Terms & Conditions

The following terms carry the meanings below throughout this document:

• "Baan Sabai" / "We" / "Us" / "Our" — the guesthouse operated at 88/12 Moo 5, Bang Na-Trat Road, Bang Phli, Samut Prakan 10540, Thailand.
• "Guest" / "You" / "Your" — any person who makes a reservation, submits an enquiry, or occupies a room or suite at Baan Sabai.
• "Services" — accommodation, shuttle transport, meals, and any ancillary facilities offered by Baan Sabai.
• "Website" — the pages and resources hosted at baansaba.blog.
• "Reservation" — a confirmed booking for any of our accommodation services, whether made via the website, telephone, or email.
• "Agreement" — these Terms & Conditions, together with our Privacy Policy and Cookie Policy.

By making a reservation or using our website you confirm that:

• You are at least 18 years of age and legally able to enter a binding agreement.
• You have read, understood, and agree to these terms on behalf of yourself and all members of your group.
• If booking on behalf of another person, you have their authority to accept these terms.

If you do not agree with any part of this Agreement, please do not proceed with a reservation. We are happy to answer any questions at [email protected] before you book.

Baan Sabai offers three accommodation options for travellers transiting through Suvarnabhumi Airport:

• Daytime Rest Room — available for up to six hours, suited to guests with a long wait between flights.
• Overnight Stay with Airport Shuttle — a single night with complimentary shuttle service on a relaxed schedule.
• Long Layover Suite — flexible occupancy for up to 24 hours, suitable for families and small groups.

Availability is subject to capacity at the time of booking. We reserve the right to adjust service offerings, pricing, and inclusions with reasonable prior notice posted on the website.

A reservation is considered confirmed when we have acknowledged it in writing — by email or telephone — and payment has been received or a payment arrangement has been agreed.

Enquiries submitted through the website contact form are not reservations until confirmed by our team. We will respond to all enquiries within one business day, and usually sooner given that many guests are coordinating around flight schedules.

Please ensure that names, check-in times, and flight details you provide are accurate. We use this information to arrange shuttle pick-ups and prepare your room. We are not liable for inconvenience caused by incorrect information provided at booking.

All prices are quoted in Thai Baht (฿) and include applicable taxes unless otherwise stated. We accept:

• Cash (Thai Baht)
• Major credit and debit cards (Visa, Mastercard)
• Bank transfer (advance bookings only, details provided on request)

Full payment is due on arrival unless a prior arrangement has been confirmed in writing. Prices displayed on the website are current at the time of publication and may be updated periodically.

We understand that travel plans change, sometimes with very little notice. Our approach is to be as flexible as circumstances allow.

• Cancellation more than 24 hours before check-in: no charge. Any prepayment will be refunded in full.
• Cancellation within 24 hours of check-in: a fee equivalent to one night or the full booking value (whichever is lower) may apply.
• No-show: the full booking value becomes payable if the room cannot be re-let on short notice.

To cancel or modify a reservation please call us on +66 2 736 4821 or email [email protected]. We will always try to find a practical solution for guests affected by flight disruptions.

We ask all guests to respect the comfort and rest of others during their stay. The following are not permitted on the premises:

• Smoking inside any room or covered area (designated outdoor areas are available).
• Loud noise or disturbances between 22:00 and 07:00.
• Unregistered visitors remaining overnight in a room without prior arrangement.
• Damage to furniture, fixtures, or fittings.
• Conduct that is threatening, abusive, or disruptive to staff or other guests.

Guests may be asked to vacate the premises without refund if these expectations are not met. Guests are responsible for the cost of repairing or replacing any property damaged during their stay.

Room keys or access cards remain the property of Baan Sabai and must be returned on departure. Loss or damage to keys may incur a replacement fee.

Luggage stored at the front desk is held in good faith. We take reasonable care of items in our custody, but we are not liable for loss or damage to personal belongings beyond what is required by the Thai Hotel Act B.E. 2547 (2004).

Shuttle service timing is coordinated around your flight schedule. Reasonable delays caused by traffic or other circumstances outside our control do not constitute a breach of these terms, though we will always communicate any expected delay as early as possible.

All content on the Baan Sabai website — including text, photographs, layout, and design — is owned by or licensed to Baan Sabai. You are welcome to share links to our pages, but reproduction or commercial use of our content without written permission is not permitted.

If you leave a review or submit any written feedback about your stay, you grant us a non-exclusive, royalty-free right to reproduce and display that content for promotional purposes, with appropriate credit where your name is used.

Our services are provided in good faith and to the best of our ability. However, we cannot warrant that the website will always be free of interruption or error, or that room availability information will be current at every moment.

We do not offer any representations about flight schedules, airline services, or airport operations. Information about Suvarnabhumi Airport provided on the website is for general guidance only.

To the fullest extent permitted by Thai law, Baan Sabai's total liability for any claim arising from a stay or use of the website shall not exceed the amount paid by you for the reservation in question.

We are not liable for indirect, consequential, or incidental losses — including missed flights, onward travel disruptions, or loss of earnings — except where such liability cannot be excluded under applicable Thai consumer protection law.

Nothing in these terms limits our liability for death or personal injury caused by our negligence, or for fraud or fraudulent misrepresentation.

You agree to indemnify and hold harmless Baan Sabai and its staff from any claims, losses, or costs — including reasonable legal fees — arising from your breach of these terms, misuse of the website, or unlawful conduct during your stay.

Either party may terminate a reservation in accordance with the cancellation terms in Section 6. Baan Sabai may also terminate a stay immediately, without refund, where a guest has seriously breached the conduct expectations in Section 7.

Provisions that by their nature should survive termination — including Sections 9, 11, and 12 — continue to apply after a reservation ends.

These terms are governed by the laws of the Kingdom of Thailand. In the first instance we encourage any concerns to be raised directly with our team — most matters can be resolved promptly and without formality.

If an informal resolution is not possible, disputes shall be subject to the exclusive jurisdiction of the courts of Samut Prakan Province, Thailand, unless mandatory consumer protection law in your home jurisdiction requires otherwise.

Guests who are residents of another country are also welcome to contact the Consumer Protection Board of Thailand via the Office of Consumer Protection Board if they feel their rights have not been respected.

• Entire Agreement: This Agreement constitutes the complete understanding between Baan Sabai and the Guest for the services described.
• Severability: If any provision is found unenforceable, the remaining provisions continue in full effect.
• Waiver: Our failure to enforce any term on any occasion does not constitute a waiver of that term going forward.
• Assignment: You may not transfer your rights under this Agreement to another person without our written consent.
• Notices: Formal notices should be sent to [email protected] or by post to the address in Section 17.

We may update these Terms & Conditions from time to time. When we do, the revised version will be published on this page with a new effective date. We will not retroactively reduce rights you had under a previously confirmed reservation.

Continued use of the website or making a new reservation after a revision has been posted constitutes acceptance of the updated terms.