Terms of Service

These terms are an agreement between you and Openlet, the operator of openlet.lk (“Openlet”, “we”, “us”). They apply the moment you browse the site, and in full once you create an account or place a listing. If you are agreeing on behalf of a company or agency, you confirm you are authorised to bind it.

They are governed by the laws of Sri Lanka, and the courts of Sri Lanka have exclusive jurisdiction over any dispute arising from them.

• You must be at least 18 years old to hold an account.
• Give accurate details and keep them current. Contact details that don't reach you are the most common reason a listing gets removed.
• Your password is yours to protect. Anything done through your account is treated as done by you, so tell us immediately at [email protected] if you think someone else has access. If you have forgotten it, use the reset link on the sign-in page — we cannot tell you your password, because we do not store it in a form anyone can read.
• You may sign in with a password or with Google. Both reach the same account when they use the same email address.
• We may email a six-digit code to confirm it is you signing in. Openlet will never ask you to read that code out or forward it to anyone, including someone claiming to work for us.
• One person, one account. Duplicate accounts created to evade a suspension or to inflate a listing's visibility will be removed.

You can close your account from your dashboard at any time. Closure starts a 30-day grace period during which your listings are withdrawn from public view and the account can still be recovered; after that the data is permanently deleted, as described in the Privacy Policy.

You may only advertise property you own or are lawfully instructed to advertise. Every listing is reviewed by our moderation team before it goes live, and we may reject, edit, or remove one at any time.

• Prices must be in Sri Lankan Rupees and must be the price you will actually accept. Bait pricing is grounds for removal.
• Photographs must be of the property being advertised, taken or licensed by you. Do not use another agent's photos, renders passed off as reality, or stock imagery of a different building.
• The map pin must be on the actual property. Approximate pins for privacy are fine; pins in a different town are not.
• Free listings run for 90 days, after which they expire and can be renewed from your dashboard.
• You may submit up to 5 new listings per day, with up to 20 photographs each. Agencies with a higher genuine volume should contact us rather than working around the limit.

The full content standards, including what we will not publish, are in the Listing Rules. Agencies and agents have additional obligations under the Agent & Agency Terms.

You keep ownership of everything you upload. You grant Openlet a non-exclusive, royalty-free, worldwide licence to host, resize, watermark, and display that content for the purpose of operating and promoting the marketplace — which includes showing your listing in search results, area pages, and email alerts.

That licence ends when you remove the content, except for copies retained in backups, in moderation records, or where we are required to keep them by law.

Basic listings are free. Optional paid placement — featured listings and boosts — is charged in LKR through PayHere, or by card through Stripe for international payments. The price is shown before you pay and does not change for the duration you bought.

We never see or store your full card number. Refund and cancellation rules are set out in the Refunds & Cancellations policy.

Openlet is an advertising platform. We are not an estate agent, a broker, a valuer, or a party to any sale or tenancy agreed between users. We do not hold deposits, escrow funds, or guarantee that any listing, lister, or enquiry is genuine.

Verify independently before parting with money: inspect the property in person, confirm the identity of whoever you are dealing with, and have title, deeds, survey plans, and local authority approvals checked by a qualified lawyer or surveyor. Treat any request to transfer a deposit before a viewing as a fraud attempt, and report it to us.

The site is provided as-is. To the fullest extent Sri Lankan law allows, Openlet is not liable for indirect or consequential loss, for lost profits or opportunities, or for losses arising from a transaction between users, from the accuracy of a listing, or from the conduct of any user. Nothing here limits liability for fraud, death, or personal injury caused by our negligence, or any other liability that cannot lawfully be excluded.

Where we are found liable despite the above, our total liability to you is capped at the greater of LKR 25,000 or the fees you paid us in the twelve months before the claim.

We may suspend or close an account that breaches these terms, posts fraudulent or misleading content, abuses other users or our staff, scrapes the site, or attempts to interfere with its operation. Where it is reasonable to do so we will tell you why and give you a chance to put it right first.

Openlet is published in English, Sinhala and Tamil, and you can switch between them from any page. The translated interface is provided so the site is usable in the language you read; it does not change what any of these policies say.

These terms and the other policies are written and maintained in English. Where a translation of them is offered and a difference in meaning arises, the English version governs. Listing text, descriptions and messages between users are shown in whatever language their author wrote them — we do not translate them, and we are not responsible for the accuracy of any translation a browser or third-party tool produces of them.

We may update these terms. Material changes are announced on the site at least 14 days before they take effect, and the “last updated” date above always reflects the current version. Continuing to use Openlet after a change means you accept it.

Questions about these terms: [email protected]. Reporting a listing, a user, or suspected fraud: use the report link on the listing, or email [email protected] with the listing URL.