Terms and Conditions

Last updated: 24 October 2026

These terms govern use of AduwataGewalIdam.lk and purchases of its property advertising services. The operator is EOFFICE INTERNATIONAL (PRIVATE) LIMITED, company registration number PV00267327 ("we", "us" or "our").

Business location: Piliyandala, Colombo, Sri Lanka. We operate entirely online. Support: [email protected]. Telephone/WhatsApp: +94 74 296 3837.

Read these terms before creating an account, submitting a listing, sending an enquiry or purchasing advertising. Our Privacy Policy explains personal-information handling. Our Refund & Cancellation Policy forms part of the rules for advertising purchases. Applicable statutory rights take priority over any inconsistent term.

1. Our service and the parties to a property transaction

We provide a portal for advertising and finding houses, apartments, land, commercial premises and other permitted property in Sri Lanka. Advertisers may include owners, authorised representatives, agents, agencies and developers.

An advertising purchase buys the listing or promotional service described in the order. It does not buy the property, a tenancy, a successful sale, a specified return or a guaranteed number of enquiries. Our advertising fees are distinct from property prices, rental payments, reservation deposits, brokerage commissions, legal fees and transfer costs.

Through this portal we do not act as a party to the advertised sale or tenancy, hold property transaction deposits as escrow, or provide a title certificate, valuation or legal opinion. Our advertising checkout collects payment for our own advertising services; it is not a facility for paying a seller's property price, rent or reservation deposit. Any separate professional service would require its own express agreement. A website enquiry or advertising payment does not replace legally required property transaction documents or formalities.

2. Eligibility, accounts and representatives

You must be at least 18 and legally able to enter the relevant agreement to create an account, submit advertisements, use enquiry services or purchase advertising. If acting for a company, agency or property owner, you must have authority to act and to provide the information involved.

Provide accurate account details, keep them reasonably up to date and protect your credentials. Do not impersonate another person, sell account access, evade restrictions through additional accounts or use free offers more often than permitted. Notify us promptly of suspected unauthorised access. You are responsible for actions you authorise through your account; this does not remove our responsibility for failures for which we are legally responsible.

An account label such as Seller, Agent or Agency describes a user role. It does not itself establish professional registration, ownership, legal authority or endorsement by us.

3. Advertiser authority and accurate property information

By submitting a listing you confirm that you own the property or have sufficient authority from the owner or other lawful person to advertise it. Provide evidence of that authority when reasonably requested to address a genuine concern.

Your advertisement must:

• Describe a genuine, identifiable property or clearly identified development and use the correct category and location.
• State prices and rental periods accurately, including whether a figure is a total price, monthly rent, daily rate, per-perch rate or another clearly identified basis.
• Use correct area units, such as perches, acres, square feet or square metres, and distinguish land area from floor area.
• Avoid misleading claims about ownership, access, approvals, utilities, facilities, condition, occupation, boundaries, completion or investment returns.
• Include material information necessary to prevent the advertisement being misleading, including relevant known restrictions or conditions of the offer. Do not offer state land, permit land or another restricted interest where the advertised dealing would be unlawful.
• Use photographs, plans, descriptions and contact information you have the right and authority to publish. Label illustrative images appropriately.
• Comply with applicable law, including relevant professional, development, consumer-protection, privacy and anti-discrimination requirements.

Keep information current and promptly mark or withdraw a property when sold, rented, unavailable or no longer authorised for advertising. One listing should represent one property or a clearly described permitted development. Replacing it with an unrelated property requires a new listing rather than reusing its history or paid promotion.

We may request corrections, reasonable evidence or additional information, or refuse content that does not meet these rules. Publication does not certify the legal or physical condition of a property.

4. Verification labels, reviews and featured placement

Any verification label means only the particular check expressly described with that label. Confirmation of access to an email address or telephone number is not a title search. A limited identity or document check does not guarantee ownership, authority to sell, approvals, measurements or freedom from encumbrances.

We do not undertake universal legal title or technical verification of every listing. Buyers and tenants should independently check relevant information. Featured, promoted or sponsored placement provides additional advertising visibility, which may be paid or included in an advertised free offer; it is not a verification certificate or endorsement. A payment or free offer does not purchase a verified status unless a separate, clearly described verification service is expressly offered.

Report suspected fraud, unauthorised publication or a misleading badge through support, identifying the listing and concern. We may restrict publication while reviewing a genuine issue.

5. Free and paid packages

The Packages page and the order summary describe the price, listing allowance, validity and included benefits available for a purchase. The description provided before payment and your order confirmation define your purchased entitlement. A later price or package change does not retrospectively reduce it.

Unless an offer expressly states otherwise before purchase:

• A listing allowance is a quota of distinct property advertisements submitted during the package period, rather than unlimited replacement slots.
• Editing the same property does not use another allowance. A new property requires a new advertisement. Deleting a listing does not automatically restore a used allowance.
• Package validity starts when a paid package is activated after payment confirmation, or when an eligible free package is accepted.
• If no separate listing duration is stated, listings provided under a membership expire with that membership. Posting late in the membership does not start a new full membership period.
• Unused allowances do not automatically carry forward, transfer to another account or convert to cash. This does not restrict refunds or other remedies due for a service failure.
• A free-package promotion is subject to the eligibility displayed with it. Only one free package may be claimed per account unless we expressly approve otherwise.

Where our error wrongly consumes an allowance or prevents a paid entitlement being used, we restore the affected entitlement or apply an appropriate remedy under the refund policy.

6. Featured advertisements and other promotions

Current Launch Offer: Eligible Founding Seller accounts receive 5 property advertisements during a 90-day membership, with up to 5 of those advertisements featured at a time. No payment is required for these included featured placements. Advertisements must be approved or published before featured placement starts. Listings and included featured placements end with the launch membership; posting or featuring an ad later does not start a new 90-day period. Only one free package may be claimed per eligible account. Other packages and separately paid featured promotions remain visible for information but are temporarily unavailable to purchase while online purchasing is being prepared.

A paid featured promotion applies to the eligible property selected during purchase for the stated duration. Purchase and activation are handled through the website's purchase flow and dashboard; an email request is not part of the normal paid-feature activation process. Activation follows confirmation of successful payment and eligibility of the published listing. Pending or failed payment does not activate paid benefits. Content review or an eligibility issue may require resolution before publication; the refund policy applies if we cannot deliver the service purchased.

Featured listings may rotate and appear alongside other promoted listings. Placement depends on the advertised product, page design, category, filters and user search. We do not promise a fixed rank, continuous first position, a particular enquiry count or a sale unless the specific order expressly promises it.

The promotion does not transfer automatically to another property and does not automatically extend the underlying listing's validity. A known eligibility or expiry conflict should be resolved or disclosed before purchase. If we accept payment but cannot provide the purchased promotion, we restore the paid entitlement or provide the refund required by the refund policy. Your decision to withdraw a correctly delivered advertisement is treated separately from our failure to provide it.

7. Prices, payment, activation and renewal

Prices are in Sri Lankan Rupees (LKR) unless checkout clearly states another currency. The order must show the final amount payable and any applicable taxes or additional charges before payment. Your bank or card issuer may separately charge conversion or overseas-transaction fees.

Review the selected package, property, duration, billing details and checkout total before confirming payment. Use the payment method offered and provide accurate information. Keep your order confirmation and contact support promptly about an error. We provide purchase confirmation identifying the advertising service, amount and order reference. Successful payment is established through payment-provider confirmation, not solely a payment screenshot or browser return page. If a debit appears but the order is pending or failed, contact us with the order/payment reference before paying again.

Payment does not guarantee publication of unlawful or non-compliant content. An advertisement needing review may remain pending while reviewed. If a platform fault or unreasonable delay prevents delivery of a paid service, the refund policy applies. We do not treat a continuing advertising service as fully performed merely because its first day has started.

Current paid memberships are one-time purchases and do not renew automatically. Any future recurring product requires separate clear agreement to the amount, frequency, renewal and cancellation rules before charging. Refund rights and cancellation procedures are set out in the refund policy.

8. Enquiries, independent checks and safe dealings

Buyers, tenants and advertisers arrange property dealings directly. Independently check identity, authority, title, survey plans, boundaries, access, planning/building approvals, occupation, utilities, encumbrances and the terms of any proposed transaction. Obtain qualified legal, technical, financial or other professional advice where needed, including advice on restrictions affecting a particular buyer or property.

Do not pay property deposits solely because a listing is published or featured. Verify the property, recipient and documents through appropriate independent steps. Do not share passwords, PINs, CVVs or OTPs with someone claiming to represent our support team. A calculator, price indication or article on the portal is general information and is not a professional opinion on your transaction.

Use enquiry information only for the requested property matter and lawful related dealings. Do not harvest contacts, send spam or use an enquiry as permission for unrelated marketing. These precautions do not excuse inaccurate advertisements or remove duties imposed on us or an advertiser by law.

9. Prohibited use

You must not use the portal for fraud, impersonation, unlawful discrimination, harassment, threats, unlawful content, misleading promotions, unauthorised listings, privacy infringement, copyright infringement, malware, unauthorised access or disruption. Do not post duplicate or irrelevant advertisements to evade limits or manipulate visibility. Do not fabricate enquiries, views or advertising clicks, use bots or paid-click schemes to inflate them, or encourage people to click third-party ads to generate revenue.

Without permission or a legal entitlement, do not scrape or bulk-extract listings or contact details, build a competing database from portal content, bypass access controls or use automated tools that unreasonably burden the service. This does not restrict ordinary lawful search-engine indexing that we permit or other rights that cannot be excluded.

10. Content ownership and permission to publish

You retain ownership of content you lawfully own. You give us a non-exclusive, royalty-free permission to host, display, format, resize and communicate submitted listing content as needed to provide the requested service and its disclosed promotion. Any supplier acting for us receives only the rights needed for that purpose. We may make reasonable presentation corrections without materially misrepresenting the property.

This permission is not an unrestricted sale of your personal information or ownership of your photographs. Following valid withdrawal, public publication should stop within a reasonable operational period; limited copies may remain where necessary for backups, disputes or legal requirements described in the privacy policy. New unrelated promotional use requires an appropriate separate basis.

Our branding, website design, software and original company content remain ours or our licensors'. Third-party material remains subject to its owner's rights. Notify support of an alleged infringement with enough information to locate the material and assess the claim.

11. Moderation, suspension and service interruptions

We may refuse, correct, restrict or remove a listing or account where reasonably necessary to enforce these terms, address fraud or safety concerns, protect rights, comply with law or maintain the service. Urgent action may be taken without advance notice. Where appropriate and lawful, we explain the reason and provide a route to correct information or request review.

Suspension is not automatically a forfeiture of every payment. We assess affected paid services under the refund policy and applicable law. We may preserve relevant evidence lawfully while investigating. We do not guarantee uninterrupted access, but remain responsible for providing paid services with the care and standard required by law. Appropriate remedies apply if a material failure prevents delivery of a purchased entitlement.

12. Responsibility and limits of liability

Advertisers are responsible for their submitted property information and authority. We are responsible for our own advertising service and our legal obligations. Independent advertisers, external websites and communications services have their own responsibilities; linking to them does not make us a party to their transaction. Third-party display advertisements are separate from our own listing packages and do not represent our verification of the advertised business or property.

To the extent law permits, we exclude liability for indirect or consequential losses arising from third-party property dealings. Where a lawful contractual cap applies to a claim about our paid advertising service, our total liability for that affected service is limited to the amount paid for it. This limit does not apply to our fraud, wilful misconduct, liabilities under applicable data-protection law, or any liability or customer remedy that cannot lawfully be excluded or limited. It does not remove our obligation to deliver the purchased service, issue a refund that is due or meet applicable service warranties.

The allocation of responsibility in these terms does not excuse a misleading statement we make or a failure for which we are legally responsible. A customer's own reasonable obligation to mitigate loss is subject to applicable law.

13. Complaints, applicable law and changes

Send a complaint to [email protected] with your account contact, listing/order reference and a brief explanation. We aim to acknowledge it within two business days and provide an initial assessment within five business days, explaining any additional investigation needed. These service targets do not extend a legal time limit or restrict external remedies. Do not wait for internal review if doing so would risk missing an applicable complaint or dispute deadline.

Sri Lankan law governs these terms, subject to mandatory protections that legally apply to you elsewhere. Sri Lankan courts have jurisdiction, except where a mandatory law gives a consumer another forum or right. Internal complaint handling is not a condition that removes access to a competent court, regulator, payment dispute or other legally available remedy.

We may update these terms prospectively, publish the revised date and give appropriate notice of material changes. Purchased entitlements and accrued rights are not silently reduced by a later update. If a term is unenforceable, the remaining terms continue where lawful. A delay in enforcing a right is not automatically a waiver.

For these policies, a business day is Monday to Friday excluding Sri Lankan public holidays. Periods in days are calendar days unless stated otherwise. Order and expiry times should be read in the time zone displayed; where none is stated, Sri Lanka time applies.

Contact EOFFICE INTERNATIONAL (PRIVATE) LIMITED, PV00267327, using the support email or telephone above.