Terms & Conditions

These Terms & Conditions ("Agreement") govern the use of services offered by Bintang, a residential placement consultancy based at Persiaran Bukit Bintang, 55100 Kuala Lumpur, Malaysia ("we", "us", "our"). By engaging our services or submitting an enquiry, you confirm that you have read and understood these terms.

Please read this Agreement carefully. If there is any term you do not agree with, we ask that you contact us before proceeding, so we can discuss it with you directly.

1. Definitions

• "Agreement" — these Terms & Conditions, as amended from time to time.
• "Service" — any residential search, lease coordination, tenancy support, or related advisory service provided by Bintang.
• "Client" / "You" — an individual or entity who has submitted an enquiry or engaged Bintang's services.
• "We / Us / Our" — Bintang, its advisors, and authorised representatives.
• "Property" — any residential unit, apartment, penthouse, or dwelling identified or reviewed in connection with the Service.
• "Fee" — the agreed service fee as outlined in our service schedule or communicated directly to the Client.

2. Acceptance of Terms

By submitting a contact form, signing a service agreement, or otherwise instructing us to begin work on your behalf, you confirm that:

• You are at least 18 years of age.
• You have the legal capacity and authority to enter this Agreement.
• Where you act on behalf of a company or organisation, you are authorised to bind that entity.
• The information you have provided to us is accurate and complete.

If you are entering into this Agreement on behalf of another person, you accept responsibility for ensuring that person's awareness of and agreement to these terms.

3. Service Description

Bintang provides residential placement and tenancy advisory services in the Bukit Bintang and Persiaran Stonor areas of Kuala Lumpur. Our current service offerings are:

• Bukit Bintang Residence Search (RM 2,510) — property identification, pre-visit assessment, and client reporting for the central Bukit Bintang area.
• Lease Coordination & Tenancy Support (RM 5,950) — owner verification, lease review, deposit coordination, inventory documentation, and ongoing tenancy support.
• Signature Penthouse Programme (RM 11,250) — relationship-led placement for full-floor and architecturally led residences, including off-market access and concierge support.

All services are provided within Malaysia and are subject to availability. The scope of each service is agreed upon before commencement.

4. Client Responsibilities

To allow us to work effectively on your behalf, you agree to:

• Provide complete, accurate, and current information regarding your residency requirements, budget, and timeline.
• Respond to our communications within a reasonable period, particularly when time-sensitive decisions are involved.
• Not engage multiple residential agents for the same placement without disclosing this to us in advance.
• Refrain from contacting property owners or building managers directly during an active engagement without our agreement.
• Notify us promptly of any changes to your requirements or circumstances that may affect the service.
• Meet any payment obligations agreed at the time of engagement.

Prohibited conduct includes: providing false information, using our services for purposes other than residential placement, and any action that compromises the integrity of third-party relationships we maintain on your behalf.

5. Intellectual Property

All content on our website, including written descriptions, property dossiers, photographs taken by us or on our behalf, and service materials, is the property of Bintang or its licensors.

You are granted a limited, non-transferable licence to access and use this content for personal, non-commercial purposes relating to your own residential search.

You may not reproduce, distribute, adapt, or republish any materials without our prior written consent. Any property intelligence, building notes, or dossiers prepared for your engagement are for your personal use only and may not be shared with third parties.

6. Fees & Payment

Service fees are denominated in Malaysian Ringgit (RM) and are as stated in our current service schedule. Payment terms are agreed at the time of engagement and confirmed in writing.

• Fees are due as outlined in the individual service agreement — some services require a deposit at commencement.
• Payment is accepted via bank transfer to a Bintang-designated account.
• Where a placement does not proceed due to Client withdrawal after work has commenced, a partial fee may apply to cover work already performed.
• Where a placement does not proceed because no suitable property was identified despite reasonable effort, we will discuss any applicable adjustment with you directly.

We do not hold client funds beyond agreed deposit amounts. Deposit and rental payments to property owners are managed separately and are not part of our fee structure.

7. Service-Specific Terms

Residence Search

We will visit candidate properties on your behalf and provide written observations. The number of properties visited is not fixed but reflects what is available and appropriate within your stated criteria during the active period.

Lease Coordination

We coordinate the formal lease process but are not a party to the tenancy agreement itself. We provide support and guidance but ultimate responsibility for reviewing and signing the lease rests with the Client. We strongly recommend obtaining independent legal advice on all lease documentation.

Signature Penthouse Programme

Access to off-market properties and building introductions is subject to the availability of our networks at the time of your engagement. Introductions made under this programme are provided in good faith and do not constitute a representation of property ownership, management quality, or tenancy suitability beyond the information shared.

8. Disclaimers

Our services are provided with care and professional judgement, but we cannot make representations regarding:

• The continued availability of any specific property or building.
• The conduct or reliability of property owners, building management, or third parties.
• Market rental levels at any future point.
• The outcome of lease negotiations, which depend on third-party decisions outside our control.

Nothing in our communications constitutes legal, financial, or investment advice. Where such guidance is needed, we encourage you to seek it independently.

9. Limitation of Liability

To the extent permitted by Malaysian law, Bintang's liability arising out of or in connection with the provision of services is limited to the total fee paid for the relevant service.

We are not liable for:

• Indirect, consequential, or incidental loss of any kind.
• Loss arising from third-party conduct, including property owners, developers, or building management.
• Disruption caused by force majeure events — circumstances beyond our reasonable control, including natural events, regulatory changes, or public health situations.

This limitation does not affect any statutory rights you may have under Malaysian consumer protection legislation.

10. Indemnification

You agree to indemnify and hold harmless Bintang and its advisors from any claims, costs, or liabilities arising from your breach of this Agreement, provision of inaccurate information, or conduct that causes damage to our relationships with property owners or third parties during the course of an engagement.

11. Termination

Either party may terminate an engagement by providing written notice. Where you choose to withdraw:

• Any deposit paid may be retained to cover work already completed, proportional to the stage reached.
• If a property has already been identified and terms proposed, an arrangement fee may apply.

We reserve the right to decline or discontinue an engagement if we determine it is not viable to continue, in which case we will communicate our reasoning and discuss any fee adjustment that is appropriate.

Provisions relating to intellectual property, confidentiality, liability limitations, and dispute resolution survive the termination of this Agreement.

12. Dispute Resolution

This Agreement is governed by the laws of Malaysia. Any dispute arising shall first be addressed through direct discussion between the parties. We prefer resolution through conversation and will make genuine effort to reach a fair outcome.

Where resolution cannot be reached informally within 30 days, either party may refer the matter to mediation through the Malaysian Mediation Centre before pursuing litigation.

The courts of Malaysia hold exclusive jurisdiction over any matter that proceeds to formal legal proceedings.

13. General Provisions

• Entire Agreement: This Agreement, together with any individual service agreement, constitutes the complete understanding between the parties and supersedes all prior communications on the same subject.
• Severability: If any provision of this Agreement is found to be unenforceable, the remaining provisions continue in full effect.
• Waiver: Failure to enforce any provision of this Agreement at any time does not constitute a waiver of that provision.
• Assignment: You may not transfer or assign your rights under this Agreement without our prior written consent.
• Notices: Formal notices under this Agreement should be sent to [email protected]. We will respond to formal notices within 14 business days.

14. Changes to These Terms

We may update these Terms & Conditions from time to time to reflect changes to our services or relevant legal requirements. The current version is always available at this address, with the date of last update shown above.

Where changes are material, we will notify active clients directly. Continued engagement with our services following an update constitutes acceptance of the revised terms.