Frequently asked questions.

Most condos go from contract to live listing in two weeks. The exact timeline depends on how much setup your property needs: ready-to-operate units move fastest; empty units needing full procurement take 3–4 weeks. We agree the scope, timeline and a one-time onboarding fee in writing before any work begins, and you approve major purchases as we go.

Yes. Empty units take a little longer: we manage full furniture procurement, appliances, linen, kitchenware and amenities. Interior design and renovation are scoped separately with our design partners. The one-time onboarding fee depends on how much the unit needs and is quoted in writing before any work begins. You approve every purchase before we place the order.

Most of our owners aren't. Everything is handled remotely, onboarding decisions, financial reporting, approvals, and our in-house team is on the ground for anything physical. You see live performance via your owner dashboard, get an itemised monthly report by email, and we coordinate via LINE, WhatsApp or email for anything that needs your input.

TM30 is the Thai immigration requirement that landlords notify the local immigration office every time a foreign national stays at the property. It applies to every booking, regardless of length. We file it for you on every booking, automatically, including the supporting documentation for the building's juristic person where required. Owners never touch it.

For every booking we draft a lease agreement and submit it to your condo's juristic person for guest registration, in compliance with the building's rules and Thai law. If your building requires face-scan or in-person registration, we coordinate the appointment with the guest before arrival. Building requirements vary, some need nothing extra, others have rules that affect check-in timing, and we operate to the specific rules of your building.

Stays of 30 nights or more sit outside the Hotel Act's scope and are generally acceptable to most Bangkok condo juristic by-laws. Stays under 30 nights in a condo are legally and operationally grey. Many buildings explicitly prohibit them. We focus on mid-term (1 month+) rentals precisely because they operate cleanly under both the Hotel Act and most building rules. Full picture in our article on Airbnb legality in Thailand.

Three things, in order: (1) Airbnb host fee 15.5%, taken by Airbnb before any payout. (2) Maison Siam management fee 20%, applied to the net rental income after Airbnb's cut, excluding cleaning revenue (which pays housekeeping). (3) Your utility costs, electricity quota, internet, CAM, monitored and settled from rental income on your behalf. Setup is a separate one-time onboarding fee, quoted before contract. Use the income estimator to see the full math on your specific building.

Within five business days of month-end. We collect platform payouts, reconcile against your itemised monthly report, deduct your utility costs and our management fee, and transfer the net balance to your account. The monthly report shows every line item with receipts, income, occupancy, nightly rate, expenses, consumables.

No. The full cost is three components: our 20% management fee, the cleaning fee (charged to the guest, never reduces your income), and a one-time onboarding fee quoted before the contract begins. Optional guest convenience services, airport transfer, extra cleaning, restaurant bookings, are arranged by us and charged directly to the guest. Beyond our fee, you only pay the normal utility costs your property would have anyway.

Yes. You can block dates for your own use at any time, with no restrictions, the property is still yours to enjoy with family and friends whenever you're in town. Confirmed bookings already in place for those dates can't be cancelled without compensating the guest.

We manage Airbnb claims, AirCover and dispute resolution end-to-end on your behalf. The unit is inspected and documented at every changeover, so any damage is caught immediately. Claims are filed with photographic evidence within Airbnb's window, and outcomes are reported in your monthly statement. You don't deal with the platform. We do.

Every property we manage is listed under our Superhost account. Protecting that ranking is operationally our top priority because it directly affects search placement and the nightly rate the market will accept. When an issue arises (AC fails, WiFi outage), we act immediately without waiting for owner approval. Compensation up to one night's value is handled by us automatically and documented in your monthly report; anything larger is flagged first. When the disruption is our fault, we absorb the cost entirely.

Our in-house housekeeping team. Every changeover is a full inspection, condition checked against the baseline, any wear or damage flagged, AC filters and appliances checked. Issues are reported to you the same day and resolved by our in-house technicians (often within hours). This is also why mid-term rental owners get materially better property condition at year-end than long-term lease owners. The property is checked dozens of times a year, not just once at move-out.

There's no minimum term. The agreement runs on a rolling basis and you can end it with 60 days' notice, so if we're not the right fit, you're free to leave. Terms and conditions apply (for example, guest bookings already confirmed run through to their checkout); the specifics are set out in your management agreement.

Sixty days' written notice, sent via LINE, WhatsApp or email, no specific form required. There's no minimum term and no early-exit penalty. Terms and conditions apply, confirmed guest bookings simply run through to their checkout, and the specifics are set out in your management agreement.

When you give notice, the advance booking window closes immediately, no new bookings beyond the termination date. Any guest bookings already confirmed are honoured through to their checkout dates, with standard management fees applying for that period. We don't cancel confirmed bookings. Doing so triggers platform penalties and risks the Superhost status that protects every owner.