House Rules — Subata Villas

Welcome to Subata Villas. We are genuinely glad you are here.

This is a private home that we take great pride in, and we want every guest to have a stay they remember fondly. These house rules are here to help things run smoothly for you, your group, and our neighbours. They are not complicated. Most of them are common sense.

Please take five minutes to read through before you arrive.

1. Registered Guests Only

Please make sure everyone staying overnight is included in your booking. If your group changes before or during the stay, just let us know and we will sort it out. The maximum occupancy across the full estate is 22 guests, so please keep that in mind when planning your group.

2. Check-In and Check-Out

Check-in is from 3:00 PM and check-out is by 11:00 AM.

If you need an early arrival or a little extra time in the morning, ask us in advance and we will do our best. We cannot always guarantee it, and an additional charge may apply, but we will always try.

When you leave, please gather your used towels, dispose of any rubbish, switch off appliances and air conditioning, return all keys and access cards, and lock up. It takes ten minutes and it makes a real difference to the team preparing the villa for the next guests.

3. Passport Details Before You Arrive

Thai immigration law requires us to register all foreign guests before or at check-in. This is called TM30 and it applies to every hotel, resort, and villa in Thailand without exception.

All we need is a photo of the main page of each guest's passport, along with your arrival and departure dates. If you can send these a day or two before you arrive, check-in will be smooth and quick. Your details are kept securely and handled in line with our Privacy Policy.

4. Electricity and Water

Electricity is charged at ฿8 per unit. Water is ฿750 for a weekly stay and ฿2,000 for a monthly stay. Meter readings are done at check-in and check-out so everything is transparent.

A simple tip: switching off the air conditioning when you head out keeps your bill comfortable and is also kinder to the environment.

Utility charges are settled at checkout. For platform bookings, the request comes through the platform. For direct bookings, we send a payment link and ask that it is settled within 72 hours.

5. Noise and Quiet Hours

The villa sits in a residential neighbourhood and our neighbours have been wonderfully welcoming. We ask that you return the favour.

Quiet hours are from 10:00 PM to 8:00 AM. Music, conversation, and laughter are all welcome. What we ask is that the volume stays within the property after 10:00 PM. If we receive a complaint from a neighbour, we will reach out to you first. Persistent issues may unfortunately require us to end the stay early.

6. Day Visitors

Friends joining you for the day are welcome, just let us know in advance. Overnight visitors need to be added to the booking before they arrive. If you are unsure, ask us and we will always find a way to help.

7. Smoking

Smoking is welcome outdoors in the designated areas. Inside the villa, including bedrooms and indoor living spaces, we ask that there is no smoking at all.

If indoor smoking does occur, a deep-clean and odour removal charge of ฿30,000 will apply. We know that sounds steep, but the treatment required to properly restore a villa after indoor smoking is genuinely that costly.

We also need to be clear on one point. The use of cannabis, drugs, or any illegal substances is not permitted anywhere on the property. Thailand has strict laws in this area and we take this seriously. Any violation will result in an immediate end to the stay and a remediation charge of ฿50,000.

8. Open Flames

We love candles as much as you do, but for fire safety and insurance reasons, open flames of any kind are not permitted on the property. This includes candles, incense, and any fires or burning on the deck or outdoor areas. Please respect this one.

9. The Pool

The pool is one of the best things about the villa and we want you to enjoy it fully. A few simple things to keep it safe and pleasant for everyone:

There is no lifeguard on duty, so please swim responsibly. Children must always be with a supervising adult near the pool and any water features. Please keep glassware and glass bottles away from the pool area, and avoid eating in the pool itself.

10. Linen and Towels

The villa is stocked with quality linen and towels. If you hang your towels after use rather than leaving them on the floor, they stay fresh and usable throughout your stay.

If towels are left on the floor and become unsuitable for reuse, a replacement charge will apply. Similarly, if bed linen requires specialist stain removal, a cleaning charge will be applied at checkout. We will always be transparent about any such charges before invoicing.

11. The Villa and Its Furnishings

Please treat the home and everything in it with care. Accidents happen and we completely understand that, so please just let us know if something gets broken or damaged during your stay. We would far rather hear from you directly than discover it after checkout. Any costs for damage or loss will be discussed openly and invoiced clearly.

12. Toilets and Plumbing

Please only flush toilet paper. Wipes, sanitary items, cotton pads, and similar products should go in the bin provided in each bathroom. Thai plumbing is not designed for these items and blockages can cause real damage. Repair costs for plumbing issues caused by misuse range from ฿2,000 to ฿10,000.

13. Food and Waste

Please use the bins provided for all food waste and dispose of it the same day. Food left out overnight attracts ants and other pests, which is unpleasant for you and difficult for us to resolve quickly. A little care here goes a long way.

14. Keys and Access Cards

Please keep your keys and access cards safe. If one is lost, a replacement fee of ฿5,000 applies. Return everything at checkout and you will never need to think about this.

15. Floating Breakfasts

We know floating breakfasts look wonderful on social media and we completely understand why guests love them. However, they are not offered or permitted at Subata Villas due to pool hygiene and safety reasons. Please do not arrange one through an external vendor either. If this does occur, a charge of ฿20,000 will apply. We appreciate your understanding on this.

16. Photography

You are welcome to take photos and videos throughout the villa for personal use. Commercial photography is also permitted. If you are planning a professional shoot, just let us know in advance so we can be available and make sure the timing works for everyone.

17. Pets

We love animals, and we know many of our guests do too. Unfortunately, pets are not permitted at Subata Villas. Thailand does not have formal legal recognition for service animals in the way that some other countries do, so we are unable to make exceptions on that basis either.

If a pet is brought to the property without prior written approval, a charge of ฿20,000 will apply and we may need to ask you to vacate. If you have a very specific situation, please reach out before you book and we will consider it personally.

18. We Are Always Here

If something is not right, not working, or just not what you expected, please message us straight away. We are responsive and we genuinely want to fix things quickly. There is nothing worse than a guest suffering in silence through a problem that we could have sorted in twenty minutes. Please reach out.

WhatsApp: +66 657 311 044
Email: enquiry@subatavillas.com

19. A Note on Rule Violations

We expect this will never apply to you. But in the rare event of a serious or repeated breach of these rules, we may need to apply additional charges or, in extreme cases, end the stay early in line with our Booking Terms. We would always rather talk first and find a resolution. That is always our first step.

These house rules sit alongside our Booking Terms, Privacy Policy, and Disclaimer, all available at subatavillas.com. By checking in, you confirm that you have read and agreed to them.