Key Contract Terms

Welcome to Roomah!

These Terms and Conditions are an integral part of the Agreement between Roomah and paid user (“Guest”) who had made a reservation and made payment via (“Reservation”). Please read these Terms and Conditions carefully as they contain important information about your legal rights, remedies and obligations. All other capitalized terms used but not defined in these Terms and Conditions are used as defined in the Agreement.

1. Roomah Accommodation

Guest’s use of the rented room (“Accommodation”) during the entire duration of reservation (“Term”) will, at all times, be in accordance with this Agreement. Guest acknowledges that Roomah may be the owner of some or all of the furniture and furnishings within the Accommodation, but that the building in which the Accommodation is situated (the “Building”) are owned by a third party (“Owner”).

2. Minimum and Maximum Term

The Guest could make the Reservation for the Accommodation between 30 to 360 days. For avoidance of doubt, the minimum term for the Reservation is 30 days and the maximum term for the Reservation is 360 days. A new Reservation needs to be made for a term beyond 360 days.

3. Reservation window

Reservation is only accepted 3 months or less in advance.

4. Guest Fees and Payment options

All Guest Fees will be paid by credit card, debit card, FPX, online banking, e-wallet or cash payment via the guest dashboard in (“Guest Dashboard”).Guest Fees comprise of Accommodation Rental and Additional Charges (if any).

Accommodation Rental: This is the rental payable by guest to rent the Accommodation. Our Accommodation Fee is inclusive of utilities (electricity, water and WiFi provision), weekly cleaning, laundry, and virtual concierge support.

Additional Charges: This fee refers to charges not included in Accommodation Fee such as parking fee (cost of renting a car park) and on-demand services (additional cleaning on top of weekly cleaning provided).

Upon making a reservation, a one (1) month (equivalent to 30 nights) Guest Fees from the first day of moving in (“Commencement Date”) will be charged to the Guest. The recurring payment of the Guest Fees will then be due 30 (thirty) nights after the Commencement Date and payment can be made via Guest Dashboard. For more information, refer to Appendix 1.

5. Deposit

A deposit equivalent to a sum of RM300 or RM500 might be collected upon reservation is made. Do note that the deposit collection is subject to the Building’s requirements set by the Owner. The collection of the Deposit or not will be stated clearly while making the reservation. Roomah shall hold the Deposit during the Term as security for Guest’s performance of Guest’s obligations under the Agreement. At the end of Guest’s occupancy of the Accommodation, Roomah will fully refund the deposit to Guest. However, Roomah have the right to retain and use the Deposit for purposes of repairing damages to the Accommodation or to its furnishings or fixtures (including replacement), normal wear and tear excepted, caused by Guest. Roomah is not limited to the Deposit to recoup damages and costs, and Guest remains liable for any amounts not covered by the Deposit. No portion of the Deposit may be applied by Guest to offset any Guest Fees. Roomah shall refund to Guest any balance of the Deposit after making such deductions (if any) within seven (7) working days or sooner.

6. Action Towards Overdue Guest Fees

Roomah reserves the right to disable the access card or lock the door of Accommodation shall Guest fails to pay Guest Fees on time.

7. Cancellation and Shorter Term Policy and Termination

7.1 Prior to Commencement Date: Guest may cancel the Reservation prior to the Commencement Date (before 00.00 a.m.) via the Guest Dashboard or by writing an email to Roomah via The cancellation of the Reservation by Guest will terminate this Agreement. No Guest cancellation will be deemed to be effective unless and until Roomah sends a written return confirmation of its receipt of such cancellation. Roomah will refund 100% of the Guest Fees paid by Guest (“Full Refund”) if Guest cancels the Reservation prior to the Commencement Date (before 00.00 a.m). If Guest cancels the Reservation on Commencement Date or later, Roomah will be entitled to retain the first 30 days of the Guest Fees or Accommodation Rental paid by Guest.

7.2 On Commencement Date or later: Guest needs to make a shorten duration request 30 days earlier via the Guest Dashboard to shorten the Term or by writing an email to to entitle for Full Refund. In the event a shorter duration request of less than 30 days is made, the Guests is not entitled to for Full Refund. It is up to Roomah’s discretion to provide an appropriate amount of refund to Guests for the unutilised periods. For more information, refer to Appendix 2.

7.3 We make every effort to process eligible refunds quickly. We will process refunds up to seven (7) working days after either being notified of your intent to cancel, or post check-out for early terminations.

7.4 Except where limited by law, we may, upon written notice, terminate this Agreement immediately upon the occurrence of
(i) damage to the Accommodation by Guest,
(ii) Guest’s violation of any Building rules and regulations,
(iii) criminal activity by Guest,
(iv) Guest’s material breach of this Agreement, or
(v) such other event as otherwise specifically set forth in this Agreement.

8. Term Extension

Guest will be allowed to extend their stay via the Guest Dashboard by modifying their duration prior to last day of the Term (before 00.00 a.m.) (“End Date”). However, do note that the extension is subject to availability. In the event that the Accommodation is not available, please contact Roomah via and our friendly customer service will recommend other suitable Accommodations that meet your needs. For more information, refer to Appendix 3.

9. Check-in and Check-out Time

Check-in time on the Commencement Date is 3PM at the earliest and check-out time on the End Date is 11AM at the latest. Early check-in or late check-out may be possible by prior arrangement, subject to availability.

10. Keys & Premises Access Cards

A detailed check-in instruction will be sent to guest email and their contact number after a new reservation is made. For Accommodation in hotel building, Guest will obtain access cards and parking card (if any) for Accommodation from the hotel reception on Commencement Day. For Accommodation in residential properties such as condominiums and service residences, Guest will retrieve the access cards and keys from the mailbox via a secure passcode. Guest is responsible for the security of the Accommodation until all keys, access cards and/or parking card have been returned. Guest may not change, rekey the locks or add additional locks or security devices to Accommodation. Lost keys, access cards and parking card will incur an additional fee of RM200 per lost item.

11. Use and Occupancy of the Accommodation

11.1 The Accommodation shall be used for private residential purposes only and for no other reason. The Accommodation shall not be utilized for purposes of carrying on any business, profession, trade or any activities illegal in nature. Guest shall not place or store any personal property outside of the Accommodation, and any unauthorized property so placed or stored is subject to removal and disposal by Roomah or by the Building staff without prior notice.

11.2 During the Term, the Accommodation will only be occupied by the Guest and other authorized individuals listed on the Agreement, such as partners, spouses, friends and/or children (“Authorized Occupants”). All rules, limitations, prohibitions or restrictions imposed upon Guest in this Agreement shall also be deemed to apply to Authorized Occupants, regardless of whether or not Authorized Occupants are specifically referenced in the applicable provision. In no event may the number of occupants of the Accommodation exceed more than two (2) per bedroom at any given time unless specifically permitted while making the Reservation. Guest shall not commit, nor permit, any waste or nuisance upon, in or about the Accommodation or the Building. Guest shall not take any action, nor permit any action, that interferes with the comfort, safety of enjoyment of the other occupants of the Building.

12. Care of Accommodation

12.1 Guest shall maintain the Accommodation, furniture, furnishings and fixtures in a good, clean and tenantable order and condition. Guest shall pay for or reimburse Roomah for any furniture, furnishings or fixtures that are broken, lost, stolen or damaged during the Term.

12.2 Guest shall maintain the hygiene and cleanliness of Accommodation throughout their stay. If an Accommodation is poorly maintained during a stay or after a stay is completed, Guest will be subjected to penalty listed in Appendix 4.

12.3 It is Guest’s obligation to report any maintenance issues, pest infestation, or other concerns related to the condition of the Accommodation to Roomah or Building staff as soon as reasonably possible, but in no event later than forty-eight (48) hours after Guest becomes aware of such condition. Guest will be responsible for the cost of any general repairs and maintenance resulting from damage to the Accommodation, the furniture or furnishings caused by Guest, Authorized Occupants, or any of Guest’s invitees or guests. Without limiting the generality of the foregoing, Guest acknowledges that Guest shall be responsible for the cost of the clearance of stoppages in waste pipes, drains, water pipes or plumbing which are caused by improper use and shall reimburse Roomah for such costs upon demand.

12.4 The Accommodation is equipped with a functioning smoke detection device(s) and, in some cases, with a functioning carbon monoxide detection device(s) (collectively, “Devices”). Roomah shall have a right to enter the Accommodation to check and maintain the Devices as provided by law. Guest shall not, at any time, disable or remove an installed Device, and to do so will be considered a material breach of this Agreement.

12.5 Guest shall not remodel, renovate, paint, refinish floors, or otherwise alter the Accommodation, common areas, or any other parts of the Building. By way of example of prohibited alterations, but without limitation, Guest shall not (i) apply adhesive paper to any cabinets, walls, or doors, (ii) hang planters, lighting or other fixtures from ceilings or walls, (iii) attach any coverings to floors or walls, or (iv) install any appliances or outside antennae in or on the Accommodation.

12.6 Guest shall maintain the Accommodation in a manner that prevents the occurrence and infestation of mould or mildew in the Accommodation, including the use of equipped bathroom exhaust fans where applicable and/or opening windows as necessary to avoid excess moisture build-up.

13. Repairs & Maintenance

13.1 All communication relevant to repairs and maintenance tasks shall be made and carried out through Roomah’s Guest Dashboard. The Roomah guest experience team is available to assist from 09:00AM - 6:00PM, Monday – Friday, and can also be reached on an emergency telephone line for urgent matters 24 hours a day, 7 days a week. All non-urgent requests submitted outside of these normal working hours will be reviewed the following working day. Roomah will handle all maintenance issues upon request and depending on the nature of the issue, there may or may not be an additional charge imposed on Guest.

13.2 Subject to applicable law, Roomah and the Building staff have the right to enter the Accommodation to perform repairs and inspections upon 24 hours’ notice, or upon no notice in the event of an emergency.

13.3 Guest acknowledges that the Accommodation and the Building may, from time to time, require renovations or repairs to keep them in good condition and that such work may result in temporary loss of use of portions of the Building. Such portion may include, by way of example but without limitation, swimming pools, fitness centers, laundry facilities, and other amenities. Guest agrees that any such loss or resulting inconvenience will not lead to a reduction in Guest Fees.

14. Relocation

Circumstances may arise from time to time that render an Accommodation unavailable for all or part of the Term; such circumstances include (but are not limited to) significant building maintenance or natural disaster. Roomah reserves the right to relocate Guest to another Accommodation of comparable quality, in the same Building or a comparable quality Building, upon reasonable notice, should the originally booked Accommodation becomes unavailable for any reason.

15. Background Checks

All Guests and Authorized Occupants listed on the Agreement may be subject to background checks. If a background check is required by Roomah, Guest acknowledges that Guest and/or any Authorize Occupants may be required to authorize such background check as a condition of securing Guest’s Agreement.

16. Building Rules and Regulations

Guest, the Authorized Occupants, Guest’s invitees and visitors shall comply fully and at all times with all rules and regulations set by the Building, and of any governmental, public or competent authority, applicable to the Building. Guest is responsible for ensuring that its invitees and visitors comply with all such rules, regulations and restrictions. Any failure by Guest, the Authorized Occupants, or Guest’s invitees or visitors to comply with the rules and regulations of the Building will be a material breach of this Agreement, and Roomah will be entitled to terminate the Agreement and require Guest to vacate the Accommodation.

17. No Assignment, Subleasing or Short-Term Rental

Guest may not assign its rights under this Agreement. Guest may not sublet or transfer possession of all or any part of the Accommodation to any third party. Guest may not list the Accommodation on any short-term rental site such as Agoda, AirBNB, VRBO or other such service. Any advertising or on-line postings as well as actual rentals of the Accommodation to vacation or short-term guests by Guest constitutes a material breach of this Agreement and, subject to applicable law, Roomah will be entitled to terminate this Agreement and require Guest to vacate the Accommodation.

18. Non-Smoking Policy

The Accommodation has a non-smoking policy. Smoking of any substance is not allowed in the Accommodation. However, Guest is allowed to smoke at balcony (if any) or at areas located outside of the Building. Roomah will charge, and Guest agrees to pay, a penalty of RM1,000 for each violation of this policy. Guest shall inform his or her guests or invitees of the Accommodation of this smoking prohibition and shall be responsible for their adherence to it. Guest shall promptly notify Roomah in writing of any incident where smoke is migrating into the Accommodation from sources outside of the Accommodation.

19. Pet Policy

No pets or animals (including, without limitation, dogs, cats, birds, fish, reptiles, rodents or insects) are allowed in or about the Accomodation or the Building, including on a temporary basis or with an accompanying visitor, except as required by law or by the express written consent of Roomah as set forth in the Agreement.

20. End/Expiry of Term and Vacant Possession

Guest must remove all guest’s belongings out of the Accommodation upon End Date or earlier termination date of this Agreement. If Guest fails to do so, Roomah reserves the right to enter the Accommodation and remove all remaining personal belongings.

21. Personal Property

Roomah will use reasonable efforts to assist Guest in recovering items of personal property that Guest inadvertently leaves behind upon vacating the Accommodation. Notwithstanding the foregoing, neither Roomah nor the Owner assumes any obligation or liability for loss or damage to items of personal property during the Term or thereafter. This includes but is not limited to damage or loss arising from fire, water, theft, flooding, or similar occurrences.

22. Applicable Law

This Agreement is subject to the law of Malaysia.

23. Force Majeure

Roomah does not accept liability nor pay any compensation for any unforeseen events that may take place in the Accommodation or the Building outside of Roomah’s control. Any such events will be considered events of “Force Majeure” and NOT as negligence. Such events may include war or threat of war, riot, civil strife, actual or threatened terrorist activity, industrial dispute, natural or nuclear disaster, adverse weather conditions, fire, swimming pool closure, power outages, air-conditioning failure, elevator shut downs, TV telephone or internet service interruptions, water shortages, construction noise, evacuation by authorities, and all similar events. Any delays in the performance of any obligation of Roomah under this Agreement shall be excused to the extent that such delays are caused by events of Force Majeure, and any time periods for performance will be extended accordingly.

24. Indemnification and Hold Harmless

Guest shall be liable for, and shall, to the fullest extent permitted by law, indemnify and hold harmless Roomah and the Owner from any and all damages to any property or physical injury to any person arising as a result of any act or omission by Guest, Guest’s visitors, or any person occupying the Accommodation or visiting Guest on the premises. Any damage or loss caused by Guest or any of Guest’s visitors throughout the duration of the Term must be reimbursed by Guest at the time of any incident and prior to the end of the Term.

25. Privacy Policy

Guest acknowledges that Guest has read and agrees to the terms and conditions in Roomah’s Privacy Policy, which is incorporated into this Agreement by reference.

26. Written Notices

Written notices can be delivered by email to or via the Guest Dashboard accessible in

27. Miscellaneous

The waiver of one breach of any term, condition, covenant or obligation of this Agreement by Roomah shall not be considered to be a waiver of that or any other term, condition, covenant or obligation or of any subsequent breach thereof.

28. Confidentiality

Guest shall keep the terms of this Agreement confidential and will not disclose the same to any other person or entity, except as may be required by the order of a court of competent jurisdiction or as otherwise allowed by law.

Appendix 1 – Guest Fees upon reservation is made

By Guest
Monthly Guest Fees
Commencement Date (check-in day)
15th January 2021
Tenure for Guest Fees collected
1 month (30 nights)
Duration Covered by Guest Fees
15th January 2021 to 14th February 2021
Guest Fees due date for 2nd month of stay
14th February 2021

Appendix 4 – penalty for non-adherence to house rules

Penalty Incurred
Dirty or broken linens
RM200 per set
Dirty or broken towels
RM100 per set
Dirty or broken curtain
RM300 per set
Loss of access card, keys, parking card
RM200 per set
Breach of non-smoking policy
RM100 per violation
Broken furniture
Varies depending on type of furniture

In exercising any penalty, Roomah will take into consideration general wear and tear. Will only charge on reasonable grounds to believe proper care not been taken by Guest to adhere to house rules and did not put effort in taking care of amenities provided in an Accommodation.