Terms and Conditions

Property Listing Membership Agreement

Effective Date: 22/02/2026
Platform Name: www.ashliv.com

Operated by: AshLiv

1. Purpose of the Platform

The Platform is an online property marketing portal serving expats, international tenants, and English-speaking renters in Bangkok and Thailand.

The Platform acts solely as a marketing and advertising medium and is not a party to rental agreements between landlords/agents and tenants.

2. Eligibility & Authority

By registering and listing properties, you confirm that:

You are the legal property owner or
You are a licensed real estate agent or authorised representative acting on behalf of the owner.
You have the legal right to advertise the property.
All information submitted is accurate and truthful.
You comply with all applicable Thai laws and regulations.

The Platform reserves the right to request proof of ownership or authority at any time.

3. Listing Quality & Active Status Policy

To maintain a high-trust marketplace similar in professional standards to leading portals such as Rightmove, the following rules apply:

3.1 Active Listings Only

Only properties currently available for rent may be listed.
Listings must be marked as Rented/Unavailable within 24 hours of confirmation.
Expired or unavailable listings may be removed without notice.

4. No Duplicate Listings

Duplicate listings of the same property are strictly prohibited.
The same unit may not be listed multiple times under different accounts.
Identical units within the same building must clearly specify unit numbers.
Listing the same property at multiple prices without clear explanation is prohibited.

Violation may result in immediate suspension.

5. Minimum Photo Requirement

Each listing must include a minimum of 8 genuine photographs of the actual unit.

Photos must include:

Living area
Bedroom(s)
Bathroom(s)
Kitchen
Balcony (if applicable)
Building exterior
Facilities (if advertised)

The following are strictly prohibited:

Stock images
Rendered images (unless clearly labelled)
Showroom/mock-up units presented as actual units
Watermarked competitor images

Listings failing to meet photo standards may be rejected or removed.

6. English Language Requirement

As the Platform primarily serves expats and international renters:

Listings must be written in clear, professional English.
Price, size, deposit terms, lease duration, pet policy, and utilities must be provided in English.
Listings written primarily in Thai without English translation may be removed.

The Platform may edit minor language errors for clarity but is not obligated to do so.

7. Anti-Price Manipulation Policy

To prevent misleading advertising and protect tenant trust:

The advertised rental price must reflect the actual available monthly rental rate.
Artificially low pricing to generate enquiries is strictly prohibited.
Pricing must not exclude mandatory fees without clear disclosure.
“Starting from” pricing must reflect genuine availability at that price.

Repeated pricing violations may result in immediate suspension.

8. Commission & Fee Transparency

Agents and agencies must disclose:

Any tenant-facing agency fees.
Any additional service or management fees.
Utility exclusions or additional building charges.
Commission arrangements if applicable.

Hidden fees or undisclosed commissions are strictly prohibited.

Failure to disclose material charges may result in listing removal or account termination.

9. No Off-Plan, Unavailable or “Bait” Units

The following practices are strictly prohibited:

Advertising units that are already rented.
Using unavailable units to attract enquiries and redirect to other properties.
Advertising off-plan or future-completion units without explicit approval.
Listing properties without genuine intent to rent.

The Platform reserves the right to audit listing accuracy through user feedback and enquiry monitoring.

10. Professional Conduct

All members agree to:

Respond to enquiries promptly and professionally.
Avoid discriminatory behaviour.
Provide accurate and honest information.
Conduct business ethically.

The Platform reserves the right to investigate complaints from tenants.

11. Membership Fees & Payments

Membership fees are payable in advance.
Subscription plans may auto-renew unless cancelled before renewal.
No refunds are provided for partial usage periods.
The Platform reserves the right to modify pricing with notice.

Failure to pay may result in listing suspension.

12. Platform Rights

The Platform reserves the right to:

Edit, reject, or remove listings.
Suspend or terminate accounts.
Limit listing volumes.
Feature or prioritise listings at its discretion.
Modify platform functionality.

The Platform is not obligated to publish all submitted listings.

13. Three-Strike Enforcement Policy

To maintain listing integrity:

First violation – Written warning.
Second violation – Temporary suspension.
Third violation – Permanent termination without refund.

Serious violations (fraud, deliberate bait pricing, falsified information) may result in immediate termination.

14. Liability Disclaimer

The Platform acts solely as an advertising portal.
We are not responsible for rental disputes, property conditions, or contractual breaches.
Members agree to indemnify and hold the Platform harmless from claims arising from their listings.

15. Data Protection & PDPA Compliance

Members consent to:

Publication of contact information within listings.
Collection and processing of data in accordance with our Privacy Policy.
Compliance with Thailand’s Personal Data Protection Act (PDPA).

16. Termination

We may terminate accounts immediately for:

Fraudulent behaviour
Duplicate listings
Repeated misleading pricing
Failure to update availability
Non-payment
Conduct damaging to the Platform’s reputation

Termination does not entitle the member to a refund.

17. Governing Law

These Terms are governed by the laws of the Kingdom of Thailand.

Any disputes shall be subject to the jurisdiction of Thai courts.