Terms of use

Xin Xin Homes is two things: a place where people who have a home to let and people who want to rent one can find each other, and a tool that turns their agreement into a properly written, electronically signed Thai lease.

The lease is between the owner and the tenant. Whatever goes wrong or right inside a tenancy is between those two people and is governed by their lease and by Thai law.

• You need to be able to enter a binding contract in your own name. There are no passwords: you sign in with a one-time code sent to your email, or with Google or LinkedIn.
• Your email address is your identity here. Keep access to it — anyone who can read your inbox can sign in as you and could sign a lease in your name.
• You choose whether you are renting, listing, or both. That choice is yours to make and change; it grants no special powers.
• One person, one account. Do not sign in on someone else’s behalf or sign a lease in a name that is not yours.
• We can suspend an account that is being used to defraud, harass or spam other people. Suspension stops the account being used; it does not delete anything.

• You must have the legal right to let the property, and everything you publish about it must be true — the rent, the deposit, the size, the amenities, the photos.
• Photos, videos and panoramas you upload are published. By uploading them you give us permission to show them on the site and in the search results, for as long as the listing exists.
• You publish your own payment details for each home. You are responsible for them being correct; we never check that a bank account belongs to you.
• The brief you write for the AI assistant is spoken to strangers. Anything you put in it may be read out to someone who has not booked anything. Keep door codes, personal details and anything private out of it — private notes are the place for those.
• You can be asked to prove you own a home. Ownership is tracked for each property separately, because owning one condo says nothing about the next.
• Unpublishing a listing takes it off the market. It does not end a lease that is running, and it does not stop rent being due.

• Requesting a home costs nothing and does not hold it. The home stays available to everyone until the owner accepts.
• An owner has 24 hours to answer a request before it lapses.
• Accepting one request automatically declines the other open requests that overlap the same dates. Each of those tenants is told why.
• A home already let for the dates you want cannot be booked, and the site will tell you when it frees up.
• You must give the owner a short introduction with your request. Phone numbers and email addresses are stripped out of it — that is not us being difficult, it is how we keep the conversation on the platform where there is a record of it.

The lease is generated from a Thai residential lease template that a Thai property lawyer reviewed and confirmed. Each signed lease records the exact template version it was made from, so a later change never rewrites what somebody already agreed to.

• The Thai text is the controlling version. English and Chinese are provided so both sides can read it; where they differ, Thai governs.
• Signing is electronic and is intended to take effect under Thailand’s Electronic Transactions Act B.E. 2544. To sign you confirm your identity details, receive a one-time code by email, and sign; we record the time, the code’s verification, your IP address, your browser, the exact consent wording you were shown, and your drawn or typed signature.
• Both parties get the finished lease as a sealed, timestamped PDF, by email and in the product.
• The owner may revise the terms until the first signature. After that the terms are frozen permanently.
• The lease may not run longer than 36 months, and deposit plus advance rent may not exceed three months’ rent. The product enforces both, and refuses clauses that Thai residential rental rules prohibit.
• Stamp duty on the lease is the parties’ responsibility. We remind you; we do not pay it.
• A move-in condition record is created when a lease completes. Both sides confirm it, and it is what a deposit deduction should be measured against.

We provide the tool. We do not advise you on whether the lease is right for your situation, and signing it is your decision. If the amounts, dates or terms are wrong, do not sign — once both signatures are on it, it is a contract.

People can verify their identity with a Thai ID card or a passport plus a face photo, and owners can prove they own a home. A person on our team reviews each submission by hand.

Several parts of the product use AI. All of them are assistance, none of them is advice, and none of them changes what your lease says.

• The listing assistant answers from the public listing and the brief the owner wrote — nothing else. Owners switch it on per home; it is off by default. When it does not know, it stays quiet and hands the question to the owner rather than guessing.
• Search understands an ordinary sentence and turns it into the site’s own filters. Where you name a place, distances are measured on the map rather than assumed, and a home we could not measure is shown as unchecked, never as near.
• The photo scan suggests amenity ticks from an owner’s own photos. The owner confirms every one. It can miss things.
• The contract check offers small refinements to the owner. It never drafts or rewrites the lease, and every suggestion is run through the same compliance rules that bind an owner’s own typing.
• The transfer-slip reader is described in section 4. A failure never confirms a payment.

AI output can be wrong. If something an assistant said matters to your decision, ask the owner to confirm it in the chat, where there is a record.

• Phone numbers, email addresses and messaging handles are masked out of messages before they are stored. You are told what was hidden. Do not try to route around it.
• Deleting a conversation hides it from your own inbox only. The messages themselves are never destroyed, and the other person keeps them. This is deliberate: a record one side can erase is not a record.
• You may review the other party only after a completed lease and two months in the home. Both sides write blind, and both appear once both have written or the window closes.
• Reviews cannot be edited after they are submitted. We may hide one that breaks these terms; we do not rewrite them.

• List a property you have no right to let, or advertise one that does not exist.
• Lie about a home, a price, a fee, your identity or your ownership.
• Use the platform to arrange something illegal, including short-term letting where it is not permitted, or discriminating against people on grounds Thai law protects.
• Harass, threaten or spam anybody, or scrape the site, or try to reach data that is not yours.
• Push people off the platform to avoid the record — and never send money to an account somebody gave you in a message rather than in their published payment details.
• Interfere with the product: probing routes, forging requests, abusing the AI features, or trying to make an automated check pass on something it should refuse.

The service is provided as it is. We do not promise that it will be uninterrupted, that a listing is accurate, that a person is who they say they are, that a home is as described, or that a tenancy will go well. Those things are the responsibility of the people on either side of the lease.

We are not liable for the conduct of any owner or tenant, the condition of any property, money you transfer directly to another person, or the outcome of any tenancy. To the extent Thai law allows, our total liability to you for anything arising out of your use of the platform is limited to the fees you have actually paid us in the twelve months before the claim — which, while the platform is free, is nothing. Nothing here excludes liability that cannot be excluded by law, including liability for our own fraud.

We may change these terms as the product changes. The date at the top moves when they do, and a change to money terms will never be applied backwards to a booking already made. You can stop using the platform at any time; obligations under a lease you have already signed continue regardless.

These terms are governed by the laws of the Kingdom of Thailand, and the Thai courts have jurisdiction over any dispute about them. These terms are published in English; the lease you sign is controlled by its Thai text, as section 6 says.

Notices to us go to privacy@xinxinhomes.com.