UNDER ROOF TERMS OF USE

Effective date: 17 August 2026
Private Beta Version

1. About these Terms

These Terms of Use (“Terms”) govern your access to and use of Under Roof, including underroofphuket.com, Under Roof accounts, dashboards, property listings, enquiries, listing submissions, Owner and Independent Agent functionality, and related services.

Under Roof is currently operated in Thailand by Plaifa Malasri (“Under Roof”, “we”, “us” or “our”).

Under Roof is currently operating as a private-beta project and is not yet operated through a registered company. These Terms will be updated when the formal operating entity is established.

By creating an account, accepting an invitation, submitting information, or continuing to use Under Roof after being presented with these Terms, you agree to comply with them.

If you do not agree, you should not use the service.

2. Private Beta

Under Roof is currently in private beta. Features may be incomplete, changed, restricted or temporarily unavailable while the platform is tested and improved.

Beta participants may encounter errors, unavailable functionality, incomplete workflows or changes to the user experience.

You agree to use reasonable care when relying on beta functionality and to notify Under Roof of significant errors or security concerns you discover.

Access to the private beta is discretionary and may be limited to invited or approved users.

3. What Under Roof provides

Under Roof provides technology and property-related services intended to help Clients, property Owners, Independent Agents and Under Roof representatives connect, exchange information, manage property enquiries, submit and review listings, organize property activity and, where applicable, track Deal and commission information.

Under Roof may assist with identifying properties, communicating with parties, arranging viewings, reviewing listing information, supporting negotiations or administrative processes, and coordinating property-related activity.

The platform itself does not transfer legal ownership of property and does not replace the contracts, legal documents or due diligence required for an actual rental or property purchase.

4. Accounts

You must provide accurate and reasonably current information when creating or using an account.

You are responsible for keeping access to your account secure and for activity carried out through your account unless the activity resulted from circumstances outside your reasonable control.

You must notify Under Roof promptly if you believe your account has been accessed without authorization.

You may not sell, transfer or knowingly allow another person to impersonate you through your account.

Under Roof may require email verification or additional verification before certain functionality becomes available.

5. Client accounts

A standard account begins with Client-level access unless Under Roof expressly approves additional roles.

Client functionality may include saving properties, making enquiries, requesting viewings, receiving updates and accessing other Client-facing services.

Creating an account does not create an obligation for Under Roof to locate a particular property, secure a particular price, guarantee a viewing or ensure that a property remains available.

6. Owner access

Owner functionality requires additional approval.

Approval for an Owner role means the account has been authorized to access certain Owner functionality. It does not, by itself, prove legal ownership of every property associated with that user.

Under Roof may require additional evidence that an Owner owns a property or has authority to list, rent, sell or manage it.

Under Roof may refuse, restrict or revoke Owner functionality if sufficient evidence cannot be established or if information appears inaccurate, misleading or unauthorized.

7. Independent Agent access

Independent Agent functionality requires Under Roof approval and may require identity, experience or other verification.

An approved Independent Agent must act professionally, provide accurate information, respect Client and Owner privacy, and avoid making misleading representations about Under Roof, properties, availability, prices, commissions or their own authority.

Independent Agents remain responsible for ensuring that their own business activities comply with laws and professional requirements applicable to them.

Approval as an Independent Agent does not create an employment relationship, partnership or general agency relationship with Under Roof unless a separate written agreement expressly provides otherwise.

8. Property listings and information

Property information may be supplied by Owners, Agents, Under Roof representatives or other legitimate sources.

Under Roof takes reasonable steps to review property information before publication, but property information can change quickly and may contain errors or become outdated.

Prices, availability, dimensions, facilities, photographs, views, distances, descriptions and other property details should therefore be independently confirmed before a user makes a significant decision.

A listing marked “Available” is not a guarantee that the property remains available at the exact time you enquire, view or attempt to contract.

Likewise, photographs and descriptions are intended to help users evaluate a property but do not replace an in-person viewing or appropriate independent inspection.

9. Property submissions

If you submit a property, you represent that you have the right or legitimate authority to provide the information and media you submit.

You must not knowingly submit false ownership information, misleading prices, fabricated availability, unauthorized photographs, unlawful content or another party’s confidential information.

Submitting a listing does not guarantee publication. Under Roof may review, request changes, reject, hide or remove a submission.

Under Roof may also update presentation, formatting, image sizing or other non-substantive elements necessary to display the property consistently.

10. Photographs and submitted content

You retain ownership of content that you legally own.

By submitting property photographs, descriptions or other materials for use on Under Roof, you grant Under Roof a non-exclusive permission to store, process, resize, optimize, reproduce and display that content to the extent reasonably necessary to review, administer and, if approved, market the relevant property.

You represent that you have sufficient rights to grant that permission.

Under Roof may remove content if ownership or authorization is disputed or if the content may infringe another person’s rights.

11. Enquiries and viewings

An enquiry or viewing request does not create a lease, sale agreement, reservation or binding property transaction.

Under Roof may share information necessary to respond to an enquiry with an appropriate Owner, Agent or Under Roof representative.

Viewing times, access and availability remain subject to confirmation.

Users should not make non-refundable travel, accommodation or other commitments solely because a viewing request has been submitted.

12. Property transactions

Any actual rental, reservation, lease, sale, purchase or other property transaction requires the appropriate agreement between the relevant parties.

Users are responsible for reviewing and understanding documents they sign.

For significant rental, ownership, investment, immigration, tax or legal decisions, users should obtain appropriate independent professional advice where necessary.

Under Roof does not guarantee legal title, ownership rights, planning status, building approvals, tax treatment, immigration consequences, financing eligibility or suitability of a property unless Under Roof expressly agrees in writing to perform a specific verification relating to that matter.

13. Payments and custody of money

Under Roof does not operate a payment wallet, escrow service or custodial account for property transactions.

Unless a separate written arrangement expressly states otherwise, rent, deposits, reservation payments, property purchase funds and similar amounts are paid directly between the relevant parties or through another independently agreed payment method.

Under Roof does not hold rent, property purchase funds, escrow balances or wallet balances on behalf of users.

Users should verify payment instructions carefully before transferring significant funds.

A payment status displayed inside Under Roof may record information about an external payment. It does not mean that Under Roof processed or held that payment.

14. Commission arrangements

Certain completed property Deals may involve commissions or other agreed compensation.

The applicable commission arrangement depends on the authoritative Under Roof commission model that applies to the particular Deal.

There is no universal fixed “platform fee” applicable to every transaction.

Where commission information is shown through the platform, the applicable policy, participants, percentages and entitlement records are determined by Under Roof’s authorized records and are not freely selected by users through the browser.

An Owner’s retained portion is the part retained by the Owner under the applicable arrangement. It is not a payment from Under Roof to the Owner.

Independent Agents are entitled only to commission or other compensation actually applicable to their authorized participation in the relevant Deal.

Additional commission terms applicable to Owners or Independent Agents may be presented separately and must be accepted before participating in relevant commission arrangements.

15. No guarantee of a successful Deal

Under Roof does not guarantee that:

• a property will remain available;
• an Owner will accept an offer;
• a Client will proceed with a transaction;
• a viewing will result in a Deal;
• financing, visas or government approvals will be available;
• a particular investment return will occur; or
• an Agent, Owner or other third party will perform every obligation exactly as expected.

Under Roof may assist the parties, but many aspects of a property transaction remain outside the platform’s control.

16. User conduct

You must use Under Roof lawfully and reasonably.

You may not use the service to:

• commit fraud;
• impersonate another person;
• scrape or systematically extract protected information;
• bypass access controls;
• access another user’s private data;
• introduce malware;
• disrupt the service;
• publish unlawful or infringing material;
• fabricate property information;
• harass another person;
• misuse contact details obtained through the service;
• manipulate commission or Deal information;
• attempt to obtain access to administrative or private CRM functionality without authorization.

Reasonable normal use of public property information for evaluating properties is permitted.

17. Account and role reviews

Under Roof may review account activity, property submissions, role requests and verification status where necessary for security, moderation or operation of the service.

Owner, Independent Agent and Administrator functionality may be subject to additional approval.

Under Roof may request additional information before granting or continuing elevated access.

18. Suspension and termination

Under Roof may restrict, suspend or terminate access where reasonably necessary because of suspected fraud, security concerns, false or misleading information, abuse, unauthorized property activity, violations of these Terms, legal requirements or material risks to another user or the platform.

Where appropriate and practicable, Under Roof may first request information or allow a user to address an issue.

Serious security, fraud or unlawful-activity concerns may require immediate action.

You may stop using Under Roof at any time and may contact us regarding account closure.

Treatment of personal data following account closure is described in the Privacy Policy.

19. Third-party services

Under Roof depends on third-party infrastructure and services, including services that may provide hosting, authentication, email delivery, mapping, storage and other technical functionality.

Third-party outages or changes can temporarily affect Under Roof.

Links to third-party services do not imply that Under Roof controls those services.

Their separate terms and privacy policies may apply.

20. Intellectual property

The Under Roof name, branding, website design, platform interfaces, original text, software and other material created specifically for Under Roof are protected to the extent permitted by applicable law.

These Terms do not give users ownership of Under Roof intellectual property.

You may not copy, reproduce, resell or commercially exploit substantial parts of the platform without permission, except where applicable law permits otherwise.

Property content owned by Owners, Agents, photographers or other third parties remains subject to their respective rights.

21. Availability of the service

We aim to keep Under Roof reasonably available, but continuous or error-free operation cannot be guaranteed.

Maintenance, security incidents, provider outages, upgrades, Internet failures or other circumstances may temporarily affect access.

During private beta, functionality may also change as we test and improve the platform.

22. Disclaimer

Under Roof will use reasonable care in providing its services, but property decisions involve information and actions provided by multiple independent parties.

Except to the extent that applicable law provides otherwise, Under Roof does not warrant that every listing, statement, estimate or third-party representation will always be complete, current or error-free.

Nothing in these Terms excludes rights or remedies that cannot legally be excluded.

23. Limitation of responsibility

To the extent permitted by applicable law, Under Roof is not responsible for losses caused solely by inaccurate information supplied by another user or independent third party where Under Roof did not know, and could not reasonably have been expected to know, that the information was incorrect.

Under Roof is also not responsible for indirect consequences resulting from a user’s decision to proceed with a property, payment or third-party service without making reasonable checks appropriate to the circumstances.

Nothing in these Terms is intended to exclude or limit liability where doing so would be prohibited by law, including liability that cannot lawfully be waived.

24. Privacy

Personal data is handled according to the Under Roof Privacy Policy and applicable privacy law.

The Privacy Policy forms part of the information governing your use of Under Roof but addresses data processing separately from these Terms.

25. Electronic communications and acceptance

You agree that account notices, verification messages, updates, terms acceptance and other communications relating to Under Roof may be delivered electronically where appropriate.

You are responsible for maintaining an email address through which important account communications can reasonably reach you.

26. Changes to these Terms

We may update these Terms as Under Roof develops, business arrangements change, new functionality is introduced, legal requirements change or the formal operating company is established.

The current effective date will be displayed with the Terms.

Where a material change affects existing registered users, Under Roof may require renewed acceptance before continued use of affected functionality.

Historical acceptance/version records may be retained where appropriate.

27. Governing law and disputes

These Terms are governed by the laws of Thailand, subject to any mandatory rights or rules that apply regardless of contractual choice.

If a disagreement occurs, we encourage the parties to contact Under Roof first so the issue can be understood and, where possible, resolved informally.

If a dispute cannot be resolved, it may be submitted to a court or other competent authority having jurisdiction under applicable law.

28. Contact

Questions about these Terms or the Under Roof service can be directed to:

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