Under Roof private beta

UNDER ROOF OWNER & INDEPENDENT AGENT TERMS

Effective 17 August 2026 · Version UR-LEGAL-2026-08-17

Effective date: 17 August 2026
Private Beta Version

1. Scope

These Owner & Independent Agent Terms (“Partner Terms”) apply to users who are approved to use Under Roof as a property Owner or Independent Agent.

They supplement the Under Roof Terms of Use, Privacy Policy and, during the private beta, the Private Beta Terms.

Under Roof is currently operated by Plaifa Malasri in Thailand.

Approval for an Owner or Independent Agent role gives access only to the functionality Under Roof authorizes for that account.

2. Owner status

An approved Owner account may submit or manage properties and participate in property-related workflows made available by Under Roof.

Owner approval does not automatically prove ownership of every property submitted.

An Owner represents that they either:

• own the relevant property; or
• have sufficient lawful authority from the Owner to offer, manage, rent, sell or otherwise submit the property through Under Roof.

Under Roof may request additional evidence before publishing or continuing to display a property.

3. Independent Agent status

An Independent Agent participates in Under Roof as an independent professional.

Approval does not create an employment relationship, partnership, franchise or general authority to legally bind Under Roof.

An Independent Agent must not claim to be an employee, director or authorized representative of Under Roof unless separate written authorization has been provided.

Independent Agents remain responsible for their own professional activities, taxes, registrations and legal obligations applicable to their work.

4. Accurate information

Owners and Independent Agents must provide information that is accurate to the best of their knowledge.

They must promptly correct material changes relating to matters such as:

• property availability;
• price;
• ownership or authority;
• property condition;
• rental terms;
• sale terms; or
• other information reasonably relevant to a Client.

Information must not knowingly be false, misleading or fabricated.

5. Property submissions

Submitting a property does not guarantee publication.

Under Roof may review a submission and may:

• request additional information;
• request corrections;
• approve it;
• reject it;
• temporarily hide it; or
• remove it where appropriate.

Under Roof may also change formatting, image sizing, layout or presentation without materially changing the factual meaning of the submission.

6. Property photographs and media

The person submitting photographs, videos, floor plans, descriptions or other media represents that they own the material or have sufficient authority to provide it for the intended property marketing.

By submitting such material, the submitter grants Under Roof a non-exclusive permission to store, process, resize, optimize, watermark where applicable, reproduce and display it for legitimate operation and marketing of the property.

This permission ends when it is no longer reasonably necessary, except where copies must temporarily remain in backups, records or completed Deal documentation.

Under Roof may remove disputed or potentially unauthorized media.

7. Private information

Owners and Independent Agents may receive access to non-public information relating to Clients, enquiries, Leads or Deals.

Such information may only be used for legitimate Under Roof property activity.

Contact details obtained through Under Roof must not be used for unrelated advertising, sold to another party, published publicly or used to harass or spam a Client.

Access to Client information does not transfer ownership of that information.

8. Leads

A Lead displayed through Under Roof represents an opportunity or enquiry recorded through the platform.

A Lead does not guarantee:

• a viewing;
• an offer;
• a reservation;
• a rental;
• a sale; or
• a commission.

Owners and Independent Agents should keep meaningful Lead status information reasonably current where the platform allows them to do so.

9. Deal attribution

Under Roof may maintain records identifying the parties associated with a Deal, including where applicable:

• the Client source;
• the listing source;
• the Owner;
• the Client-side Independent Agent;
• the listing-side Independent Agent;
• Under Roof involvement; and
• whether an Owner selected an Under Roof Agent Assistant.

Deal attribution should be determined from the actual circumstances and authorized system records, not altered simply to increase or reduce a participant’s commission.

If attribution is disputed, Under Roof may temporarily hold the financial status as unresolved while reviewing supporting records.

10. Commission is Deal-specific

There is no single universal Under Roof platform fee applying to every Deal.

Under Roof uses several defined commission models depending on how the Client and property entered the Deal and which authorized participants were involved.

The applicable model must be determined from the Deal circumstances and Under Roof’s authoritative commission policy.

A user cannot freely change the commission model or percentages merely by editing browser-visible information.

11. Commission Schedule

Before a commission arrangement is treated as final for a Deal, the applicable Commission Schedule should identify at minimum:

• the Commission Policy version;
• the applicable commission model;
• the participating parties;
• each applicable percentage or share;
• whether Agent Assistant applies;
• the event that causes commission to become due;
• the party responsible for making each external payment; and
• any Deal-specific approved variation.

The Commission Schedule associated with the Deal takes precedence over general examples or marketing descriptions of commission arrangements.

Any material manual variation should be expressly recorded and authorized rather than informally agreed through an unrecorded message.

12. Under Roof commission models

Under Roof currently operates a defined set of authoritative commission scenarios, including Deals involving direct Under Roof Clients, Independent Client Agents, Owner/listing-side participants, two Independent Agents and the optional Owner Agent Assistant arrangement.

The platform determines which authoritative model applies from the actual Deal structure.

The exact allocation applicable to an individual Deal must be taken from the authoritative Under Roof Commission Policy and the Deal-specific Commission Schedule rather than manually re-created from general website text.

13. Agent Assistant

Where offered, an Owner may choose Under Roof’s Agent Assistant involvement for an applicable listing or Deal.

Agent Assistant means Under Roof takes an active approved role in supporting the Owner-side process according to the applicable Deal model.

Selecting Agent Assistant may affect how the available commission is allocated.

The applicable percentage allocation must be shown in the Deal’s Commission Schedule.

Agent Assistant does not make Under Roof the legal owner, landlord, purchaser or tenant of the property.

14. External payments

Under Roof does not operate a wallet or custodial commission account through the website.

Commission payments are made externally by the party responsible for payment under the applicable Deal arrangement.

A platform status such as:

• Not Due;
• Payment Reported; or
• Verified Paid

is a record relating to an external payment workflow.

It does not mean Under Roof automatically transferred or held that money.

15. Payment evidence

Where permitted by the platform, a party may report that a commission payment has been made.

Under Roof may request reasonable evidence before marking a payment as verified.

A reported payment is not necessarily treated as verified simply because one participant says it was sent.

False payment confirmations or fabricated payment evidence may result in suspension or termination of Partner access.

16. Owner retained share

Where an applicable commission model provides for an Owner to retain part of the standard commission amount, that retained portion remains with the Owner.

It should not be described as a payment made by Under Roof to the Owner unless money was actually paid by Under Roof.

17. Independent Agent entitlement

An Independent Agent is entitled only to the commission share applicable to their authorized participation in the particular Deal.

Merely having an Agent account, communicating with a Client or viewing a listing does not automatically establish commission entitlement.

The relevant Deal history, attribution and applicable Commission Schedule determine entitlement.

18. No intentional commission avoidance

Participants must not intentionally alter, conceal or misrepresent Deal attribution for the purpose of avoiding a commission obligation that has already arisen under an accepted applicable arrangement.

This includes intentionally removing a recorded Agent or other entitled participant solely to avoid paying the agreed Deal share.

This clause is not intended to prevent Clients, Owners or Agents from independently conducting unrelated future business where no existing Under Roof Deal or commission obligation applies.

19. Commission disputes

If a commission dispute occurs, participants should provide relevant evidence such as:

• Deal records;
• communications;
• viewing records;
• listing authorization;
• Client-introduction records; or
• other information reasonably establishing the parties’ involvement.

Under Roof may review its operational records and provide its determination of the commission model represented by those records.

Where the parties have a separate legally binding agreement, that agreement may also be relevant.

Under Roof does not prevent a party from exercising any legal right to pursue a dispute through a competent authority.

20. Taxes

Each Owner or Independent Agent is responsible for understanding and complying with tax, invoicing, withholding or reporting obligations that apply to amounts they receive or retain.

Under Roof may provide operational Deal or commission records but does not automatically provide individual tax advice.

21. Client payments

Owners and Agents must use reasonable care when providing Clients with payment instructions.

Under Roof does not guarantee a bank account merely because details were communicated through a property discussion.

Material changes to payment instructions should be independently confirmed before significant funds are transferred.

22. Property contracts

The Under Roof dashboard does not itself replace the rental agreement, reservation agreement, sale agreement or other contract required for a property transaction.

Owners and Agents are responsible for ensuring the appropriate transaction documents are used.

Information displayed as a Deal status is primarily operational workflow information unless a separate agreement expressly states otherwise.

23. Owner responsibilities

An Owner must not knowingly offer a property that they have no authority to offer.

The Owner is responsible for accurately communicating material property terms and for informing the relevant parties when availability materially changes.

Where an Owner enters into a direct agreement with a Client, the Owner remains responsible for performing the Owner’s obligations under that agreement.

24. Independent Agent responsibilities

An Independent Agent must deal fairly with Clients, Owners, Under Roof and other participating Agents.

An Agent must not:

• claim another person’s Lead or Deal through false information;
• misrepresent listing authority;
• change property information without authority;
• promise guaranteed outcomes;
• fabricate commission entitlement; or
• use another participant’s confidential information for an unrelated purpose.

25. Multiple Agents

A Deal may involve more than one Independent Agent.

The existence of another Agent does not automatically invalidate another participant’s entitlement.

Where the applicable Under Roof commission model involves both a Client-side and listing-side Independent Agent, the Commission Schedule determines the allocation between them.

Participants should not attempt to reclassify their role after a Deal progresses solely to obtain a larger share.

26. No guarantee of commission

Under Roof does not guarantee that an enquiry or Lead will result in commission.

Commission entitlement depends on the applicable Deal arrangement and the required commission-triggering event actually occurring.

Cancelled, failed or incomplete transactions may therefore result in no commission unless the applicable agreement expressly provides otherwise.

27. Role suspension

Under Roof may restrict or revoke Owner or Independent Agent access where reasonably necessary because of:

• fraud;
• false listing information;
• false ownership or authority claims;
• serious Client complaints;
• privacy misuse;
• commission manipulation;
• security concerns;
• repeated breach of these Partner Terms; or
• other material risks to users or the platform.

Where circumstances permit, Under Roof may first request information or correction.

28. Leaving Under Roof

An Owner or Independent Agent may stop using Under Roof.

Ending platform participation does not automatically cancel obligations associated with a genuine Deal or commission arrangement that arose before access ended.

Relevant records may be retained where reasonably necessary for Deal administration, disputes, accounting, legal compliance or other lawful purposes.

29. Changes

These Partner Terms may be updated as the Under Roof platform and formal business structure develop.

A material change to commission treatment should be reflected through an updated Commission Policy or Commission Schedule rather than silently changing an existing accepted Deal.

Where appropriate, Under Roof may require renewed electronic acceptance.

30. Governing terms

These Partner Terms should be read together with the:

• Terms of Use;
• Privacy Policy;
• Private Beta Terms; and
• applicable Deal Commission Schedule.

The laws of Thailand apply, subject to mandatory legal rights and rules that cannot lawfully be excluded.

31. Contact

Under Roof
Current operator: Plaifa Malasri

Email:
[email protected]

Phone / WhatsApp:
+66 94 298 2498

Correspondence address:
The Base Uptown Phuket
155 Chalermprakiat Ratchakan Thi 9 Road
Ratsada, Mueang Phuket District
Phuket 83000
Thailand