·       Children (0–2 years): Stay free with a baby cot (complimentary)

·       Children (3-11 years): Stay free when sharing existing bedding with parents. If an extra bed is required, the adult extra bed rate applies (THB 400/night or THB 3,000/month).

·       Guests 12 years and older: Considered adults.

·       Extra bed & Baby Cot: 1 per room type (on request, subject to availability).

1. Rates & Payment
•    All rates are quoted in Thai Baht (THB), include 7% VAT, and vary according to room type, occupancy, season, and length of stay. 
•    Rates may change without prior notice; the confirmed rate for an existing reservation will be honoured in accordance with its booking confirmation.
•    We accept bank transfers, internet banking, QR GLN, PromptPay, major credit and debit cards, and supported e-wallets, subject to availability.
•    A 3% surcharge applies to on-site credit card payments.
Payment Processing Fees: Payment processing fees may apply depending on the payment method and applicable payment terms. Any fees charged to guests will be included in the total amount payable. No payment processing fee applies to PromptPay/QR payments or direct bank transfers, where available. However, international bank transfers may incur fees charged by the sending bank, intermediary banks, or receiving bank, which are the guest's responsibility.
2. Deposits
Key Card & Gate Remote Deposit
A refundable deposit of THB 1,000 per room is required: 
•    Key cards: THB 200 per card; Gate remote control: THB 800 per remote
The deposit may be paid in cash or by QR transfer and will be refunded upon return of the issued items in good condition.
Monthly Security Deposit
•    One-bedroom units: THB 5,000; Two-bedroom suites: THB 10,000
•    Stays of 6 months or longer: One month's rent
The monthly security deposit is in addition to the THB 1,000 key card and gate remote deposit. The tenant is responsible for damage, missing items, or other outstanding charges exceeding the security deposit.
Refundable deposits are settled upon check-out, subject to return of keys and access devices, final inspection, and settlement of outstanding charges. Deductions may be made for damage, missing items, outstanding utility bills, and applicable cleaning fees. Any remaining balance will be refunded after final settlement, in cash or by bank transfer to a Thai bank account.
3. Children, Extra Beds & Additional Items
•    Infants aged 0–2 years stay free of charge. A baby cot is complimentary upon request, subject to availability.
•    Children aged 3–11 years stay free when sharing existing bedding with their parents.
•    Guests aged 12 years and above are considered adults.
•    Extra beds are available upon request, subject to room type and availability, at THB 400 per night or THB 3,000 per month.
•    A maximum of one extra bed may be provided per room, subject to the room configuration and availability. A baby cot for infants may also be provided on request.
•    Maximum occupancy, including an extra bed, is 4 guests for one-bedroom units and 7 guests for two-bedroom suites.
•    Additional linen or towel sets are available at THB 300 per set (net, inclusive of tax).
4. Daily Stays (1–6 Nights)
Daily rates include: 7% VAT, Electricity and water, Daily housekeeping and towel changes, Bed linen changes every 3 days
Telephone charges are excluded and charged according to actual usage.
Full payment is required at the time of booking.
5. Weekly Stays (7–27 Nights)
Weekly rates include: 7% VAT, Electricity and water, Weekly housekeeping, Bed linen changes once per week, Towel changes every 3 days
Telephone charges are excluded and charged according to actual usage.
Full payment is required at the time of booking.
6. Monthly Stays (28 Nights or Longer)
Monthly rates include: 7% VAT, Housekeeping and bed linen changes twice per month, Towel changes every 5 days
The applicable monthly rate will be specified in the quotation or booking confirmation. Where a stay spans different calendar months, the applicable rate and any prorated amounts will be stated in the quotation or booking confirmation.
Stays shorter than 28 nights are charged at the applicable daily or weekly rate.
Utilities and Telephone
•    Electricity: THB 8 per unit (kWh)
•    Water: THB 30 per unit, subject to a minimum monthly charge of THB 200 for one-bedroom units and THB 300 for two-bedroom suites
•    Telephone: Charged according to actual usage

Electricity and water charges are based on actual usage, subject to the stated minimum water charge. Utilities for each month are invoiced with the following month's rent. Any outstanding utility charges must be settled before check-out.

Payment Terms
•    A deposit equal to 50% of the first month's rent is required to confirm the reservation.
•    The remaining amount due is payable upon arrival.
•    The tenant is required to sign a lease agreement at check-in.
•    Any applicable end-of-stay cleaning fee of THB 1,500 for one-bedroom units or THB 2,200 for two-bedroom suites will be charged if the unit is not returned in a clean condition.

Any long-stay discount offered will be reflected in the quoted rate and confirmed in the booking documentation.
7. Cancellation & Refund Policy
7.1 Cancellation Policy
All cancellation deadlines are based on Thailand local time and must be met by 11:59 PM on the applicable deadline.
Daily and Weekly Stays (1–27 Nights)
•    Cancellation 7 or more days before arrival: Free cancellation.
•    Cancellation 3 to fewer than 7 days before arrival: A cancellation fee equivalent to one night's charge applies.
•    Cancellation fewer than 3 days before arrival or a no-show: 100% of the booking amount is charged.
Monthly Stays (28 Nights or Longer)
•    Cancellation 30 or more days before arrival: Free cancellation.
•    Cancellation 14 to fewer than 30 days before arrival: A cancellation fee equal to 50% of the first month's rent applies.
•    Cancellation fewer than 14 days before arrival or a no-show: The reservation deposit is non-refundable.

 7.2 Refund Policy
7.2.1 Refund Processing 
Approved refunds will normally be initiated by the hotel within 14 days. The time taken for the funds to reach the guest will depend on the original payment method and the relevant bank or payment provider. Refunds for credit or debit card payments may take approximately 30–45 business days to reach the guest.
7.2.2 Refund Deductions 
Original bank or payment processing fees are generally non-refundable. Where applicable, actual, non-recoverable fees may be deducted from the refund amount, and the guest will be informed of any deduction.
7.2.3 Third-Party Bookings
Reservations made through online travel agencies (OTAs) or other third-party platforms are subject to the applicable booking and refund conditions. Refund requests must be submitted through the original booking platform where required.
7.2.4 Early Check-out and Shortened Stays
No refunds will be provided for early check-out, unused nights, or shortened stays after arrival, unless otherwise agreed by hotel management.
7.2.5 Refund Method
Refunds will normally be issued through the original payment method. Where this is not possible, an alternative method may be arranged with the guest, subject to verification and hotel approval.
7.2.6 Cancellation Terms 
Refund eligibility is determined by the cancellation policy applicable to the reservation and agreed upon at the time of booking.

8. Check-in & Check-out
•    Check-in: From 3:00 PM
•    Check-out: By 11:00 AM
Early check-in is subject to availability and is not guaranteed. Late check-out up to 2:00 PM may be requested and is subject to availability. Check-out after 2:00 PM will incur a full night's charge.
Guests arriving before check-in or departing after check-out may leave their luggage with front desk staff during office hours.
Our office is open daily, 8:00 AM–5:00 PM. As we do not operate a 24-hour reception, guests expecting to arrive outside office hours must contact us in advance to arrange key collection and access.
Check-in is conducted at Reception on the second floor. Guests must present a valid passport and any required immigration documents. Any outstanding balance and applicable deposits must be settled at check-in unless otherwise agreed in writing.

9. Property Policies
•    No pets: Pets are not permitted on the property.
•    No smoking: Smoking is prohibited inside the building, including guest rooms, balconies, and indoor common areas. Smoking is permitted only in designated outdoor areas.
•    Facilities: Use of shared facilities is subject to property rules and any applicable access restrictions. Gym and swimming pool access is limited to authorized residents and registered guests in accordance with current property policy.
•    Guest responsibility: Guests are responsible for damage, loss, or additional cleaning arising from their stay, beyond normal wear and tear.
•    Airport transfers: Can be arranged on request through third-party service providers. Charges are paid directly by the guest to the provider.

10. Changes or Cancellations by the Property
If Nivas Chiangmai is unable to honour a confirmed reservation, we will notify the guest as promptly as reasonably possible and endeavour to arrange comparable or better alternative accommodation.
If a suitable alternative cannot be arranged, the amount paid for the affected reservation will be refunded in full. The property's liability in such circumstances is limited to the amount paid for the affected booking, to the extent permitted by applicable law.

11. No-Show Policy
Guests who do not arrive on the scheduled arrival date without prior notice will be considered a no-show and charged according to the applicable cancellation policy.

12. General Conditions
By confirming a reservation, the guest acknowledges and agrees to these Terms & Conditions and any additional terms specifically stated in the booking confirmation or signed lease agreement.
Where a signed lease agreement applies to a monthly stay, its terms will govern the tenancy to the extent of any inconsistency with these general booking conditions, subject to applicable law.