Terms of Use.

BAANLYY is a property listing and marketing platform. We do not own or manage the properties listed and are not, in most cases, the broker or a party to any lease or sale. Listings are provided by independent agents and owners.

Agents and owners are solely responsible for the accuracy, legality, availability and pricing of the listings they upload, and must have the authority to advertise them. They must not upload fake, duplicate, misleading, expired, or unauthorised listings.

BAANLYY may approve, reject, edit, remove, or suspend any listing, profile or account at its discretion, and may suspend or terminate agents or users for abuse, inaccuracy, or breach of these terms.

BAANLYY does not guarantee the availability, pricing, accuracy, condition, or owner approval of any listing, nor any directory, area, tower, developer or market data, all of which are provided for information only. You must verify all details independently before acting.

BAANLYY may receive, store and route enquiries (leads) as described in the Privacy Policy, and administrators may view platform activity and leads. By creating an account or submitting an enquiry you grant two-way communication consent: (a) agents and landlords may contact you by email, phone, SMS or messaging about the enquiries and listings you engage with; (b) BAANLYY may contact you and use your information for service messages, relevant marketing, educational content and product updates, and, where lawful, for retargeting on advertising platforms such as Google and Facebook. Transactional messages (enquiry replies, application receipts, security and account notices) are part of the service and are always sent. You may opt out of any marketing, educational or update message — by channel (email or SMS) and by type — at any time in your communication preferences, or via the unsubscribe link in any message. Opting out of marketing does not stop transactional messages or an agent responding to an active enquiry.

To the maximum extent permitted by law, BAANLYY and BAANLYY LLC are not liable for the conduct of agents, owners, tenants or buyers; failed, delayed or disputed transactions; pricing changes; reliance on listings or third-party or AI-generated information; or any indirect, incidental or consequential loss. The platform is provided "as is".

Guides, calculators, estimators (including tax, cost and financial estimators), contract templates and content are informational only and are not legal, tax or financial advice. Estimating tools produce rough figures from the inputs you provide and do not account for your full circumstances; results may differ from your actual liability or costs. BAANLYY is not a law firm. Consult qualified professionals before relying on any output.

BAANLYY owns its platform, design, structure, original content, directories, area/tower/developer research, and data enhancements. You may not scrape, copy or redistribute them without permission.

Some features (saving, alerts, applying, listing) require a free account. When you create an account you provide a login and email, and you must review and accept these Terms of Use and the Privacy Policy before proceeding. You then choose an account type — a consumer (renter, buyer, investor or seller) or an agent/landlord — which tailors your experience. An account may hold more than one role and switch between a consumer view and an agent/landlord listing portal. You are responsible for keeping your credentials secure and for activity under your account, and for ensuring your chosen role and any professional representations are accurate.

BAANLYY verifies the identity of the people and companies who publish on the platform, by reviewing documents they supply. An agent is verified against a government-issued photo ID, together with agency or brokerage documents where they trade under a company. An owner is verified against a government-issued photo ID together with a title deed or equivalent proof of ownership. A management company or other juristic person is verified against its Thai company formation documents and the ID of the individual submitting on its behalf. Documents are reviewed by BAANLYY staff and are then kept, for different periods depending on what they are. A government-issued photo ID is kept for 24 months after the verification is approved and is then deleted automatically; after that BAANLYY keeps only the record of the check — which document was reviewed, by whom, on what date, and a cryptographic fingerprint of the file — which is what allows a verification to be evidenced once the image itself is gone. Agency, company registration and ownership documents (including title deeds) are kept for as long as the verification they support is displayed, because they are the basis on which a supplier is shown as verified and that basis may be questioned years later. Listings may be held unpublished until the supplier behind them is verified, and BAANLYY may decline, delay, unpublish or remove any listing at its discretion. A fuller description is published at baanlyy.com/verification.

Thailand does not require a written listing or leasing agreement between a property owner and the agent marketing their property. Most Thai rental mandates are verbal and no register of them exists, so in the ordinary case there is no document capable of proving that a given agent is authorised over a given unit. By publishing a listing, an agent, owner or company represents and warrants to BAANLYY and to users that it holds all necessary authority from the owner to market that property, and that everything it publishes is accurate, current and lawful. BAANLYY verifies who that supplier is. BAANLYY does not, and cannot, independently confirm the arrangement between a supplier and an owner, and does not inspect properties, verify photographs, or verify any price, size, availability or other detail a supplier enters.

Accordingly, and to the fullest extent permitted by law: BAANLYY's obligation in respect of verification is limited to carrying out in good faith the document review described in section 10; a verification badge is a statement about that review and is not a representation as to a supplier's authority, a listing's accuracy, legal title, property condition, availability, pricing, or the outcome of any dealing between you and a supplier; and BAANLYY accepts no liability for information supplied by an agent, owner, company or other user beyond that review. Each agent, owner and company using the platform agrees to indemnify and hold harmless BAANLYY, BAANLYY LLC and its officers and staff against any claim, loss, liability or cost (including reasonable legal fees) arising from that party's listings, from any lack of authority to market a property it has listed, or from any inaccurate, unlawful or unauthorised information it has published. Nothing in these terms excludes liability that cannot lawfully be excluded, including for fraud or fraudulent misrepresentation. You should confirm ownership, authority and a property's specifics directly, and take your own legal advice, before signing anything or transferring any money.

You accept these Terms and the Privacy Policy when you create an account. When we materially change either document we publish a new version, tell account holders, and ask you to accept the new version the next time you sign in; you may continue browsing in the meantime, but features that depend on your agreement — listing, applying, reserving and document upload — require the current version to be accepted.

We keep a record of each acceptance. For every acceptance we store the document and its version number, the date and time, the IP address the acceptance was submitted from, and your browser's user-agent string. We keep superseded acceptances as well as current ones, so it remains possible to establish which version of these terms applied at any given moment — including at the time a listing was published or an enquiry was made. That record exists to evidence agreement and to resolve disputes; it is described in the Privacy Policy and is not used for advertising or profiling. You can ask us for a copy of your own acceptance history at any time.

BAANLYY provides AI-assisted tools (including the Content Studio, the AI Prompt & Image Library and similar features) as convenience aids. Output is generated from the inputs you provide and may be inaccurate; you are responsible for reviewing, fact-checking and lawfully using anything you publish from these tools. You must not use them to create deceptive content, to fabricate or materially alter images so they misrepresent a property, to generate the BAANLYY logo, or to infringe any third party's rights or trademarks.

Images on the platform are provided by agents, owners or BAANLYY and remain subject to these terms and the rights of their owners. Listing images must depict the actual property. When you download an image from a listing, BAANLYY may apply a BAANLYY watermark (our wordmark) to the file; you must not remove, crop out, obscure or alter that watermark, and you may use downloaded images only to lawfully market the relevant BAANLYY listing. Do not upload images you do not have the right to use.

BAANLYY's name, logo and brand assets are owned by BAANLYY. Approved logo files and usage rules are provided in the Brand & Logo Library for agents and partners to promote their BAANLYY listings and profile only. Use the approved files as supplied; do not recolour, redraw, AI-generate or otherwise modify them, and do not use them to imply ownership, management or any affiliation BAANLYY has not granted.

BAANLYY is operated by BAANLYY LLC, a company formed in the State of Nevada, USA. The properties, the suppliers and most of the people it serves are in Thailand. Two bodies of law therefore touch this agreement, and it is fairer to say so plainly than to write one clause and hope it covers everything.

Your use of the platform, and anything arising from a listing on it, is governed by the laws of the Kingdom of Thailand, and disputes are to be resolved in the courts of Bangkok, subject to any alternative dispute resolution the parties agree. That is deliberate. The property is in Thailand, the agent or owner you deal with trades in Thailand, and the consumer and tenancy protections you can actually rely on are Thai ones. We do not ask you to travel to a foreign court to raise a problem with a Thai listing.

Nevada law governs BAANLYY LLC as a company — its formation, ownership, internal affairs and corporate obligations — and any proceeding brought against BAANLYY LLC within the United States is to be brought in the state or federal courts sitting in Clark County, Nevada. The indemnity in section 11 runs to BAANLYY LLC as well as to BAANLYY, and may be relied on in either forum.

Neither system is a way around the other. Choosing Thai law does not remove any right Thai law gives you that cannot be contracted away, and being a Nevada company does not put BAANLYY beyond the reach of a Thai court in relation to a Thai listing. If a provision of these terms is unenforceable in one of those systems, it is severed there and the rest continues to apply.

Where we publish these terms in a language other than English, the translation is provided for convenience and the English text is the version we maintain. If a translation says something different, tell us at hello@baanlyy.com and we will correct it. Nothing in this paragraph limits any right you have under Thai law to rely on a Thai-language document.

These terms are in force as written. BAANLYY presently takes no fee, commission or other financial consideration in connection with any listing, or with any dealing that arises from one — no money passes through BAANLYY at all, which is also why it never holds a deposit, a rent payment or purchase money. Before BAANLYY begins charging for anything, sections 11 and 16 will be reviewed by Thai counsel; if that review changes either clause we publish a new version and ask you to accept it, as section 12 describes.

Much of this document sets out what BAANLYY is not responsible for. That is normal in a listing portal's terms and it is honest, but it is only half the picture, so here is the other half in one place.

• We tell you what we checked, and what we did not. A verification badge means a person at BAANLYY compared a government-issued photo ID to the profile in front of them, or reviewed a title deed or Thai company registration. It never means we inspected the property, confirmed the price, or approved the deal. Section 10 and the verification page say so in the same words we use internally.
• We do not describe ourselves as more than we are. We do not claim to be government-approved, licensed, certified, or able to guarantee a listing, because none of those would be true.
• Your government ID is deleted 24 months after approval, and we say what survives it. After that we hold the record of the check, not the image: which document was reviewed, by whom, on what date, and a fingerprint of the file. Company registration documents and title deeds are kept for as long as the badge they support is displayed. The Privacy Policy says which is which, and for how long.
• Your acceptance record is yours too. We store the version, date, time and IP address of every acceptance, we keep superseded ones, and you can ask us for a copy of your own history at any time.
• We are not a party to your lease or sale — which also means we never hold your deposit, your rent or your purchase money. Anyone asking you to send money to BAANLYY for a property is not us. Tell us at hello@baanlyy.com.
• Nothing in these terms excludes liability that cannot lawfully be excluded, including for fraud or fraudulent misrepresentation, and nothing in them removes a mandatory protection Thai law gives you as a consumer or a tenant.
• If we get something wrong, hello@baanlyy.com reaches a person. It is the same address for a complaint as for a question.

We are not attorneys and none of this is legal advice. Take your own before you sign anything or move any money.

We may update these terms. Where a change is material we publish a new version and ask you to accept it at your next sign-in, as described in section 12. Contact: hello@baanlyy.com — BAANLYY LLC (a Nevada, USA company).