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Contents:
- Rental Period,
- Inquiry,
- Reservation,
- Availability,
- Rental Prices,
- Occupancy Rate,
- Security Deposit,
- House Utilities, Housing Facilities, and Common Area Maintenance,
- Property Utilities and Facilities,
- House Services,
- Property Services,
- Rental Contract Forms.
If you would like to read each chapter, please scroll down.
1 — Rental Period
- Baan Sammi offers long-term rentals (more than 3 months and up to 3 years) and short-term rentals (1–3 months).
- The minimum rental period is 1 month (for each house) unless otherwise stated or an exception is granted.
- Rental contracts of 1 year are standard. Although shorter rental contracts are possible in principle, they are offered exceptionally.
- For certain houses, rent (lease) with extended rights, or usufruct, can be offered for 10 to 15 years; details are provided on request.
2 — Inquiry and further procedure
- Inquiries about rentals or requests to reserve a house should be made in writing (e.g., via email, messenger, or the contact form) and directed to Baan Sammi.
- Once we have received your inquiry, we will send you further information about our property online, including links to photo albums, detailed house descriptions, rental prices and rental terms, and the location. If you are interested in renting, we will invite you to visit the property in person to view and inspect the rental house. If we reach an agreement, we will sign a rental contract and take the necessary next steps.
- Please note that we at Baan Sammi do not run a guesthouse or hotel. Therefore, we do not usually accept advance online bookings or reservations, which is common practice for guesthouses and hotels. Khun Sam runs a house rental business and, in order to comply with Thai law, we cannot waive a written rental contract. We also usually refrain from entering into a rental agreement or reservation until the tenant has personally seen and inspected the property.
- Rental enquiries and bookings via Airbnb are accepted, and the aforementioned Clause 3 does not apply: 3 rental properties can be booked via Airbnb for 1 month (28 days) within a limited period (from the current date up to approximately 1½ months). After booking and during your one-month stay, you can decide whether and for how long you would like to extend the rental agreement. A rental extension is then possible either via Airbnb or directly on-site with Baan Sammi.
3 — Reservation
- The terms and conditions for reservations made 1–3 weeks before the start of the rental period are as follows:
Before signing a rental contract, Baan Sammi can provisionally reserve a property for a period of one or two weeks, or exceptionally three weeks. Such a reservation can be either paid or unpaid.
1.1 Paid reservation: A reservation is confirmed once a pre-agreed refundable deposit has been paid. This deposit is negotiable, depending on the arrival date and length of stay, but is usually at least 5,000 THB. It can be paid by bank transfer (see clause 3 below) or in cash (e.g., during an inspection of the premises by the prospective tenant before the intended rental period begins). The reservation deposit will be refunded upon your arrival, or the first month's rent will be reduced by this amount. The reservation deposit will not be refunded if you cancel the reservation or fail to appear. The reservation will only be effective if the reservation deposit has been paid within the agreed time limit.
1.2 Unpaid reservation: Baan Sammi will hold an unpaid reservation for a period of less than 1 month, but reserves the right to change the dates of an unpaid reservation or cancel it entirely, with or without prior notice. - The terms and conditions for reservations made 1, 2, or 3 months before the start of the rental period are as follows:
The terms are similar to those of the aforementioned reservation type, but the reservation fee is 50% of the monthly rental rate for the reservation period and is non-refundable. This type of reservation can be offered to previous tenants who are currently not staying in Chiang Mai, or to people who have already visited Baan Sammi, viewed the house for rent, and require a rental start date that is 1, 2, or 3 months in the future. It can also be offered to prospective tenants who are not currently staying in Chiang Mai (e.g., abroad) and who have found out about the rental house and the Baan Sammi property through online sources (e.g., relevant links from our main website: https://baansammi.blogspot.com/).
Such a paid reservation guarantees the prospective tenant tenancy from their required start date, and enables us at Baan Sammi to instantly stop offering or renting the house to other parties, keep it clean during the reservation period and cover any additional costs. The rental agreement can be issued on the first day of the reservation or, if desired, on or after the viewing day. - If at all possible, we recommend that potential tenants first view the property before deciding what type of reservation they require.
- Modes of payment offered by Baan Sammi:
4.1 Bank transfer to the owner's Thai bank account in THB (within 6 working days), or
4.2 cash in THB.
Credit or debit cards are not accepted.
Please note that a transfer fee may be deducted automatically from the transferred amount by the sending and/or receiving bank. Khun Sam will credit you the same amount that the bank credits to the Baan Sammi account. Once your reservation has been confirmed or your rental contract has been issued by Baan Sammi, you will receive bank transfer instructions via email, Line or WhatsApp. These instructions will be provided in English and Thai, and will include account details. - Option to move to another house in Baan Sammi during an existing tenancy: Every tenant may be granted the option to rent another house that becomes available at a later date and to move into it. If this option is exercised, a new rental contract must be agreed and issued without delay.
4 — Availability
- Rental availability dates (for short and long stays): You can find the current availability dates in Chapter 1 of the first post of the blog Baan Sammi Nature Retreat. Updates are released within 24 hours, but usually after just a few hours.
5 — Rental Prices and Major Rental Terms
- Rental prices and terms vary depending on the type of house, the length of stay and, in some cases, the number of people.
- Since early 2023, the rental prices and major terms have been stated for each house in the blog SPECIAL RENTAL OFFERS. Unless otherwise stated, the prices are valid for the standard occupancy rate of 1–2 people.
- The previous, more detailed Tables of Rental Rates are no longer valid; these tables listed ancillary rental costs separately. Current rental prices include all ancillary costs; however, private monthly electricity consumption is usually not included and must be paid extra.
6 — Occupancy Rate
- The occupancy rate is the number of people who can be accommodated overnight for a rental property.
- Standard occupancy rate is 1–2 people for all houses.
- Maximum occupancy is 2 people for Tai Saeng Chan Pavilion (Moonlight Pavilion) and Lychee Lodge.
- Maximum occupancy is 3 people for Dillenia Home.
- Maximum occupancy is 4 people for Plumeria Home.
- The rentals and the property of Baan Sammi are generally not suitable for children under 8 years old. However, Khun Sam can grant exceptions, but does not accept responsibility for children. A camp bed can be provided for children up to 12 years of age, but not a crib or cot.
7 — Security Deposit
- The refundable security deposit usually equals 1 month's rent.
- If a security deposit is required, the full amount is payable on the 1st day of the tenancy, when the keys to the property are handed over.
- The security deposit may be waived if the full rent, or more than two-thirds of the rent for the entire rental period, is paid in advance, or if the conditions stated in the Special Rental Offers (see section 5 above) are met.
- If the house has been rented out through an agent, different security deposit and first rent payment agreements may apply.
8 — House Utilities, Housing Facilities, and Common Area Maintenance
- The house utilities and services (private) and community area maintenance (CAM) mainly comprise the following:
• Electricity (private consumption)
• Electricity (CAM)
• Gas tank rental
• Gas tank refill
• Community tap water (for bathrooms and kitchens)
• Community irrigation water (for watering plants)
• Internet (Wi-Fi, LAN or both; private or shared)
• Bedding
• Bedding change
• Towels
• Towel change
• Room cleaning
• Final room cleaning
• Private garden cleaning
• Gardener service
• Community garden maintenance
• Air conditioning maintenance
• Garbage collection
• Septic tank and effluent maintenance
• Exterior pest control
• Parking space (for bicycles, motorbikes and cars)
• Property caretaker
• Property tax - House utilities, services, and community area maintenance may be
• free and therefore included in the rental price, or they may be
• optional and free, or
• optional with an additional charge if required, or they may be
• mandatory and thus subject to a charge. - Electricity (private) is usually mandatory and charged extra (monthly bill according to the PEA – Provincial Electricity Authority). The PEA arranges for electricity meters to be read on the 14th, 15th or 16th of each month, after which individual electricity bills are issued for each house. The landlord receives the PEA electricity bills. Tenants can view their electricity bills, or a photo of the bill will be sent to them online. Tenants pay retrospectively into the landlord's bank account or in cash upon presentation of the bill. As all PEA electricity bills are paid by direct debit orders initiated by the landlord, tenants cannot pay their bills directly to the PEA.
The voltage is 220 V throughout the property. - Gas (private) is optional and applies only to certain rentals. It is charged extra.
A gas tank has a net weight of 15 kg, a filling weight of 15 kg, thus a gross weight of 30 kg. Gas is needed for an outdoor cooking stove. - Water (private) means village tap water, also called community or governmental tap water, which is drinkable. It is free for tenants. The village tap water bill is issued monthly by the local authorities and paid by the landlord. Provided the total water bill does not exceed the expected average, no water charge will be made to the tenants. This assumes that the water is only used for the following purposes: food preparation and cleaning in the kitchen, drinking, body cleaning and showering, washing laundry, and cleaning work in buildings, such as floor cleaning.
Village tap water should not be used to water plants, wash bicycles, motorcycles or cars, or to sprinkle paths and other open areas. Any tenant found to be using the village tap water for one of these unintended purposes should voluntarily contribute to the bill.
If a tap in the house or private garden is left on for an unduly long time, the responsible tenant will also be asked to contribute to the bill.
For information on other types of water, e.g., for plant irrigation and bottled drinking water, please refer to Chapter 19 of the House Manual. - Internet (CAM): Wi-Fi: download ≤50 Mb/s; upload ≤40 Mb/s. Unlimited downloads and uploads are free. Please see Chapters 3 and 4 of the House Manual for details.
- Bedding (private) (bed sheets, blankets, pillows with pillowcases): Short-term rent: 1 set per bed provided free of charge. Long-term rent: Free for the first month of your stay; thereafter, available at cost price, or you can use your own sets.
- Towels (private) (bath towel, hand towel): Short-term rent: 2 sets provided free of charge per person. Long-term rent: Free for the first month of your stay; thereafter, available at cost price, or you can use your own sets.
- Foldable camp bed (private), e.g., for an overnight guest (child): Free of charge.
- Foldable garden armchair, or garden lounger (private): Free of charge. There are two types of lounger; one of them is the same as the aforementioned camp bed.
- Parasols: Currently, only 2 parasols are available on request (1 per house). They are offered free of charge.
- Room safe (private): There are built-in room safes in three of the houses. If you would like to use one, please ask.
- Laptop-friendly workspace (private): A table or desk with space for a laptop and other items, an office chair on wheels that can be adjusted in height, or another comfortable chair. Subject to negotiation, each of the rental properties is or can be equipped with such a workspace upon request (preferably before booking).
- Other items (private), such as essential or basic furniture, equipment, and utensils: All rental houses are currently offered furnished and equipped. Please inquire before renting whether special equipment and utensils, as well as basic ones, are available or can be provided. Minor changes to furniture, such as the temporary provision of an additional table or chair, can usually be arranged.
- Shared items (private): Some items that are not usually used on a daily basis can be made available to guests/tenants staying in different homes. In this case, this shared stuff has a permanent storage location and must be returned to the same place by guests/tenants after use. These shared items are usually free of charge.
- Kitchen stuff (private): All basic or essential kitchen stuff (e.g., hot plate, hot water kettle, refrigerator) is provided free of charge for short- and long-term rentals. Groceries are usually not provided, but common items such as sugar, salt, pepper and kitchen cleaning supplies can be provided at cost price.
- Special kitchen stuff (private) includes, for example, a microwave oven, a countertop blender, a hand-held immersion blender, a juicer, a coffee machine, a toaster, a rice cooker, electronic kitchen scales, and an electric barbecue. If you require any of these items, please inquire in advance (a few days before your arrival) to find out if they are available or can be supplied. Often, special kitchen equipment can be provided, and some items are free of charge.
- Bathroom amenities (private): When you arrive, you will find complimentary soap, shampoo and toilet paper in your bathroom. An electric hair dryer, a body weight scale, and a shower chair may be available on request.
- Laundry equipment: There is a washing machine in each house. There are common outdoor laundry lines (galvanized iron pipes, 35 m = 115 ft long) located on the eastern side of the driveway, halfway from the main entrance gate. Private outdoor laundry lines consisting of bamboo poles can be found at the Khilek Pavilion, the Chom Doi Pavilion and the Clerodendrum Chalets. A foldable laundry rack may be provided.
- Room cleaning tools: For private use, every house has at least one dustpan and one broom with fine bristles, as well as one with coarse bristles for outdoor use. Other tools, such as a mop and bucket, are available on request. Cleaning supplies, such as liquids and cleaning cloths, which will be used up quickly, are available at cost price.
- Missing items: If there are specific items you would like or items you are missing, please contact Khun Sam. He will check if they are available, if they can be supplied from other sources, and if they are free or available at cost price. Groceries and other consumable items are usually supplied at cost price, provided they are requested and available, or can be made available within a few days.
- Damaged items: If any item is damaged by the tenant or their guests, Khun Sam expects to be informed immediately and for the tenant to remedy the damage. Depending on the item, this can be done through repair, replacement or payment. If repair or replacement is necessary, Khun Sam can recommend where to find a repair service or purchase the items. If an item is damaged due to normal wear and tear, Khun Sam will usually repair or replace it, provided it is an item that the tenant requires.
- Repurchase agreement: Before buying an item with a purchase price of more than 1,000 Baht, it is usually possible to arrange a repurchase agreement for a new item or the replacement of a damaged item. The tenant agrees to purchase an item within a certain price range from a particular shop and pays for it. At the end of the rental period, Khun Sam will buy the item back from the tenant.
- Items no longer provided: Due to frequent misuse and damage, the following items will no longer be supplied. Existing old items can still be provided on request and used if available. No new items will be purchased, but tenants will be granted the opportunity to enter into a repurchase agreement with the landlord in advance.
• Rattan easy chair, rattan chair
• Office chair
• Foldable cloth rack
• DVD player and hi-fi equipment
.
9 — Property Utilities and Facilities
- Drinking water: Tenants and guests have several options for receiving drinking water, either from taps or in bottles. However, Khun Sam does not take responsibility for the purification grade or type of water quality, neither for the supplied bottled water nor for the supplied tap water from the village. Please refer to the chapter "Water" in the House Manual.
- Bicycles are not available from Baan Sammi. You can rent or buy a bicycle in the city; see the blog Transportation for more information.
- Motorbikes are not available for rent from Baan Sammi. However, you can rent a motorbike or scooter in the city; see the blog Transportation for more information. In the past, a motorbike rental company in Chiang Mai was willing to deliver a motorbike or scooter to Baan Sammi; this company has ceased to exist since the coronavirus pandemic. We are currently unaware of any other companies offering a comparable delivery service.
- Cars can be rented in Chiang Mai, and more information can be found in the blog Transportation. In addition, an acquaintance offers a car for rent on a private basis. Details available on request. The rental conditions are favourable; the vehicle is fully insured.
- Phone calls: A strong and accessible mobile phone signal from many providers is available throughout the property, its vicinity and the district. Prepaid phone cards can be purchased from many shops in Chiang Mai city or nearby villages.
- Internet connection (WLAN/Wi-Fi): Available throughout the Baan Sammi property. There are different access points. For details such as the location of the access points and passwords, please see Chapter 3 of the House Manual.
- Swimming, boating, fishing: The large pond, 22 ft (7 m) deep, can be used for swimming, boating, and fishing free of charge. The boat is unsinkable; paddles are provided. Access to the pond is via the staircase-docks only. Please see the House Manual for details.
- Barbecue: Mobile terracotta charcoal barbecues are available for tenants to use. These barbecues must not be used inside houses, but only in the garden, and must not be used near or under wooden houses or next to dry vegetation. They are free to use. There is also a permanent barbecue in the community seating area near the Clerodendrum Chalets, which can be used free of charge.
- Pets, living outdoors on the Baan Sammi property: There are currently three female cats and one medium-sized male dog living on the property; they are not aggressive. They live outdoors and are not permitted to stay inside any rooms or houses. Children may play with or feed the cats. However, children and even adults must refrain from approaching, touching or petting the dog.
- Pets from guests: Tenants are permitted to bring their own cat. Dogs are not permitted, as the owner's dog, which roams freely on the property, does not get along with other dogs.
- Storage of bulky goods: Storage spaces are available for storing bulky goods such as suitcases, trunks and sports equipment at no extra cost.
- Parking 2-wheel vehicles: Roofed parking spaces for bicycles, motorbikes, or scooters are available at some of the houses or nearby. One parking space per tenant is free of charge.
- Parking cars: Currently, there is only one roofed carport next to the Moonlight Pavilion. For the other houses, it is possible, permitted and free of charge to park one vehicle per tenant on the driveway.
Tenants and their guests must agree that Baan Sammi does not accept any liability for vehicle damage caused beyond the landlord's control, e.g., by wind gusts, storms or thunderstorms. Damage may be caused by falling trees, tree branches, or roofing tiles (from the existing carport). Well before a storm occurs, vehicles should be moved from areas at risk, such as carports or spaces next to tall trees beside the driveway. Vehicles should be moved to a safer location, such as an open section of the driveway or the side of the public street (i.e. outside of the property), where there is no risk from tall trees or bamboo.
Weather forecasts can be found online via weather apps or on the sidebar of several Baan Sammi blogs. Storms are to be expected, especially at the end of the hot season and the beginning of the rainy season (March, April and May).
Two additional carports are planned and may be constructed in the first half of 2026.
10 — House Services
- Khun Sam offers (furnished) houses for monthly rent. However, Khun Sam does not run a hotel, guesthouse, or serviced apartment. Therefore, please do not expect the standard services offered by these types of accommodation.
- However, if you require specific services, such as house cleaning, laundry, transport or delivery, Khun Sam can help you arrange these services from external sources. These services are optional and must be paid for directly by you, the customer, not by Khun Sam.
- If you don't require external services, you always have the option of doing things yourself. For example, every house is equipped with, or has shared access to, cleaning equipment (broom, vacuum cleaner, mop, etc.) and laundry equipment (washing machine, clothes airer, iron, ironing board). There are also private and public transport options and external delivery services available.
- Bedding change, towel change, and room cleaning: These are the tenant's responsibility for both short- and long-term rentals. Khun Sam can arrange a weekly or fortnightly external cleaning service for laundry and room cleaning upon request.
- Final room cleaning: Free unless otherwise stated. Before moving out of the rented premises, the tenant is requested to sweep the rooms and dispose of solid waste in the designated bins and bags at the waste disposal hut.
- Breakfast and meals: As Khun Sam does not run a restaurant, he is unable to provide breakfast or meals. However, there are nearby Thai restaurants and other shops, which are marked on a map showing the vicinity of Baan Sammi.
- Foodstuff: Sometimes, you may find that a certain foodstuff is missing from your kitchen. Khun Sam would be happy to supply anything you need if he has it in his kitchen. Usually, he keeps rice, noodles, eggs, vegetables, garlic, chili, and other spices in stock. You can take them and either pay an equivalent amount or replace them with similar items later.
- Other items: Similar to the aforementioned foodstuff, other items commonly stored in Khun Sam's household can be supplied, e.g., washing powder, fabric softener, toothbrushes, toothpaste, soap, shampoo and toilet paper. You will find complimentary soap, shampoo and toilet paper in your bathroom upon arrival. If you use these up during your stay and need more, you will need to purchase them yourself.
11 — Property Services
- Laundry service: An iron and ironing board are provided free of charge on request. Small packs of washing powder and fabric softener are available for sale. An external laundry and ironing service is also available for an additional charge. We no longer provide new clothes horses, but old ones are available; you can also use the outdoor clothes rods (35 m = 115 ft long) in the community garden free of charge.
- Gardener's service for privately used garden spaces: This service primarily involves sweeping terraces and walkways, as well as watering garden and pot plants. This service is free of charge for short-term tenants only. Long-term tenants are responsible for sweeping and watering, but this service can be offered to them at an additional charge if requested.
- Pick-up and transfer service from/to the airport, bus or train station: These services can be provided by external sources for a charge, and Khun Sam can help you to book and arrange them. Please read the blog Transportation for more information.
- Delivery service: Groceries, meals, and other goods can be delivered to Baan Sammi by external delivery services. Khun Sam can help you order and receive these services. See Delivery Services for more information. Instructions for selecting the correct delivery address can be found in the separate Thai Address information.
12 — Rental Contract Forms and Standard Rental Contract Terms
- Prospective tenants can view the template of the Housing Rental Contract before signing the contract.
- Please read the individual clauses carefully. If you would like to suggest substantial changes, please provide a brief justification alongside the suggested text.
- We can also offer another proven rental agreement form upon request, for example, a bilingual one in Thai and English, or a trilingual one in Thai, English, and German.
