Terms & Conditions

1. Definitions

In these Terms and Conditions, the following terms carry the meanings set out below:

• "Agreement" means these Terms and Conditions together with any signed service arrangement letter or engagement confirmation
• "Client" / "You" means the individual or entity engaging Hikayat for residential search or tenancy services
• "Service" means any of the residential introduction, tenancy coordination, or Signature Programme arrangements offered by Hikayat
• "We" / "Us" / "Hikayat" means Hikayat, operating from Jalan Sri Hartamas 8, Sri Hartamas, 50480 Kuala Lumpur, Malaysia
• "Website" means the site operated at hikayat.info
• "Residence" means a rental property identified and presented as part of a Service engagement

2. Acceptance of Terms

By submitting an enquiry through our website, engaging our services, or entering into a service arrangement, you confirm that you have read, understood, and agree to be bound by these Terms and Conditions.

Our services are available to individuals aged 18 and above who have full legal capacity to enter into a binding agreement. If you are acting on behalf of a company or trust, you represent that you are authorised to bind that entity to this Agreement.

These Terms are governed by the laws of Malaysia and are subject to the jurisdiction of the Malaysian courts.

3. Service Description

Hikayat provides residential rental introduction services within Sri Hartamas and the surrounding areas of Kuala Lumpur. Our current service arrangements are:

• Sri Hartamas Residence Search — a focused residential search and pre-visit service, presenting candidate properties with honest assessments of building character before viewings are arranged
• Tenancy Coordination & Resident Liaison — a coordination service covering owner verification, lease review, deposit management, inventory documentation, and ongoing resident support through the tenancy term
• Signature Sri Hartamas Programme — a relationship-led arrangement for clients seeking upper-tier residences, including private viewings, building dossiers, airport reception, household staff introductions, and continuing concierge attention

Services are available to clients located in or relocating to Malaysia. The specific scope and deliverables of each engagement are confirmed in a written arrangement letter provided prior to the commencement of services.

4. Client Responsibilities

As a client, you agree to:

• Provide accurate and complete information about your residential preferences, budget, timeline, and personal circumstances relevant to your search
• Attend viewings within the timeframes agreed and notify us promptly if your circumstances or preferences change
• Not approach building owners, agents, or properties introduced by Hikayat independently during an active engagement, or for a period of six months following the conclusion of an engagement
• Treat building owners, residents, and members of our team with consideration and courtesy
• Comply with all applicable Malaysian laws in connection with the tenancy arrangements we support

You agree not to use information or introductions provided by Hikayat for any purpose other than your own personal or household residential requirements.

5. Fees and Payment

Service fees are set out in the arrangement letter provided to you at the commencement of each engagement. Our standard fee schedule is:

• Sri Hartamas Residence Search — RM 2,520
• Tenancy Coordination & Resident Liaison — RM 6,900
• Signature Sri Hartamas Programme — RM 10,050

Fees are payable in Malaysian Ringgit (MYR). Payment terms are outlined in your arrangement letter. Where a deposit is required, it will be noted in the arrangement letter and is payable prior to the commencement of service.

All fees are exclusive of any applicable taxes. We reserve the right to review our fee schedule from time to time; any revision will be communicated to you before it applies to your engagement.

Refund Policy

Where a service has not yet commenced, a written request for refund of any deposit paid will be considered on the merits of the situation. Once a service has commenced, fees or portions thereof may not be refundable depending on the work completed. Specific refund conditions are set out in each arrangement letter.

6. Service-Specific Terms

Residence Search

Our search service involves presenting candidate residences based on the brief you provide. We offer honest assessments of building character and do not present properties we believe are misaligned with your stated requirements. The number of properties presented and the duration of the active search period are defined in the arrangement letter.

Tenancy Coordination

We act as a coordination intermediary and do not act as a licensed real estate agent for the purposes of negotiating lease terms unless separately engaged to do so. We work to support a smooth tenancy process but cannot be held responsible for the conduct of property owners or for defects in the property not disclosed to us.

Signature Programme

The Signature Programme is a bespoke engagement. The scope of services is agreed prior to commencement and documented in full in the arrangement letter. Additional services requested outside the agreed scope may be subject to supplementary fees discussed and confirmed before they are provided.

7. Intellectual Property

All content on the Hikayat website — including text, layout, imagery, and supporting materials — is the property of Hikayat or is used under licence. You may not reproduce, republish, or distribute any content from this website without prior written permission.

Property briefing documents, building dossiers, and introductory materials prepared by Hikayat are provided for your personal residential use only and may not be shared with third parties or used for commercial purposes.

8. Confidentiality

Hikayat treats all information shared by clients as confidential. We will not disclose details of your search, budget, or personal circumstances to any party other than those directly involved in facilitating your residence introduction, without your prior consent.

We ask that you treat as confidential any building dossiers, internal assessments, or pricing information we provide, and do not share these materials with persons not party to your residential search.

9. Disclaimers

Hikayat provides its services with care and professional attention. However, we make no representation that a specific residence will be secured within a stated timeframe or that any particular property will meet your requirements once viewed. Residential availability and owner decisions are outside our control.

Information about properties presented is based on our own site visits and owner disclosures. We are not responsible for material changes to a property occurring after our assessment or for information withheld from us by owners or agents.

Nothing in these terms should be interpreted as professional legal, financial, or tax advice. Where matters of this nature arise in connection with a tenancy, we recommend consulting an appropriately qualified professional.

10. Limitation of Liability

To the fullest extent permitted by Malaysian law, Hikayat's total liability to you in connection with any service engagement shall not exceed the total fees paid by you for that specific engagement.

We shall not be liable for any indirect, consequential, or special losses, including loss of anticipated rental savings, loss of business opportunity, or losses arising from the conduct of third parties (including property owners and agents) in connection with a tenancy.

Nothing in these terms limits liability for fraud, personal injury caused by our negligence, or any other liability that cannot be excluded under Malaysian law.

11. Indemnification

You agree to indemnify and hold Hikayat harmless from any claims, costs, or liabilities arising from your breach of these Terms, your provision of inaccurate information, or your conduct in connection with a property viewing or tenancy arrangement.

12. Termination

Either party may bring an engagement to a close by providing written notice. The consequences of termination — including any fees payable for work completed to that point — are set out in the arrangement letter specific to each engagement.

Hikayat reserves the right to withdraw from an engagement where a client has acted in a manner inconsistent with these Terms, including through the provision of materially false information or conduct that jeopardises our relationship with property owners or other parties.

Sections 7, 8, 10, 11, and 13 of these Terms survive the conclusion of any engagement.

13. Dispute Resolution

These Terms and any disputes arising from them are governed by and construed in accordance with the laws of Malaysia. The parties agree to submit to the non-exclusive jurisdiction of the courts of Malaysia.

Before initiating formal proceedings, we encourage parties to seek resolution through direct correspondence. Most concerns can be resolved through a frank and respectful conversation, and we are always open to addressing issues in that spirit.

Where parties agree, disputes may be referred to mediation through the Malaysian Mediation Centre prior to court proceedings.

14. General Provisions

• Entire Agreement — these Terms, together with the arrangement letter, constitute the complete agreement between the parties in respect of the relevant service engagement
• Severability — if any provision of these Terms is found unenforceable, the remaining provisions continue in full effect
• Waiver — a failure to enforce any provision of these Terms on a given occasion does not constitute a waiver of that provision going forward
• Assignment — you may not assign your rights or obligations under these Terms without our prior written consent. We may assign our rights in connection with a change of business structure, subject to your rights being unaffected
• Notices — formal notices under these Terms should be sent in writing by email to [email protected] or by post to our registered address

15. Changes to These Terms

We may revise these Terms from time to time. The updated version will be published on this page with a revised effective date. Where changes are material, we will take reasonable steps to inform active clients.

Continued use of our website or ongoing engagement with our services following any revision constitutes acceptance of the revised Terms.

16. Contact

For questions about these Terms, please reach us through the following: