These Terms and Conditions (“Agreement”) govern the provision of property management services by Gallivant Ventures LLP (LLPIN: ACB-5193, GSTIN: 32AAZFG7923K1ZR), trading as Cocoon Property Management (“Cocoon”, “we”, “us”, or “our”), to the property owner or authorised representative (“Client”, “you”, or “your”) who engages Cocoon’s services. By signing a service agreement, submitting the online evaluation form, or making payment for any Cocoon service, you accept and agree to be bound by this Agreement in full.
1. Parties
Service Provider: Gallivant Ventures LLP, trading as Cocoon Property Management. Registered office: Jewel Homes, WhiteField, E1, A-Block, SRM Road, Kaloor, Kochi – 682018, Kerala, India. LLPIN: ACB-5193. GSTIN: 32AAZFG7923K1ZR.
Client: The individual or entity whose name appears on the service agreement, invoice, or property evaluation form submitted to Cocoon, and who owns or holds authorised rights over the property to be managed.
2. Services
Cocoon provides the following categories of property management services, each governed by the specific terms applicable to that service type as set out in this Agreement and the relevant service description on liveincocoon.com:
- Property Management Plans — Scheduled property visits (Monthly, Fortnightly, or Weekly) with inspection reporting, utility oversight, appliance checks, and related on-ground care services.
- Short-Term Rental Management — Listing Management, Check-In & Check-Out, and Managed Plan services for properties listed on short-term rental platforms including Airbnb, Booking.com, Vrbo, RoamHome, and MakeMyTrip.
- Long-Term Rental Management — Move-In/Move-Out Management and Managed Plan services covering tenant sourcing, agreement drafting and registration, rent coordination, quarterly inspections, and tenancy exit management. Tenancy Care — Ongoing monthly tenant communications management and maintenance coordination. Sold independently post-placement, billed monthly at ₹1,599/month (ex-GST) until cancelled with 30 days written notice.
Services are delivered exclusively within a 15km radius of Tripunithura, Kochi, Kerala. Properties outside this boundary are not eligible for Cocoon’s services. The specific scope of services applicable to the Client’s engagement is as detailed in the relevant plan description and confirmed in writing (email or WhatsApp) at the time of sign-up.
3. Commencement and Term
Services commence upon receipt of the signed service agreement (or written confirmation via email or WhatsApp) and payment of the applicable onboarding fee. Property Management plans begin billing from Month 2 onwards; Month 1 covers the onboarding process. STR Listing Management carries a 6-month minimum term from the date the listing goes live. All other services operate on the billing cycles and notice periods set out in the Cancellation Policy published at liveincocoon.com/cancellation-policy.
4. Fees, Invoicing, and Payment
4.1 All fees are as published on liveincocoon.com at the time of sign-up and confirmed in the Client’s service agreement. All prices are exclusive of 18% GST unless stated otherwise. GST is charged in addition to the stated fee and itemised on every invoice.
4.2 Invoices are issued on the following schedule:
• Property Management Plans: at the start of each monthly billing cycle (from Month 2).
• STR Managed Plan: monthly settlement statement by the 10th of each following month.
• STR Listing Management: at the start of each billing month.
• Per-booking or per-event services (Check-In/Check-Out, Move-In/Move-Out): within 24 hours of the completed visit.
• LTR Managed Plan leasing commission: on the day of tenant move-in.
• LTR Tenancy Care: monthly invoice at the start of each billing month.
• Third-party costs and actuals: invoiced separately with full documentation, always with prior written Client approval.
4.3 Payment is due within 7 days of invoice date. Cocoon accepts payment via Razorpay (Indian and international cards, UPI, net banking), bank transfer (NEFT/IMPS/RTGS), NRE/NRO account transfer, and international wire transfer (SWIFT). Full payment details are included in every invoice.
4.4 Third-party costs — including but not limited to utility bills, vendor charges, repair materials, cleaning consumables, government charges, and taxes — are billed at actuals to the Client. No such expenditure is incurred without prior written Client approval (WhatsApp or email is accepted). Cocoon does not absorb third-party costs into plan fees.
5. Late Payment and Service Suspension
Where payment remains outstanding beyond the 7-day due date, Cocoon will follow the following escalation schedule:
• Day 8: WhatsApp reminder to the Client.
• Day 15: Formal email notice of outstanding payment.
• Day 21: Direct call to the Client or authorised representative.
• Day 30: Suspension of all active services until full payment of outstanding amounts is received.
Services suspended for non-payment are reinstated within 48 hours of receipt of full outstanding payment. Cocoon is not liable for any loss or damage arising from service suspension due to non-payment.
6. Client Obligations
The Client agrees to:
- Provide Cocoon with lawful access to the property, including keys, access codes, security system details, and any information required to perform the agreed services.
- Notify Cocoon promptly of any changes to the property, including structural alterations, new tenants, new appliances, or changes to access arrangements.
- Respond to Cocoon’s communications regarding property issues, expense approvals, and service decisions within a reasonable time. Where the Client is unresponsive for more than 5 business days on a time-sensitive matter, Cocoon reserves the right to take reasonable protective action and will document all such actions.
- Ensure that the property is legally owned or that the Client holds the lawful authority to engage a property management company.
- Maintain adequate property insurance. Cocoon is not a substitute for property insurance and does not provide insurance coverage of any kind.
- Comply with all applicable laws, including — for NRI Clients — FEMA regulations, RBI guidelines, income tax obligations, and Kerala state regulations applicable to rental properties. TDS obligations on rental income (Section 194-I, Income Tax Act, 1961) are the Client’s sole responsibility. Cocoon does not deduct or file TDS on behalf of the owner.
7. Cocoon’s Obligations
Cocoon agrees to:
- Perform all services with reasonable care and skill, to the standard described in the applicable plan documentation on liveincocoon.com.
- Deliver visit reports within 24 hours of each scheduled visit, including timestamped photographs and a written summary of findings.
- Not access the property for any purpose other than the agreed services without prior Client authorisation.
- Use only verified, authorised vendors and service partners for any work carried out on the property.
- Seek written Client approval before incurring any unplanned expenditure, except where immediate action is required to prevent imminent damage to the property, in which case Cocoon will act and notify the Client within 2 hours.
- Maintain the confidentiality of all Client information, property details, and financial data in accordance with Cocoon’s Privacy Policy published at liveincocoon.com/privacy-policy.
8. Exclusions
Cocoon’s services do not include structural repairs, major civil works, interior design, legal representation or property litigation, on-site security staffing, vehicle management, or live-in hospitality services. A full and current list of excluded services is published at liveincocoon.com/excluded-services-responsibilities. All excluded work identified during a visit will be reported to the Client with recommended next steps.
9. Liability
9.1 Cocoon’s total liability to the Client arising from or in connection with this Agreement — whether in contract, tort (including negligence), or otherwise — shall not exceed the total fees paid by the Client to Cocoon in the three (3) months immediately preceding the event giving rise to the claim.
9.2 Cocoon is not liable for:
• Loss or damage arising from the Client’s failure to provide timely access, accurate information, or necessary approvals.
• Damage to property caused by third-party contractors not appointed by Cocoon.
• Loss of rental income, tenant disputes, or platform penalties arising from circumstances outside Cocoon’s direct control.
• Force majeure events — including but not limited to flooding, natural disaster, government-imposed restrictions, strikes, or pandemic-related disruptions.
• Defects or deterioration of the property that pre-existed Cocoon’s engagement and were not identified in the initial baseline assessment.
9.3 Nothing in this Agreement limits or excludes Cocoon’s liability for death or personal injury caused by negligence, fraud or fraudulent misrepresentation, or any other liability that cannot be lawfully excluded under applicable Indian law.
10. Indemnification
The Client agrees to indemnify, defend, and hold harmless Gallivant Ventures LLP and its partners, employees, and authorised agents from and against any claims, liabilities, damages, costs, and expenses (including reasonable legal fees) arising from: (a) the Client’s breach of this Agreement; (b) the Client’s breach of applicable law; or (c) any third-party claim relating to the Client’s property that arises independently of Cocoon’s services.
11. Termination
Either party may terminate this Agreement by providing written notice in accordance with the notice periods set out in the Cancellation Policy at liveincocoon.com/cancellation-policy. Written notice via WhatsApp or email is accepted. Upon termination:
• All outstanding fees become immediately due and payable.
• Cocoon will return all property keys, access codes, and documents held on behalf of the Client within 5 business days of the termination date.
• Any active tenancy agreements (LTR) or confirmed guest bookings (STR) are not terminated by cancellation of the Cocoon management agreement — these continue under their own terms between the Client and the tenant or guest.
12. Confidentiality
Both parties agree to keep confidential all non-public information received from the other party in connection with this Agreement. Cocoon will not disclose Client property details, financial information, or personal data to any third party except: (a) authorised vendors engaged to perform services on the Client’s property; (b) as required by law or regulatory authority; or (c) with the Client’s express written consent. This obligation survives termination of the Agreement.
13. Intellectual Property
All content on liveincocoon.com — including text, images, design, and documentation — is the property of Gallivant Ventures LLP and is protected under Indian Copyright and Trademark Law. Inspection reports, photographs, and documents produced by Cocoon during the course of service delivery remain the property of Cocoon but are shared with the Client for their personal and business use in relation to the managed property, including use in insurance claims, property valuations, and legal proceedings relating to the property. No content produced by Cocoon may be reproduced, published, or used for commercial purposes without prior written consent.
14. Amendments
Cocoon reserves the right to amend these Terms and Conditions at any time. Clients will be notified of material changes via email or WhatsApp at least 14 days before the changes take effect. Continued use of Cocoon’s services after the effective date of any amendment constitutes acceptance of the revised terms. The current version of these Terms and Conditions is always available at liveincocoon.com/terms-and-conditions.
15. Governing Law and Dispute Resolution
This Agreement is governed by and construed in accordance with the laws of India. Any dispute arising from or in connection with this Agreement shall first be referred to good-faith negotiation between the parties. If the dispute is not resolved within 30 days of written notice from either party, it shall be submitted to the exclusive jurisdiction of the courts of Ernakulam (Kochi), Kerala, India.
16. General
If any provision of this Agreement is found invalid, unlawful, or unenforceable, that provision shall be severed and the remaining provisions shall continue in full force and effect. Failure by either party to enforce any right or provision of this Agreement shall not constitute a waiver of that right or provision. This Agreement, together with the relevant plan description and service agreement, constitutes the entire agreement between the parties with respect to the subject matter hereof and supersedes all prior representations, understandings, and agreements.
By engaging Cocoon’s services, you confirm that you have read, understood, and agree to be bound by these Terms and Conditions in full.
Effective Date: 4 June 2025. Last Reviewed: April 2026.
Gallivant Ventures LLP, trading as Cocoon Property Management. LLPIN: ACB-5193. GSTIN: 32AAZFG7923K1ZR.
Contact: [email protected] | +91 98470 88888