Effective from 1 October 2026
Terms and conditions for booking and staying at the Deer Villas villas in Hin Kong, Koh Phangan. The Czech version prevails.
1.1. These terms and conditions govern the booking and provision of short-term holiday accommodation in the villas offered under the Deer Villas brand in the Hin Kong area, Koh Phangan, Surat Thani, Kingdom of Thailand.
1.2. These terms and conditions form an integral part of every accommodation contract concluded between the Provider and the guest.
1.3. Individual arrangements stated in the offer or in the confirmation of a specific booking take precedence over these terms and conditions.
1.4. The house rules supplement these terms in matters of operation, safety and use of the villa. In the event of a conflict, the booking confirmation prevails, followed by these terms and conditions and then the house rules.
2.1. The accommodation provider is:
DEER MANAGEMENT CO., LTD.
registration number: 0845569011415
office address: 11/48 Moo 4, Tambon Koh Phangan, Koh Phangan District, Surat Thani Province 84280, Kingdom of Thailand
place of accommodation: Hin Kong, Koh Phangan, Surat Thani, Kingdom of Thailand
e-mail: info@deervillas.com
telephone in Thailand: +66 98 245 2761
hereinafter the "Provider".
2.2. Bookings, business communication and the collection of payments are handled in the name and on behalf of the Provider by:
Zanero Group s.r.o.
company ID (IČO): 10709169
registered office: Na Folimance 2155/15, Vinohrady, 120 00 Prague 2, Czech Republic
registered in the Commercial Register kept by the Municipal Court in Prague under file no. C 347003
e-mail: info@deervillas.com
telephone: +420 608 116 338
hereinafter the "Booking Agent".
2.3. When arranging a booking, the Booking Agent acts in the name and on behalf of the Provider. It is neither the owner of the villa nor the provider of the accommodation or of local services delivered during the stay, unless expressly stated otherwise for a specific service.
2.4. A payment duly received by the Booking Agent is deemed a payment to the Provider.
2.5. The Booking Agent is authorised to accept, on behalf of the Provider, bookings, payments, notices of booking changes, cancellations and complaints, and to handle the related communication with the guest.
2.6. "Guest" means the person who made the booking and, depending on the context, also the other persons included in the booking.
2.7. The person making the booking declares that they are authorised to act for the other members of the group and is responsible for informing them of these terms and of the house rules.
3.1. The Provider undertakes to provide the guest with temporary holiday accommodation in the selected villa on the dates, to the extent and at the price stated in the booking confirmation.
3.2. A booking entitles the guest to use the villa temporarily. It does not create a tenancy intended for permanent residence or any other right in rem or long-term right of use to the property.
3.3. The extent of the equipment and services provided corresponds to the description of the specific villa on deervillas.com and to the booking confirmation. Photographs are illustrative; the basic character, capacity and essential equipment of the villa must nevertheless correspond to them.
3.4. Unless stated otherwise in the booking confirmation, the price includes:
3.5. Electricity consumption is not included in the price of the accommodation. It is paid separately according to actual consumption under the conditions set out in article 5.
3.6. Transport, transfers, cleaning beyond the cleaning included in the price, laundry of personal clothing, late check-out, vehicle rental, excursions, catering and other additional services are not included in the price unless expressly stated in the booking confirmation.
4.1. Submitting the form on the website, an e-mail or any other enquiry marked as non-binding constitutes only the guest's request for an offer. Sending such an enquiry does not in itself create a contract.
4.2. The Booking Agent will send the guest an offer or a booking summary containing at least:
4.3. The accommodation contract between the guest and the Provider is concluded at the moment when the guest expressly accepts the offer and the Provider or the Booking Agent receives the required deposit or the full price, whichever occurs later.
4.4. The conclusion of the contract will be confirmed to the guest by e-mail. The booking confirmation and the wording of the terms and conditions will be provided to the guest in a form that can be saved and displayed later.
4.5. If instant binding booking is introduced on the website, the final button must be clearly labelled, for example "Book and pay" or with another wording from which the obligation to pay is unambiguous.
4.6. The guest must provide complete and truthful information. The Provider may refuse or cancel a booking if it was based on materially incorrect or untrue information.
4.7. Availability and the preliminary price shown on the website are no guarantee that a contract will be concluded until the booking has been confirmed in accordance with this article.
5.1. The price is set for the whole villa and the whole agreed stay, not per person, unless stated otherwise in the offer.
5.2. Prices may be displayed in euros or in another currency. The price and currency stated in the booking confirmation are decisive.
5.3. Electricity consumption is not included in the price of the accommodation and is paid separately according to the quantity actually consumed at a rate of 8 THB per kilowatt-hour (kWh).
5.4. The electricity meter reading will be recorded at check-in and again at check-out. The guest has the right to be present at the reading and, on request, to receive a record of the opening and closing meter readings.
5.5. Total electricity consumption is calculated as the difference between the closing and opening meter readings. The resulting amount is calculated by multiplying the actual consumption by the rate of 8 THB per kWh.
5.6. Electricity will be billed at the end of the stay and paid on site in Thai baht. By agreement it may be paid in another way or set off against the refundable security deposit. The guest will receive a billing statement.
5.7. In the event of an evident fault or incorrect measurement by the electricity meter, consumption will be determined according to demonstrable actual consumption and, if that is not possible, according to a reasonable estimate based on the length of the stay, the way the villa was used and comparable consumption. The Provider will explain the method of the alternative calculation to the guest.
5.8. Unless agreed otherwise in the booking confirmation, the guest shall pay:
5.9. For a booking made less than 30 days before arrival, the full accommodation price is payable at once.
5.10. A payment is deemed made at the moment the full amount due is credited to the designated account. Bank and transfer fees charged by the guest's bank are borne by the guest.
5.11. If the guest fails to pay on time, the Booking Agent may set an additional reasonable period for payment. If that period expires without payment, the Provider may cancel the booking and release the dates. The cancellation conditions under article 7 apply to any amounts already paid.
5.12. Additional services ordered during the stay are paid to the Provider in Thai baht or in another way agreed on site.
5.13. The tax or payment document is issued by the company obliged to issue it according to the nature of the payment and the applicable legal regulations.
6.1. A guest who is a consumer acknowledges that, for a contract for accommodation provided on a specific date or within a specific period, there is no statutory fourteen-day right to withdraw from the contract without giving a reason.
6.2. The guest's right to cancel the booking under article 7 is not affected.
7.1. The guest may cancel the booking at any time by written notice sent to info@deervillas.com. The moment of delivery of the notice is decisive.
7.2. The following cancellation fees apply when a booking is cancelled:
7.3. For the purpose of counting the days, the day of the planned arrival is not counted.
7.4. Depending on availability, the Provider may try to allow a change of dates. The guest has no automatic right to a change.
7.5. A change of dates may be conditional on payment of the difference in price. If the new dates are cheaper, the difference is refunded only if the parties agree so in writing.
7.6. If the guest changes the dates and subsequently cancels the booking, the cancellation fee may be assessed according to the original dates if the change served mainly to circumvent the cancellation conditions.
7.7. Any overpayment will be refunded without undue delay, at the latest within 14 days of confirmation of the cancellation. The Provider may deduct actual non-refundable bank fees if the guest was informed of them in advance and their deduction is permitted by the applicable law.
7.8. Guests are advised to take out travel insurance covering cancellation of the stay, illness, injury and emergencies.
8.1. If the Provider is unable to provide the stay, it will notify the guest without undue delay.
8.2. Depending on the circumstances, the Provider will offer:
8.3. The guest is not obliged to accept the alternative accommodation or the change of dates. If the guest declines them, the payments for the accommodation not provided will be refunded.
8.4. If a material problem arises only during the stay and cannot be remedied within a reasonable time, the Provider will offer an appropriate remedy, alternative accommodation, a discount or a refund of the price for the part of the stay not provided, according to the nature and seriousness of the problem.
8.5. This is without prejudice to any further rights of the guest that cannot be contractually limited under the applicable law.
9.1. The guest is obliged to lodge a refundable security deposit no later than before taking over the villa, either before arrival in the manner stated in the booking confirmation or at check-in in cash in Thai baht.
9.2. The amount of the security deposit is:
9.3. The amounts stated in euros are indicative only. The amount of the security deposit in Thai baht is always decisive.
9.4. If the security deposit is not lodged duly and on time, the Provider may refuse to hand over the villa. Such conduct by the guest is treated as a no-show and the cancellation conditions apply to the price paid, unless mandatory law provides otherwise.
9.5. The security deposit secures the Provider's claims arising in particular from:
9.6. The guest is liable for damage caused by the guest, members of the guest's group, visitors or the guest's animal. The guest is not liable for normal wear and tear or for a defect the guest did not cause.
9.7. The guest shall report any damage or defect discovered without undue delay.
9.8. The Provider will substantiate any deduction from the security deposit with a description of the damage and, where reasonably possible, with photographs, documents or a reasonable quantification of the costs.
9.9. The security deposit, or its undisputed part, will be returned without undue delay after inspection of the villa, at the latest within seven working days after the guest's departure.
9.10. A security deposit lodged in cash may be returned at check-out after inspection of the villa and after setting off unpaid electricity, additional services and the Provider's justified claims.
9.11. A security deposit paid by bank transfer is returned in the same way unless the parties agree otherwise.
9.12. If the damage or another justified claim exceeds the amount of the security deposit, the guest is obliged to pay the documented difference. Lodging the security deposit does not limit the guest's liability to its amount.
10.1. Standard check-in is possible from 15:00 and check-out must be completed by 11:00 at the latest, unless agreed otherwise in writing.
10.2. The guest shall advise the expected time of arrival in advance. A late arrival or late check-out may be subject to a charge if the guest was informed of this in advance.
10.3. On arrival the guest is obliged to prove their identity and to provide the data the Provider necessarily needs to fulfil Thai registration, immigration or other statutory obligations.
10.4. The Provider will process the data provided only for the stated purposes and in accordance with the applicable legal regulations.
10.5. On arrival the guest shall check the condition of the villa and report any evident defects without undue delay. It is recommended to report them within 24 hours of taking over the villa at the latest.
10.6. The opening electricity meter reading will be recorded on arrival.
10.7. On departure the guest shall return all keys and access devices and allow a reasonable inspection of the villa and the reading of the closing electricity meter.
10.8. Leaving the villa later without prior consent may be charged according to the current price list or according to the damage the guest thereby caused to the Provider.
11.1. No more persons may stay in the villa than the number stated in the booking confirmation and corresponding to the maximum capacity of the villa.
11.2. An additional person may stay in the villa only with the prior consent of the Provider and after payment of any surcharge.
11.3. The person making the booking must be over 18 years of age and must be authorised to act for the other members of the group.
11.4. Guests are obliged to behave considerately, respect the neighbours and observe quiet hours, in particular between 22:00 and 08:00.
11.5. Parties, weddings, commercial photography, filming, public events or other events going beyond an ordinary holiday stay are not permitted in the villa without prior written consent.
11.6. Visits by persons not included in the booking are possible only with the prior consent of the Provider. The Provider may refuse a visit for safety, capacity or operational reasons.
11.7. Illegal activity, possession of prohibited substances, violent or dangerous behaviour, and harassment of staff, neighbours or other persons are not permitted in the villa or its surroundings.
11.8. The guest may not let the villa or any part of it to another person, transfer the booking or offer it onward without the prior written consent of the Provider.
12.1. Smoking and the use of electronic cigarettes are permitted only in the designated outdoor areas. They are prohibited in the indoor areas of the villa.
12.2. Open fire, pyrotechnics and other especially dangerous items are permitted only with the prior consent of the Provider and in accordance with local regulations.
12.3. The guest is obliged to follow the safety instructions, not to block escape routes and not to tamper with the safety, pool or technical equipment.
12.4. In the event of fire, water leakage, an electrical fault or another dangerous situation, the guest shall immediately contact the Provider and, depending on the situation, also the relevant emergency service.
13.1. Deer Villas allows stays with dogs provided that the dog was stated in the booking in advance and the Provider confirmed its stay.
13.2. When booking, the guest shall state the number of dogs, their approximate size and any other circumstances that may be important for a safe stay.
13.3. A dog may not be left in the villa or on the grounds unattended unless the Provider has approved a different arrangement in writing in advance.
13.4. Dogs are not allowed on beds, sofas or other upholstered furniture intended for guests.
13.5. The guest is obliged to clean up after the dog in the garden continuously and to prevent damage to equipment, excessive noise, danger to persons or the dog escaping from the grounds.
13.6. The guest is liable for damage, extraordinary cleaning and other costs caused by their animal.
13.7. The Provider may require the animal to be removed from the premises if the animal is aggressive, repeatedly disturbs the surroundings or the guest seriously breaches the rules for staying with an animal.
14.1. The pool is not supervised. Guests use it with regard to their state of health, swimming ability and the current conditions.
14.2. Children and persons requiring supervision must be under the continuous supervision of a responsible adult at the pool and in the outdoor areas.
14.3. It is forbidden to bring glass, dangerous objects or substances that may damage the technology or the water quality into the pool.
14.4. The guest may not tamper with the pool technology, pumps, filtration, irrigation or other technical equipment without the Provider's consent.
14.5. The guest shall notify the Provider without undue delay of any contamination of the pool, equipment fault or other safety circumstance.
15.1. The price of the stay includes regular cleaning of the villa once a week. For stays longer than seven nights, the specific cleaning date will be agreed with the guest.
15.2. Unused regular cleaning is not compensated by a monetary discount or by another service.
15.3. Regular cleaning includes the ordinary cleaning of the villa's rooms and the change of bed linen and towels to the extent determined by the Provider. It does not include laundry of the guests' personal clothing, washing of excessive quantities of dishes or the removal of extraordinary soiling.
15.4. The guest is obliged to keep the villa reasonably tidy and to use its equipment in the usual way.
15.5. The standard final cleaning does not include the removal of the consequences of extraordinary soiling, damage, indoor smoking, soiling caused by an animal or excessive quantities of waste left behind.
15.6. After prior notice, the Provider may enter the villa for the purpose of the agreed cleaning, maintenance, repairs, pool and garden care or a reasonable inspection.
15.7. Without prior notice, the Provider may enter only on a reasonable suspicion of an accident, fire, danger to persons or property, a serious breach of the terms or another urgent situation.
15.8. The guest is obliged to allow necessary repairs to be carried out. The Provider will endeavour to limit the interference with privacy and with the ordinary use of the villa to the necessary extent.
16.1. The guest acknowledges the tropical and island environment of the villa. Insects and small animals, heavy rain, wind, higher humidity or temporary transport restrictions may occur.
16.2. Supplies of electricity, water, internet and telecommunication services may be affected by local providers and by circumstances beyond the Provider's control.
16.3. The Provider will remedy or mitigate any defect within its control without undue delay. A short-term restriction beyond its control does not in itself automatically give rise to a right to a refund of the full price.
16.4. If the restriction lasts unreasonably long or substantially prevents the use of the villa, the guest's rights will be assessed according to the seriousness of the situation and the applicable law.
17.1. If the accommodation or a service does not conform to the contract, the guest shall report the problem without undue delay:
17.2. The guest shall provide a reasonable description of the problem and allow the Provider to investigate and remedy it during the stay.
17.3. The Provider is responsible in particular for the condition of the villa, cleaning, maintenance, check-in, check-out, local staff and the services provided during the stay.
17.4. The Booking Agent accepts complaints on behalf of the Provider and helps coordinate their resolution. The Booking Agent is responsible for its own errors in the booking, communication or processing of a received payment.
17.5. If a defect cannot be remedied, the guest may, depending on its seriousness, be entitled to a reasonable discount, substitute performance or a refund of the price for the part of the service not provided.
17.6. Failure to raise a defect during the stay does not deprive the guest of rights that cannot be contractually excluded, but it may make it harder to prove the defect or to remedy it in time.
17.7. The Provider or the Booking Agent will confirm receipt of a written complaint to the guest and will handle it without undue delay.
18.1. The Provider may require the guest to end the stay immediately if the guest or a member of the guest's group:
18.2. Where the seriousness of the situation allows, the Provider will first ask the guest to remedy the situation and give them a reasonable period to do so.
18.3. If the stay is justifiably terminated because of a serious breach of obligations by the guest, the guest is not entitled to a refund of the price for the unused part of the stay, unless mandatory law provides otherwise.
18.4. The Provider's claim to payment for electricity, additional services and compensation for damage caused is not affected.
19.1. The Provider is responsible for the proper provision of the accommodation and local services to the extent agreed in the contract.
19.2. The Provider is not liable for non-performance caused by the conduct of the guest, of a third party not involved in the provision of the service, or by an extraordinary circumstance beyond its reasonable control, provided it has fulfilled its duty to reasonably prevent and mitigate such consequences.
19.3. The Provider is not liable for the loss or theft of money, documents and valuables left without reasonable security, unless the damage was caused by the Provider or by a person for whom it is responsible.
19.4. The guest is responsible for their travel documents, visas, fitness to travel, vaccinations, travel insurance and compliance with the conditions of entry to and stay in Thailand.
19.5. Nothing in these terms excludes or limits liability for harm caused intentionally or by gross negligence, for personal injury, or any other liability that cannot be excluded under the applicable law.
20.1. An extraordinary circumstance means an unforeseeable and unavoidable event beyond the reasonable control of the affected party, for example a natural disaster, extreme weather, fire, epidemic, war, civil unrest, a decision of a public authority or a large-scale infrastructure failure.
20.2. The affected party shall notify the other party of such a circumstance without undue delay and take reasonable measures to mitigate its consequences.
20.3. An extraordinary circumstance does not automatically release the Provider from the obligation to refund the price for a service that was not provided, where the contract or the applicable law imposes that obligation.
20.4. Flight cancellation or delay, the guest's personal illness or a change of travel plans are, for the purposes of the cancellation conditions, treated as circumstances on the guest's side, unless mandatory law provides otherwise.
21.1. Where a separate service of a third party, for example transport, vehicle rental, an excursion or catering, is merely recommended to the guest, the contract for that service arises directly between the guest and the respective supplier.
21.2. Neither the Provider nor the Booking Agent is liable for a separate service of a third party unless they provide it in their own name or have expressly assumed responsibility for its performance.
21.3. If an additional service is included directly in the booking confirmation as part of the Provider's performance, the Provider is responsible for it under the contract and the applicable law.
22.1. Personal data relating to the enquiry, the booking and the stay are processed by Zanero Group s.r.o. and Deer Management Co., Ltd. to the extent corresponding to their actual roles.
22.2. The data may be processed in particular for the purpose of:
22.3. The data needed to provide the stay will be transferred from the European Economic Area to Thailand.
22.4. Details of the roles of both companies, the recipients of the data, the legal bases, the retention periods, the guest's rights and the mechanism for international transfers are set out in the separate privacy policy published on deervillas.com.
22.5. The guest must not include in the booking note any sensitive personal data that is not necessary for the provision of the stay.
23.1. Contractual communication may take place electronically via the addresses and contact details provided at the time of booking.
23.2. The guest is responsible for the correctness of their e-mail address and telephone number and for their continued availability.
23.3. Booking changes, cancellations, complaints and other material notices must be made in writing, in particular by e-mail.
23.4. An automatic acknowledgement of receipt of the form is not a booking confirmation unless it expressly states otherwise.
23.5. A notice sent by e-mail is deemed delivered at the moment it reaches the recipient's mailbox, unless the sender receives a non-delivery notification.
24.1. The accommodation contract is governed by the law of the Kingdom of Thailand, since the accommodation and related services are provided exclusively in Thailand and relate to real property located in Thailand.
24.2. The choice of law does not deprive the guest of the rights that apply to the contract regardless of this choice and from which the parties cannot contractually derogate.
24.3. The parties will first attempt to resolve any dispute amicably via info@deervillas.com.
24.4. The jurisdiction of the courts is governed by the mandatory rules of private international law and the applicable procedural regulations. These terms do not limit a consumer's right to bring the matter before the court granted to them by mandatory legal regulations.
24.5. If a consumer dispute concerns the booking or collection service of Zanero Group s.r.o. itself and cannot be resolved by agreement, the consumer may turn to the Czech Trade Inspection Authority (Česká obchodní inspekce), Štěpánská 796/44, 110 00 Prague 1, Czech Republic, www.coi.cz, under the conditions laid down by law.
25.1. The version of the terms and conditions made available to the guest before the conclusion of the contract applies to the specific booking. A later change of the terms does not alter a contract already concluded.
25.2. If any provision is invalid, ineffective or unenforceable, the remaining provisions remain in force. The affected provision applies to the closest permissible extent corresponding to its economic purpose.
25.3. Headings serve for orientation only and have no independent legal significance.
25.4. These terms and conditions are drawn up in Czech and, where applicable, in other language versions. In the event of a conflict or doubt as to interpretation, the Czech language version prevails. This is without prejudice to the consumer's rights under mandatory legal regulations.
25.5. The following form an integral part of the contractual documentation:
25.6. These terms and conditions take effect on 1 October 2026.
E-mail: info@deervillas.com
Czech Republic: +420 608 116 338
Thailand: +66 98 245 2761
International contact: +31 6 10 20 1224
Provider's office address:
11/48 Moo 4, Tambon Koh Phangan
Koh Phangan District
Surat Thani Province 84280
Kingdom of Thailand
Place of accommodation:
Hin Kong, Koh Phangan
Surat Thani, Kingdom of Thailand