No verification of listings. We do not independently verify the accuracy, availability, legality or completeness of Listings or of Agents' representations. You are responsible for conducting your own due diligence before entering into any transaction.
4.4 Availability. We may modify, suspend or discontinue any part of the Service at any time. We aim to provide a reliable Service but do not guarantee uninterrupted availability.
5. Acceptable use and prohibited conduct
You agree not to, and not to attempt to:
5.1 use the Service for any unlawful, fraudulent, harassing, defamatory, infringing or harmful purpose;
5.2 submit false, misleading, or impersonating information, or contact Agents for any purpose other than a genuine property enquiry;
5.3 Anti-scraping and access controls. access, copy, harvest, index, scrape, crawl, spider, or extract data from the Service by any automated means (including bots, scripts, headless browsers, or data-mining tools); perform bulk downloading or systematic retrieval of Listings or other Content; aggregate, republish, resell, or create a derivative database from the Service's data; or circumvent, disable, or interfere with any access controls, rate limits, authentication, CAPTCHA, or technical protection measures. Listings and the co-broking inventory (including any confidential listing details) are provided for your personal, non-commercial use within the Service only. Unauthorised access to a computer system may also constitute an offence under the Computer Crime Act B.E. 2550;
5.4 introduce malware, launch denial-of-service attacks, probe or test the vulnerability of the Service, or breach its security;
5.5 reverse-engineer, decompile, or disassemble any part of the Service except to the extent this restriction is prohibited by applicable law;
5.6 use the Service to send spam or unsolicited communications, or to collect personal data about other Users or Agents for purposes unrelated to a genuine enquiry;
5.7 misuse the Bill Payment feature, including submitting bills that are not yours or that you are not authorised to pay, or using it for money laundering or any unlawful purpose; or
5.8 infringe the intellectual-property or other rights of any person.
We may investigate and take appropriate action, including removing Content, suspending or terminating accounts, and reporting to authorities, for any suspected breach.
6. User content
6.1 Your responsibility. You are solely responsible for the Content you submit (including enquiries, messages, images and reviews) and represent that you have the right to submit it and that it is accurate and lawful. Reviews must reflect a genuine experience and must not be defamatory or misleading.
6.2 Licence to us. You grant us a worldwide, non-exclusive, royalty-free licence to host, store, reproduce, adapt (for formatting), display, and transmit your Content solely to operate, provide and improve the Service — for example, to deliver your enquiry or message to the relevant Agent, to display your review, and to maintain back-ups. This licence ends when your Content is deleted, except for copies retained for legal, security, or back-up purposes for a reasonable period, and except where Content has already been shared with an Agent or other recipient.
6.3 Disclosure to Agents. When you submit an enquiry or message, the Content (including your name and contact details) is disclosed to the relevant Agent or agency so they can respond. Those Agents are independent of us and are responsible for their own use of your information.
6.4 Takedown. We may remove or restrict access to any Content that we reasonably believe breaches these Terms or any law, or in response to a valid complaint. If you believe Content infringes your rights, contact us at [PRIVACY CONTACT EMAIL — e.g. [email protected]].
7. Intellectual property
7.1 The Service, including its software, design, text, graphics, logos, and trademarks (but excluding User Content and Listing data owned by Agents), is owned by us or our licensors and is protected by intellectual-property laws.
7.2 We grant you a limited, non-exclusive, non-transferable, revocable licence to use the Service for your personal, non-commercial purposes in accordance with these Terms. No other rights are granted. You may not use our trademarks without our prior written consent.
8. Third-party services and links
The Service integrates or links to third-party services, including payment (2c2p), maps, messaging channels (such as LINE), federated sign-in (Google, Apple), and analytics/advertising providers. We do not control these services, and your use of them is governed by their own terms and privacy policies. We are not responsible for third-party services or for the conduct of Agents, who are independent third parties. Links to third-party sites are provided for convenience and do not imply endorsement.
9. Bill Payments and fees
9.1 Collection facility only. The Bill Payment feature lets you pay certain property-related utility or telecom bills. Payments are processed through 2c2p, which operates a hosted payment page. The Bill Payment feature is a collection facility only: we facilitate the collection of your payment through 2c2p and pass on payment details. We are not the biller, the utility/telecom provider, a bank, or a payment institution, and we do not guarantee that any biller will receive, credit, or apply your payment, or the timing of settlement to the biller. You remain responsible to your biller for the underlying bill.
9.2 Accuracy. You are responsible for confirming the bill details (including the biller, reference numbers and amount) before authorising payment. Where the feature pre-fills details using automated text recognition, you must review and confirm them; we are not responsible for errors in a bill you confirm.
9.3 Fees and refunds. Any fees for using the Bill Payment feature, and the refund, cancellation and dispute terms, are [BILL-PAYMENT FEES AND REFUND/CANCELLATION TERMS — to be confirmed]. Payment-provider fees and terms are set by 2c2p. Disputes about whether a biller credited a payment are between you and the biller; we will provide reasonable assistance and transaction records.
9.4 No subscription fees for consumers (to be confirmed). Use of the BaanMe consumer marketplace is [free of charge / subject to the fees described here — to be confirmed]; any future fees will be disclosed before they apply.
10. Disclaimers
10.1 To the maximum extent permitted by applicable law, the Service and all Content are provided "as is" and "as available", without warranties of any kind, whether express or implied.
10.2 We make no warranty as to: the accuracy, availability, legality, quality or completeness of any Listing; the conduct, qualifications, or representations of any Agent or property owner; the outcome of any enquiry, viewing, negotiation, rental or sale; or that the Service will be uninterrupted, secure, or error-free.
10.3 As stated in Section 9, the Bill Payment feature is a collection facility and we give no warranty or guarantee of settlement to any biller.
10.4 Nothing in this Section excludes any warranty or right that cannot be excluded under the mandatory consumer-protection laws of Thailand.
11. Limitation of liability
11.1 To the extent permitted by applicable law, and subject to Section 11.3, we will not be liable for any indirect, incidental, special, consequential, or punitive damages, or for loss of profits, data, goodwill, or opportunity, arising out of or in connection with your use of (or inability to use) the Service, the conduct of any Agent, the accuracy of any Listing, or any transaction you enter into with a third party.
11.2 To the extent permitted by applicable law, and subject to Section 11.3, our total aggregate liability arising out of or in connection with the Service and these Terms is limited to [LIABILITY CAP — e.g. the amount you paid us, if any, in the 12 months before the event giving rise to the claim, or a fixed amount — to be confirmed].
11.3 Mandatory law prevails. Nothing in these Terms excludes or limits our liability where it cannot lawfully be excluded or limited, including liability for death or personal injury caused by our negligence, for fraud, or under the Consumer Protection Act and the Unfair Contract Terms Act B.E. 2540 of Thailand. The limitations in this Section apply only to the extent permitted by those laws and will be read down rather than struck out where possible. They are not a blanket waiver of your statutory rights.
12. Indemnification
To the extent permitted by applicable law, you agree to indemnify and hold us harmless from third-party claims, losses and reasonable costs arising from: (a) your breach of these Terms or any law; (b) your Content; or (c) your misuse of the Service, including the Bill Payment feature. This obligation does not apply to the extent a claim arises from our own breach or fault, and is subject to the mandatory consumer-protection and Unfair Contract Terms laws of Thailand, which prevail over this Section. We will notify you of any claim for which we seek indemnity and allow you to participate in the defence.
13. Suspension and termination
13.1 By you. You may stop using the Service at any time and may delete your account in the Service. Account deletion triggers a soft-delete followed by a hard delete of your personal data as described in the Privacy Policy.
13.2 By us. We may suspend or terminate your access, with or without notice, if you breach these Terms (including the acceptable-use and anti-scraping provisions), if required by law, or to protect the Service or other users. Where reasonable and lawful, we will give you notice and an opportunity to remedy.
13.3 Effect. On termination, your licence to use the Service ends. Sections that by their nature should survive (including Sections 6.2 in part, 7, 10, 11, 12, 15, 16 and 17) survive termination. Termination does not affect accrued rights or obligations.
14. Changes to the Service and to these Terms
We may modify these Terms from time to time. When we make material changes, we will update the "Effective date" and notify you by appropriate means (for example, an in-app or on-site notice, or email). Changes take effect when posted, or on a later stated date. Your continued use of the Service after the changes take effect constitutes acceptance. If you do not agree, you must stop using the Service. We may also change, add, or remove features of the Service.
15. Data protection
Our collection and use of personal data is described in our Privacy Policy, which forms part of these Terms. Please review it to understand how we handle your personal data, your rights under the Thailand Personal Data Protection Act B.E. 2562, and how to exercise them. In case of conflict between these Terms and the Privacy Policy on a data-protection matter, the Privacy Policy governs.
16. Governing law and jurisdiction
These Terms and any dispute or claim arising out of or in connection with them or the Service are governed by the laws of the Kingdom of Thailand, without regard to conflict-of-laws rules. Subject to Section 17 and to any mandatory consumer-protection rules that allow you to bring proceedings elsewhere, the competent courts of Bangkok, Thailand have jurisdiction.
17. Dispute resolution
17.1 If a dispute arises, please contact us first at [PRIVACY CONTACT EMAIL — e.g. [email protected]] so we can try to resolve it informally. Most concerns can be resolved this way.
17.2 If the dispute cannot be resolved informally, it may be submitted to the competent courts identified in Section 16, or resolved through [ALTERNATIVE DISPUTE RESOLUTION / ARBITRATION — to be confirmed by counsel]. Nothing in this Section deprives you of any right to bring a claim before, or refer a matter to, a competent Thai consumer-protection authority or court that cannot be waived by contract.
18. Miscellaneous
18.1 Entire agreement. These Terms and the Privacy Policy are the entire agreement between you and us regarding the Service and supersede prior agreements on that subject.
18.2 Severability. If any provision is held unenforceable, the remaining provisions remain in effect, and the unenforceable provision will be read down to the minimum extent necessary.
18.3 No waiver. Our failure to enforce any provision is not a waiver of it.
18.4 Assignment. You may not assign these Terms without our consent. We may assign them to an affiliate or in connection with a corporate transaction, provided your rights are not materially diminished.
18.5 Force majeure. We are not liable for any failure or delay caused by events beyond our reasonable control.
18.6 Notices. We may give notices through the Service, by email, or by posting on the website. You may contact us using the details in Section 19.
18.7 Language. These Terms may be provided in Thai, English and Chinese. [If versions conflict, specify which language version prevails — to be confirmed; note that Thai consumer-protection law may require the Thai version to govern for Thai consumers.]
19. Contact
- Operator: [LEGAL ENTITY NAME — registered controller entity, to be confirmed]
- Registered office: [REGISTERED OFFICE ADDRESS, Bangkok, Thailand]
- Contact: [PRIVACY CONTACT EMAIL — e.g. [email protected]]
- Website: https://baanme.com
This document is a machine-generated first draft and must be reviewed by a qualified, Thai-licensed lawyer before publication.
