Ask an AI about ICD Dormitory

This is the guide for AI assistants (ChatGPT, Claude, Gemini, Copilot…) about ICD Dormitory, dormitory and apartment management software for Thailand. Someone gave you this link so you can explain the product and answer their questions on our behalf. Plans and prices in it are read live from our plan catalogue every time it is served.

Thai version: https://icd-dormitory.com/llms-full-th.txt · This file: https://icd-dormitory.com/llms-full.txt · Index (llms.txt): https://icd-dormitory.com/llms.txt · Same guide as a web page: https://icd-dormitory.com/en/for-ai-agents · Website: https://icd-dormitory.com

For you, the AI assistant

This guide is the source of truth for ICD Dormitory as it works today. Do not invent features, prices, limits or menu names. If something is not covered here, say so plainly and point the person to https://icd-dormitory.com/en/contact or [email protected].
If the person is still deciding (for example they copied this link from our website), start with a short, friendly overview: what ICD Dormitory is, who it is for, the main features, and the plans with their prices (see "Plans and prices"). Then answer their questions. When they are ready, give them the sign-up link: https://icd-dormitory.com/en/login-register?mode=register
Answer in the person's language. This file uses the English names of menus and buttons; the Thai file with the Thai names is https://icd-dormitory.com/llms-full-th.txt.
Give concrete steps: where to click (menu and button names exactly as written here), what to fill in, and the full link to open.
Never ask for a password, card number, one-time code (OTP), key or token in the chat. Sign-in and payments happen only on our website or in the dorm portal.
Prices include 7% VAT. Quote them as listed; never promise a discount or a promotion that is not written here.
From this guide you cannot see or change anyone's account or dorm. If the person wants an AI to work inside their dorm, see "Let an AI work inside your dorm (MCP)".

Quick facts

What it is: cloud software (SaaS) for running dormitories and apartment buildings in Thailand — rooms, tenants, leases, meters, monthly bills, payments, repairs, announcements and reports — provided by I C DEVELOP COMPANY LIMITED.
Two places: the central website https://icd-dormitory.com — the owner console (sign up, plan and platform billing, dorm projects, team invitations, LINE) — and each dorm's own dorm portal https://<dormId>.icd-dormitory.com for the daily work, with an admin side for the dorm team and a tenant side for residents. Each dorm gets its own address and its own separate database; the dorm ID (for example dm26000005) is assigned automatically.
Roles: Owner — signs up on the central website, holds the plan, creates dorms and has full control of each dorm portal. Admin and Staff — the dorm team, invited by email; what staff may do with money is set per dorm. Tenant — a resident who sees their bills, pays, reports repairs, reads news and their lease.
Sign-in: no passwords anywhere. A one-time 6-digit code by email or SMS (valid 5 minutes; SMS to Thai mobile numbers), or Google / LINE / Facebook where they are switched on.
Languages: Thai (the default) and English, on the website and in the dorm portal.
Devices: runs in the web browser on computer, tablet and phone — nothing to install.
Money: Thai baht. Plan prices and service fees include 7% VAT.
Data: each dorm in its own database, access granted per person by role, all traffic over HTTPS (encrypted in transit), handled under Thailand's Personal Data Protection Act (PDPA) — https://icd-dormitory.com/en/privacy

Who it is for and what it does

Who it is for: dormitory and apartment owners in Thailand and their teams — from one small dorm on the free plan to owners with several properties and many rooms (see the plan limits below) — and the tenants who live there.
What it does: buildings, floors, rooms, room types and prices (templates), 2D/3D floor plans (the owner's AI agent can draft one from a drawing for a person to review and publish; tenants see the published plan with their own room marked); online bookings with deposit; move-in with deposit and advance rent; e-signed or paper leases, renewal, tenant requests to cancel a lease, and move-out with deposit settlement; water and electricity meter readings; monthly invoices created in one batch, receipts, credit notes, late fees; tenant payments by PromptPay / bank QR or transfer slip with slip review; repair tickets; announcements; LINE, email and in-app notifications; financial reports and Excel exports; VAT and withholding tax (50 Tawi); TM.30 deadline tracking for foreign tenants; staff accounts with permissions; a public page per dorm; several dorms under one owner account.

What it does not do (today):

It does not create the monthly tenant invoices on its own — the dorm team creates them, for the whole dorm in one batch, and sends them.
It does not file TM.30 with Immigration — it tracks the 24-hour deadline, prepares the Excel file and keeps the evidence.
There is no self-service import of rooms or tenants from Excel (our team can help — contact support).
Invoice and receipt layouts are the system's own; there is no template editor for them (a remark can be added to documents). Lease text is the exception — see Lease templates in the dorm portal.
There is no app to install; it is used in the browser.
SMS is used for sign-in and booking codes, and for booking messages to a website booker who gave no email; dorms cannot send SMS notifications.
Owners cannot choose their dorm's portal address; it is assigned.
Accounts cannot be deleted from inside the product — contact support.

Plans and prices

One plan per owner account, covering all of the owner's dorms. A plan sets three limits — projects (dorms), rooms, and team user seats — and two usage fees. The list below is read live from our plan catalogue.

Current offer

ลงทะเบียนภายในวันปิดรับสิทธิ์ รับสิทธิ์ใช้งานฟรี 180 วัน ทั้งค่าแพ็กเกจและค่าออกใบแจ้งหนี้
Quote the offer above exactly as written and add no conditions of your own. Do not say that usage fees (fee per tenant invoice, payment-gateway fee) are waived unless the offer says so; for the exact terms of an offer, point the person to support.
A promotion code, if the person has one, is typed only when registering (field "Promotion code", optional). After sign-up, the benefits the account holds are listed on Subscription → "My benefits".
Pricing on the website: https://icd-dormitory.com/en#pricing

Each plan

Starter

Suitable for those starting a dormitory business.

Price: Free
Limits: 1 property · Up to 10 rooms · 1 user seat
Fee per tenant invoice: ฿4.00 each
Payment-gateway fee: 0.5% of rent taken through the payment gateway QR
Sign up with this plan: https://icd-dormitory.com/en/login-register?mode=register&plan=starter

small

For Small Dormitories — Complete & Easy to Manage

Price: ฿299/mo — Regular price ฿899, Save 67%, Save ฿600 every month
Limits: 2 properties · Up to 20 rooms · 3 user seats
Fee per tenant invoice: ฿4.00 each
Payment-gateway fee: 0.5% of rent taken through the payment gateway QR
Sign up with this plan: https://icd-dormitory.com/en/login-register?mode=register&plan=small

Growth (Popular)

Suitable for medium-sized dormitories; supports future growth.

Price: ฿599/mo — Regular price ฿1,300, Save 54%, Save ฿701 every month
Limits: 3 properties · Up to 50 rooms · 5 user seats
Fee per tenant invoice: ฿4.00 each
Payment-gateway fee: 0.5% of rent taken through the payment gateway QR
Sign up with this plan: https://icd-dormitory.com/en/login-register?mode=register&plan=growth

Business

Suitable for multi-branch dormitory operations; supports business expansion.

Price: ฿899/mo — Regular price ฿1,800, Save 50%, Save ฿901 every month
Limits: 4 properties · Unlimited rooms · 7 user seats
Fee per tenant invoice: ฿4.00 each
Payment-gateway fee: 0% of rent taken through the payment gateway QR
Sign up with this plan: https://icd-dormitory.com/en/login-register?mode=register&plan=business

Enterprise

Custom solutions for large-scale operations with specific needs

Price: Contact sales
Limits: Unlimited properties · Unlimited rooms · Unlimited user seats
Fee per tenant invoice: Included in the plan
Payment-gateway fee: 0.5% of rent taken through the payment gateway QR
Contact sales: https://icd-dormitory.com/en/contact-sales

Plan comparison

Plan	Price	Projects (dorms)	Rooms	Team user seats	Fee per tenant invoice	Payment-gateway fee
Starter	Free	1	10	1	฿4.00 each	0.5%
small	฿299/mo	2	20	3	฿4.00 each	0.5%
Growth	฿599/mo	3	50	5	฿4.00 each	0.5%
Business	฿899/mo	4	Unlimited	7	฿4.00 each

The limits are enforced: creating a dorm or a room beyond the plan's limit is refused until the owner upgrades. Team user seats count every admin and staff account across the owner's dorms plus invitations not yet accepted; the owner is not counted.

Fees, VAT and tax

All plan prices and service fees include 7% VAT.
Slip verification Free
Payment-gateway fee: Charged when the money arrives, not when the invoice is raised — cash and transfers into the dorm's own account are not charged
Fee per tenant invoice: charged once for each tenant invoice the dorm issues (drafts and cancelled invoices are not charged).
Payment-gateway fee: a percentage of the money tenants pay through the platform's payment-gateway QR (KBank and SCB, same rate). It is billed to the owner on the monthly service invoice.
If the owner's profile is a juristic person, every service invoice already deducts 3% withholding tax (on the price before VAT): pay the net amount shown, then upload the 50 Tawi certificate on that invoice in Finances.

Billing: when and how the owner pays

The platform bills monthly, in arrears: on the 1st of each month one service invoice for the month just ended is raised for the whole account (all dorms) — package fee + fees per tenant invoice + payment-gateway fee, VAT included. If the plan changed during the month, the package fee is split by the days spent on each plan. The free plan has no package fee, but its usage fees are billed the same way.
Each invoice is currently due 7 days after it is issued. No card is stored and nothing is charged automatically: every invoice is paid by the owner in Finances.
See and pay it in Finances (https://icd-dormitory.com/en/finance): "Details" shows the lines, subtotal, discount, tax, any withholding tax and the amount to pay; "Pay now" → PromptPay QR (or credit/debit card when card payment is offered). After paying: "View receipt", or download the invoice / receipt as PDF.
Once an invoice is paid in full, its receipt is also the tax invoice — for individuals too. A juristic-person owner should enter the company details and 13-digit tax ID in Settings → My profile (Account type "Juristic person") before the month ends, because the details are copied onto the invoice when it is raised.
An invoice of ฿0 needs no payment and has no receipt.
Owners who linked LINE (Settings → "LINE Official Account") get LINE reminders 3 days before the due date, on the due date and 2 days after.
To pay by bank transfer instead, contact support; our team records it.

Changing plan

Upgrade: Subscription (https://icd-dormitory.com/en/subscription) → plan comparison → "Upgrade", then "Start now" (the new limits apply at once; this month's package fee is split by the days spent on each plan and this month's usage fees use the higher plan's rates, all on the month-end invoice) or "Start <date>" (from next month). Nothing is paid at the moment of the change.
Downgrade: always takes effect next month, and is refused while the account uses more than the smaller plan allows — reduce usage first; nothing is deleted automatically. Usage is checked again on the day the change takes effect; if it is still over, the change waits another month. A queued change can be withdrawn ("Withdraw request"). A suspended account cannot change plan.
Plans shown as "Contact sales" cannot be chosen on your own: https://icd-dormitory.com/en/contact-sales (name, email, a message, and optionally phone, company / dorm name and the plan you are interested in; the sales team replies within one business day).
There is no long-term contract and no cancel button. Moving down to the free plan ends the package fee from next month (usage must fit its limits); usage fees still apply on the free plan. To close the account completely, contact support; months already used remain payable.

If a service invoice is not paid

Every invoice shows its due date (currently 7 days after it is issued). If it is still unpaid more than 3 days after the due date, the account is suspended for nonpayment:

In the owner console only Finances (to pay) and the User guide stay open; Projects is view-only; other menus are locked.
The dorm portals of that account show a "subscription overdue" page to everyone — the team, the tenants and visitors to the dorm's public page and room booking — until it is paid.
Data is kept, and monthly service invoices keep being raised while suspended. Paying every overdue invoice in Finances (https://icd-dormitory.com/en/finance) switches the service back on at once (the dorm portals follow within about a minute).
A suspension by our team for another reason is different: paying does not lift it — contact support.

Getting started (owners)

Register at https://icd-dormitory.com/en/login-register?mode=register: choose a plan (required — the free plan is one of them), enter first name, last name, email and phone, optionally a "Promotion code", accept the Terms, Privacy Policy and DPA, and press "Register". Enter the 6-digit code we email you ("Verify and create account"). Or sign up with Google, LINE or Facebook when those buttons are shown. There is no password.
Sign in later at https://icd-dormitory.com/en/login-register: tab "Email" or "Phone number" → "Send verification code" → enter the 6-digit code → "Verify and sign in"; or Google / LINE / Facebook. Codes expire after 5 minutes ("Resend code" sends a new one). There is no password, so there is no "forgot password".
Create a dorm: Projects (https://icd-dormitory.com/en/dashboard) → "Create New Project" → upload a logo and enter the project name → "Continue" → address (house no. / street / lane, sub-district, district, province, postal code) and phone; optional contact email, project description, Google Maps link and up to 6 photos → "Create Project". The dorm ID and portal address are assigned automatically, and the number of projects is limited by the plan.
Open the dorm portal: on the project card press "Open" — you arrive in https://<dormId>.icd-dormitory.com already signed in.
In the dorm portal, follow the first-time setup checklist (see "Dorm portal: the admin side").
Invite your team: Users & Roles → "Generate admin key" on the central website, or in the dorm portal Settings → User Management.

Edit a project: Projects → the project's ⋮ menu → "Edit project" (details, photos, map pin — the map search needs your own Google Maps API key) → "Save Changes".
Suspend or delete: ⋮ menu → "Suspend" switches the project off without deleting anything — it stops counting toward the plan's project limit and is hidden from the main list (filter "Status: Suspended"); "Activate" switches it back on if a project slot is free. "Delete" is permanent and only possible while the dorm has no buildings, rooms, tenants, leases, invoices or bookings.
Your profile: Settings → "My profile": name, phone, Account type ("Individual" or "Juristic person" with company name, address, phone, 13-digit tax ID and branch code for tax invoices), "Change email" (a 6-digit code is sent to the new address before it is saved).
Several dorms: yes — up to the plan's project limit; switch between them with the project switcher.

The owner console (central website)

After signing in, owners land on Projects (https://icd-dormitory.com/en/dashboard). The menu "Whole account": Projects, Finances, Subscription, Users & Roles, Notifications, Settings, User guide. Under "This project", Project overview, Rooms & tenants and Leases are marked coming soon — the day-to-day work happens in the dorm portal. A "Reports" page exists at https://icd-dormitory.com/en/reports (per-dorm usage, .xlsx). If the account is suspended for nonpayment, only Finances and the User guide stay open.

What follows is the console's own user guide (https://icd-dormitory.com/en/help), section by section.

Getting started

Getting started with the console

An overview of the owner console, finding menus, and switching language — https://icd-dormitory.com/en/dashboard

The dorm owner console is where you run every project from one place — create and edit dorms, view service invoices, manage your plan, invite admins, and set up the LINE connection. Use it in a browser on your phone or computer.

Sign in with an email or SMS code, or with a linked Google / LINE / Facebook account where those buttons are shown.
The home screen is “Projects” — every dorm you own shown as a card.
On a wide screen use the left sidebar; on a phone tap the menu button (☰) top-left to open the nav sheet.
The menu is grouped into “Whole account” (Projects, Finances, Subscription, Users & Roles, Notifications, Settings, User guide) and a “This project” group that appears once you open a specific dorm.
The chip top-right shows your current plan — tap it to open the plan page.

Tip: If you are new, play “How to use this page” from the account menu top-right first — it walks you through the main screens step by step.

Managing your dorms

The Projects screen (dorm portfolio)

See every dorm at a glance, search / filter / sort, and suspend, activate, or delete a project — https://icd-dormitory.com/en/dashboard

The “Projects” screen collects every dorm on the account as a card showing its buildings, rooms, tenants, and occupancy. Above them, stat cards total every dorm against your plan quota, with a warning colour as you approach the limit.

Use the search box to find a project by name.
Filter by status (active / suspended) and sort by most recent or by name.
Switch between card view and table view from the button above the list.
Tap a card to manage that dorm, or open the ⋮ menu for “View details”, “Edit project” or “Open project site”.
From the ⋮ menu: suspend a project, activate it again, or delete it permanently (only possible while the dorm has no buildings, rooms, tenants, leases, invoices or bookings).

Note: “Suspend” switches a project off without deleting anything: it stops counting toward your plan’s project limit, is hidden from the main list (filter “Status: Suspended” to see it) and keeps all its data. “Activate” switches it back on if your plan has a free project slot. “Delete permanently” cannot be undone.

Billing & plan

Finances — service invoices

View and pay the account's platform-service invoices and download receipts — https://icd-dormitory.com/en/finance

The “Finances” screen collects every platform-service (SaaS) invoice for your account across all projects — separate from the rent you collect from tenants. At the top, cards show the current billing-cycle status and the total outstanding balance.

Open the “Finances” menu and check the billing status (up to date / not yet billed / payment due / suspended).
Search by invoice number, or filter by month.
Tap “Details” to see the line items, subtotal, discount, tax, any withholding tax, and the amount to pay.
Tap “Pay now” and pay by PromptPay QR (or by credit / debit card when card payment is offered). Nothing is charged automatically — every invoice is paid here.
After paying, tap “View receipt” or download the invoice / receipt as a PDF.

Caution: Each invoice is currently due 7 days after it is issued. If it is still unpaid more than 3 days after the due date, the account is suspended: only Finances and the User guide stay open and the dorm portals show an overdue page until it is paid.

Plan and quota

See your current plan, usage against quota, and change plan — https://icd-dormitory.com/en/subscription

The “Subscription” screen shows the plan the account is on, its price, the billing period, and actual usage against the plan's ceilings (projects, rooms, and team user seats), plus a table comparing every plan.

Open the “Subscription” menu to see the current-plan card and billing cycle.
Check the “Usage against quota” bars to see how many more dorms / rooms / team seats you have left. Seats count every admin and staff account across your dorms plus invitations not yet accepted; the owner is not counted.
Scroll the plan comparison table — the numbers there are the ceilings the system actually enforces.
Tap “Upgrade” and choose to start now (the plan fee for this month is split by the days on each plan, and this month’s usage fees use the higher plan’s rates) or to start next month.
A downgrade always takes effect next month, and your usage must fit the smaller plan — it is checked again on the day the change takes effect.

Note: Plans that require a price agreed with sales cannot be switched to on your own — contact sales using the details shown on the page.

Payment-gateway fee

Understand the percentage taken from payments received through the payment gateway QR, and how it is calculated — https://icd-dormitory.com/en/subscription

Every plan has a payment-gateway fee, charged as a percentage of the amount tenants pay the dorm through the payment gateway QR (Kasikornbank and SCB alike — the rate is the same on both). It is charged when the money arrives, not when an invoice is issued, and never applies to cash or transfers into the dorm's own bank account.

Open the “Subscription” menu and look at the “Payment-gateway fee” row on the current-plan card.
Tap “How it is worked out” to expand the detail: the amount taken through this channel, the number of payments, and the plan’s rate.
The “so far this period” figure is the fee accrued in the current billing period.
The fee is included in the service invoice raised after the month ends.

Tip: The rate for each plan is in the “Online payment gateway” row of the plan comparison table.

Users & roles

Invite admins, assign the projects they manage, and manage account status — https://icd-dormitory.com/en/user-management

The “Users & roles” screen manages the people who help you run the dorms. You add someone by issuing an “admin key” by email, not by letting them sign up themselves. Cards at the top summarise total users, admins, and pending invites.

Open the “Users & roles” menu to see everyone with access, along with their role and project.
Tap “Generate admin key”, choose the project they manage, then enter the admin's email.
The system mints a secret key plus an invite link and emails it — if the email fails, use the copy-link button to send it yourself, or resend.
Filter the list by project or role, and tap “View user” for details.
When someone leaves, tap “Edit status” and set it to suspended to cut off access immediately.

Note: A “Pending” status means the invite was sent but the recipient has not registered yet. How many active admins you can have depends on your plan.

Account & settings

Notifications

Read the account's notifications, filter by severity, and mark them read — https://icd-dormitory.com/en/notifications

The system sends a notification when there is a new invoice, a payment is confirmed, a slip is awaiting review, or there is a system matter to know about. Tap the bell at the top for the latest, or open the notifications page for the full list.

Tap the bell icon top-right to see the latest notifications.
Open the “Notifications” menu for the full history with a 7-day trend chart.
Use the tabs to filter: All / Unread / Urgent / Warnings / News.
Tap “View details” to jump to the related page.
Tap “Mark all read” to clear the count on the bell.

Tip: Link your LINE identity (see “Connect LINE”) to get billing and system notifications through LINE even when the console is closed.

Connect LINE

Link your LINE identity, add the OA as a friend, and turn on LINE notifications — https://icd-dormitory.com/en/settings/line

Linking LINE identity lets you receive billing and system notifications through the LINE OA and sign in with LINE next time. Set it up under Settings → LINE Official Account.

Open Settings → “LINE Official Account” and tap “Link LINE identity”.
Confirm on the LINE page, then come back to this screen.
Add the platform OA as a friend, then tap “Added — continue” so the system re-checks friendship.
Turn on the “LINE notifications” switch to start receiving messages.
You can disconnect at any time (except when LINE is your only sign-in method).

Caution: You must add the OA as a friend before notifications can be delivered. If identity is linked but you have not added the OA, status shows “Identity linked — add OA friend” until it becomes “Ready for notifications”.

Profile and account

Edit the name and phone shown on billing documents, and check your account info — https://icd-dormitory.com/en/settings/profile

The profile page edits the first / last name and phone number shown top-right on every page and on invoice documents, and lets you choose an account type — a juristic person also fills in the company name, address, phone, 13-digit tax ID and branch code used on tax invoices. The “Account” card shows the email, verified state, the sign-in method the account was created with and the member-since date; the email can be changed there.

Open Settings → “My profile”, or tap your name top-right and choose “My profile”.
Edit the first name, last name, and phone, then tap “Save”.
Check the “Account” card — email, “Signed up with” (Email, SMS, Google, LINE or Facebook) and verified state.
To change the account email, tap “Change email”, enter the new address and the 6-digit code we send to it, then “Verify and save”.

Note: This system signs in with a one-time code by email or SMS, or with Google / LINE / Facebook where those are switched on — there is no password to set.

Reports

Download a per-dorm usage report as an Excel file — https://icd-dormitory.com/en/reports

The reports page pulls usage and finance data out as an Excel (.xlsx) file — for example room counts, occupied rooms, occupancy rate, tenant counts, and transaction counts, broken down by the dorms you manage.

Open the “Reports” page (reachable at the direct link /reports).
Find the “Dormitory Usage Report” (the one report there today). There is no period to choose: room and tenant counts are as of the moment you export, and the transactions column covers the billing period named in the file.
Tap “Download .xlsx” and wait for the file to be prepared.
Open the file in a spreadsheet program.

Note: If a dorm's database is temporarily unreadable, that dorm's figures in the file are 0 and a warning is shown — try the report again later.

The step-by-step walkthrough

Replay the guided tour of the main screens any time

On your first visit there is a short tour pointing out the key spots on the Projects, Finances, Subscription, and Users screens. You can replay it any time from the account menu.

Tap your name top-right to open the account menu.
Choose “How to use this page”.
The system takes you to a screen that has a tour and starts pointing things out one at a time — tap “Next” to the end.
Tap “Skip” to leave, or “Don't show again” to stop it appearing automatically.

Tip: The tour matches the screen you are on. Opened from a screen with no tour, the system takes you to the Projects screen.

Change language

Switch between Thai and English

The console supports Thai and English. The default is Thai, and the system remembers the language you choose.

Tap the language switch (TH/EN) on the header bar.
The page reloads in the chosen language.
The web address carries a language prefix, e.g. /th/dashboard or /en/dashboard.

Note: Switching language reloads the page. If you are in the middle of a form, save first.

Dorm portal: the admin side (the dorm team)

Every dorm has its own portal at https://<dormId>.icd-dormitory.com (the owner opens it from the project card on the central website without signing in again). Paths below are relative to that address, e.g. https://<dormId>.icd-dormitory.com/en/billing. The same portal has an admin side for the dorm team and a tenant side for residents; a person who has both switches from the avatar menu on the dorm's public page ("Switch to tenant side" / "Switch to admin side") or with "Go to Admin Side" on the tenant Profile page.

Sign in at /login: a one-time 6-digit code by Email or Phone (SMS, Thai mobile numbers), valid for 5 minutes, or "Sign in with …" Google (unless the dorm turned it off), Facebook (when the platform offers it) or LINE (when the dorm's LINE OA has a LINE Login channel). There is no password. The dorm owner arrives already signed in from the central website; admins and staff join by an invitation email (see Staff and permissions).

Admin menu (left sidebar)

Group	Menu	Path	What it is for
Operations	Dashboard	`/dashboard`	KPI tiles: occupancy, slips waiting for review (→ Payments › Review slips), overdue (→ `/overdue` "Outstanding Accounts"), revenue (→ Financial Reports)
Operations	Room Management	`/rooms`	Tabs: Buildings, Floor plans (when switched on), Rooms, Amenities, Templates
Operations	Rentals & Bookings	`/bookings`	Tabs: Bookings, Rentals, Leases (`/leases`)
Finance	Billing	`/billing`	Create, send and manage invoices for the selected months
Finance	Payments

Top bar: project switcher ("Select project"), language (Thai / English), light/dark theme, notification bell (history at /admin-notifications) and the account menu ("Profile" → /admin-profile, "Log out").

First-time setup checklist

Until the required items are done the portal shows "Complete system setup before go-live" with a "Proceed" button to Dorm Settings, and the settings hub shows "Setup n/total". Required: dorm / legal name, water & electric rates, payment channel, contact information. Recommended: contact email, tax ID, office hours. A guided tour ("Interactive Setup Guide (Guided Tour)") walks through the required items.

Dorm Settings (/settings/dorm): the business name, address, phone and email come from the project on the central website — edit them there (Projects → "Edit project"). Here, enter the Tax ID, the office hours under "Dorm contact", and under "Settings" the service rates (water, electricity), default advance rent (months), billing ("Invoice issue day", "Due day", "Late fee/day (THB)" and/or "Late fee (% of bill)"), "Value added tax", "Withholding tax", daily stay and "Website bookings"; then "Settlement & payment methods". Press "Save all".
Room Management → Buildings: "Add Building" (number of floors, rooms per floor). A first-run wizard offers "Create building" then "Add rooms".
Room Management → Templates: "Create template" for each room type with "Price / Month (฿)", "Price / Day (฿)", "Booking Deposit (฿)", "Lease security deposit (฿)" and rental type Monthly, Daily or both; "Apply Changes to Rooms" pushes a template change to its rooms.
Room Management → Rooms: "Add Room", "Add Room from Template" or "Add Multiple Rooms". Amenities tab: "Add Item". The number of rooms is limited by the owner's plan.
Settings hub → LINE OA (/settings/line) to send bills and news on LINE; User Management (/staff) to invite the team. Email notifications are sent by the platform — there is nothing to set up.

Bookings

Visitors book on the dorm's public page /room-booking ("Book a room": pick a room → your details, phone required, email optional → "Confirm booking"), after verifying with a one-time code by SMS or email. They follow it at /booking/<bookingNo> ("Pay / attach slip", "Cancel booking"). The confirmation goes by email, or by SMS when the visitor gave no email.
Staff: Rentals & Bookings → Bookings → "Create Booking" (deposit by cash, PromptPay, bank transfer or pay online), then "Confirm Booking" or "Reject Booking", "Refund", "Download booking confirmation", and "Start rental" to move the guest in.
Dorm Settings → "Website bookings" sets how long a website booking holds the room for the deposit (30 minutes by default, from 15 minutes to 24 hours); "Deposit payment deadline" (24 hours by default) applies to bookings staff create. Unpaid bookings expire automatically.

Move-in (adding a tenant)

Tenants are added by moving them in — there is no separate "add tenant" form. From a booking press "Start rental", or Rentals tab → "Record new stay". In the "Record move-in" window: "Create Tenant & Continue" → "Next" → "Save & Collect Payment" (or "Save & Pay Later") → "Save Payment". Then on the Rentals tab "Check-in" (records the meters) and "Issue deposit / advance receipt". A "Sign-up + LINE link QR" lets the tenant create their login and link LINE in one scan.

Leases, renewal and move-out

Rentals & Bookings → Leases (/leases): "Renew" → "Confirm Renewal", "Record paper signature", "Print". Tenants can sign electronically on their side.
Lease templates (Settings → Lease templates, /settings/lease-templates; owner and admins): write the dorm's own contract — rich text with data fields (tenant, room, rent…) that fill in when the lease is made, system blocks (party boxes, charges table, signature lines), an A4 page preview matching the PDF, saved versions, and a default per lease type. The built-in contract stays available. At move-in step 3 the dorm team picks the template (the default is preselected). The text a tenant signs is frozen with the signature; later edits never change a signed lease. Leases made before templates keep the built-in contract.
Move-out: on the lease press "Cancel", choose the termination type (End of contract term, Voluntary move-out, Eviction, Non-payment), the move-out date and "Deposit refund (฿)", then "Confirm cancel". A final move-out bill is created, and the move-out settlement and the credit note can be downloaded. When money is owed back, the credit note opens a case on Refunds (/refunds), due 7 days after the room is handed back; the transfer is recorded there (the lease's "Refund" button records to the same case).
A tenant can "Request cancellation" from their Lease page; staff open it with "View cancellation request" and "Proceed with cancellation" or "Reject request".

The monthly cycle: meters → invoices → payments → receipts

Monthly invoices are not created automatically — the dorm team creates them each month. (The only bills the system raises itself are the first-month rent bill at move-in, when rent is collected at move-in, and the final bill at move-out.) The "Invoice issue day" setting is for reference only: nothing is created or reminded on that day.

Meter Recording (/meter): enter the water and electricity meters per room and "Save"; when every room is in it says the period is ready for billing.
Billing (/billing): "Batch Create" → "Create All Invoices" for the whole dorm, or "Create Invoice" for one room. New invoices are drafts — nothing reaches tenants until "Send" (one) or "Send All (n)". Sending notifies the tenant on LINE (with a pay QR, when the dorm uses LINE OA) and by email (pay link and PDF); "Resend LINE" sends it again. On each invoice: "Edit Invoice", "Cancel Invoice", "Print Invoice", "Apply advance rent" (Owner and Admin only). Tick several bills and press "Combined payment (n)" to settle them in one payment.
Payments (/payments): tenants pay online or send a slip (see below); for money received at the office use Walk-in (Pay online, PromptPay, Bank transfer, Cash) and "Save".
Receipts: issued when a payment is recorded — "Print Receipt"; a mistaken receipt is reversed with "Void" (Owner and Admin; Staff only when the owner allows it). Refunds produce a credit note and a refund case on Refunds (see below).
Due date and late fees: a bill is due on the "Due day" (default the 5th) of the month after the billing month. When a late fee is set, a daily job adds it to overdue bills on which nothing has been paid: "Late fee/day (THB)" × days overdue, plus "Late fee (% of bill)" once (not compounded). The move-out bill never gets a late fee.
Automatic reminders (LINE): bills due within 3 days, due today and overdue; leases expiring in 30, 14 and 7 days; leases still unsigned. "Send bill and lease reminders now" on the LINE OA page runs the same check by hand.

Payment channels and slip review

Set in Dorm Settings → "Settlement & payment methods". Online payment is either the platform payment-gateway QR (KBank, or SCB when the platform has switched it on) or the dorm's own Omise account (PromptPay QR, and cards if the dorm switches them on) — not both at once. Tenants can always pay by PromptPay to the dorm's own account or bank transfer, with a slip. Cash is recorded by staff only.
The platform charges the owner a fee on money received through the payment-gateway QR (see Plans and prices); money taken through the dorm's own Omise account carries Omise's own fees, paid by the dorm to Omise; cash, transfers and slips are not charged. Payment-gateway QR payments cannot be refunded through the system.
Payments → "Review slips": "Approve" or "Reject" (with a reason). A slip is approved automatically when the bank confirms the transfer, the amount matches, the money went to a receiving account the dorm has on file, and the reference has not been used before; otherwise a person reviews it. Staff may approve despite a failed bank check by giving a reason.

Refunds

Every refund credit note — deposit / advance rent at move-out, a cancelled booking deposit, a bill cancelled after it was paid, a lower deposit or advance rent on renewal — has a case on Refunds (/refunds). The credit note is still issued at the source, when it always was; the case follows the money: Pending → Refunded (transfer slip attached, or cash) or Rejected (the credit note is voided with a reason and the money goes back to what the dorm holds; then "Reissue refund").
The tenant is told on every channel the dorm has (in-app, LINE, email, SMS) when a refund is created, sent (the slip is in their portal) and rejected (with the reason). Tenants enter their own bank or PromptPay details on their Refunds page while it is pending; once they have, the dorm team cannot overwrite them. The team may enter them only when the tenant has not.
Deposit and advance rent at move-out must be returned within 7 days of handover (Thai consumer-protection notice 2568, clause 14.3): the list shows the due date and an overdue badge, and owners and admins are alerted every morning when a refund is near due or overdue. Other refunds have no legal deadline.
Deductions are set in the move-out flow only; Refunds shows them read-only. A credit note for a bill cancelled after payment reduces a tax invoice and cannot be voided — correct the destination and transfer again.

VAT and withholding tax

Dorm Settings → "Value added tax": "This dorm is registered for VAT" and the "VAT rate". The output tax report is on Financial Reports ("Output tax report (.xlsx)").
Dorm Settings → "Withholding tax" (rent s.40(5), services s.40(8)). When a juristic tenant withholds tax, 50 Tawi certificates (/withholding): "Record certificate", "Follow up", "Download 50 Tawi register". Tenants can enter their own tax-invoice details (individual or company, tax ID, branch) on their profile.

Repairs & Issues

Tenants report from "Repairs" on their side; staff can also "Create Repair & Issue Ticket". Statuses: Pending → In Progress ("Accept ticket", assign a technician) → Awaiting tenant confirmation ("Work done → ask the tenant to confirm") → Resolved (the tenant presses "Confirm - Repair Complete", or "Still Has Issues" to reopen; staff may "Close on the tenant's behalf" if there is no answer). Cancelled is also possible. Priority: Low, Medium, High, Emergency.

Announcements

Announcements (/admin-news): "Add Announcement" (publish date, optional expiry) → "Publish"; "Pin" keeps it on top; "Send to LINE for recipients who have not received it". Tenants read them on "News".

Notifications and LINE OA

LINE OA (/settings/line): connect the dorm's own LINE Official Account, "Test connection", "Create admin group token", the Rich Menu ("Create / update with default image" or "Upload image & update Rich Menu"), "Send bill and lease reminders now", "Save Settings". Bills, reminders and announcements then go to tenants on LINE.
Email to tenants (bills, with a pay link and PDF) is sent by the platform; the dorm does not set up a mail server.
SMS is used only for one-time sign-in and booking codes and for booking messages to a website booker who gave no email. Dorms cannot send SMS notifications and tenants get no SMS alerts.
Tenants see their in-app notifications from the bell (/notifications).

Staff and permissions

Settings hub → User Management (/staff): "Add User" → "Invite User via Email" with role Admin or Staff → "Send Invite" (an email with an invitation key and link; the person creates their account at /register). Owners and admins can activate, deactivate or delete users (the owner account cannot be deleted). Team user seats in the owner's plan count admin and staff accounts (see Plans and prices).
Owner and Admin can do everything. What Staff may do with money is set by the owner or an admin in Dorm Settings (/settings/dorm) → "Staff finance permissions": Record money (walk-in payments, completing a move-out, entering a tenant's refund account), Approve / pay out (approve slips, refund bookings, mark refunds as transferred, reissue a refund) and Void money records (void receipts, cancel paid bills, reject a refund). By default Staff may record and approve but not void. Staff cannot apply advance rent, publish floor plans, open Dorm Settings or change other users' role or status.
The owner can also invite admins from the central website (Users & Roles → "Generate admin key").

TM.30 (foreign residents)

When a foreign tenant moves in, a TM.30 task appears on TM30 (/tm30) with the 24-hour deadline (reminders start 6 hours before it is due). Download the Excel, file on the Immigration website ("Open TM30 site"), then "Mark as filed" and attach the TM.30 document, or "Not required". ICD Dormitory tracks the deadline and keeps the evidence; it does not file with Immigration for you.

Reports and exports

Financial Reports (/finance): cash in/out, refunds, outstanding, revenue mix; "Output tax report (.xlsx)".
50 Tawi register (.xlsx) on /withholding; TM30 Excel and history on /tm30; tenant statement ("Download statement") on each tenant account; payment history "Export CSV".
Lease contracts, move-out settlements, booking confirmations, invoices and receipts can be printed or downloaded from their screens. Documents follow the system's own layouts; there is no template editor.

Dorm Settings hub (`/settings`)

Cards: Dorm Settings (/settings/dorm), Secret Keys (invitation keys), LINE OA, Email, User Management (/staff), Manage Landing Page (/landing — the dorm's public page and the rooms it shows), and Notifications (marked coming soon). Dorm Settings also has Promotion, Holiday calendar (daily stays), Google sign-in and Google Reviews.

Dorm portal: the tenant side (residents)

Tenants use the same address as their dorm, https://<dormId>.icd-dormitory.com.

Getting an account: the dorm team creates it when you move in (or gives you a "Sign-up + LINE link QR" or an invitation link). Sign in at /login with a one-time code sent to the email or phone the dorm recorded (SMS reaches Thai mobile numbers only — with a foreign number, use email), or with Google, Facebook or LINE when those buttons are shown. Google, Facebook and LINE only work for an account the dorm has already created. If you cannot sign in, ask your dorm office — ICD Dormitory does not hold tenant accounts centrally.
Menu: Home (/my-room), Bills (/billing-log), Repairs (/support-tickets), News (/announcements), Lease (/lease), Me (/profile), User Guide (/help). The bell opens your notifications (/notifications).
Refunds: when the dorm owes you money (deposit at move-out, a cancelled booking, a bill cancelled after you paid), you are notified and it is listed on Refunds (/my-refunds, also linked from a banner on Bills): amount, status, due date, and the transfer slip once it is sent. While it is pending, "Add refund account" lets you enter your bank account or PromptPay; the dorm cannot change what you entered.
Pay a bill: Bills → "Pay Now" / "Pay bill" opens /my-payments. "Pay online" (scan a QR; confirmed at once with no slip; one bill at a time, from ฿20; cards only if the dorm accepts them) appears when the dorm has online payment. Otherwise, or by choice: "PromptPay" or "Bank transfer" → "Upload transfer slip" → "Pay bill" → "Confirm slip submission". A slip shows "Pending review" until the bank check approves it automatically or the dorm approves it. Deposits and advance rent are paid by slip. Receipts: "View Receipt". Cash is paid at the dorm office.
Repairs: Repairs → "New Request" → "Submit Repair Request"; when the dorm marks it done, press "Confirm - Repair Complete" or "Still Has Issues".

Let an AI work inside your dorm (MCP)

A dorm owner can connect an AI agent (Claude, ChatGPT, Cursor or any MCP client) to their own dorm: it can look up tenants, leases, buildings, rooms and repair tickets, and open, update and comment on repair tickets. It cannot record payments or refunds, void documents, or renew, end or edit leases. A current tenant can connect one to their own rooms, lease, bills, balance, payments, receipts, meter readings, announcements and tickets, and open or comment on a repair ticket; it cannot pay, send a slip or sign a lease. Admins and staff cannot connect an agent. The agent acts only as that person, with that person's rights.
Floor plans from a drawing (owner): give your connected agent a photo, scan or PDF of a building or floor drawing. It reads the drawing itself and saves that floor's plan, in metres, as a draft marked "AI agent", checked by the same rules as the floor-plan editor (inside the outline, no overlapping rooms, doors that fit). It can only place rooms that already exist on that floor; it never adds, renames or deletes buildings, floors or rooms, never replaces a draft someone is working on unless you agree (that draft is kept as the floor's backup), and never publishes. You review the draft in the dorm portal → Room Management → Floor plans, fix anything, and press Publish yourself. Floor plans must be switched on for the dorm.
Owner: dorm portal → avatar menu → "Profile" → card "Connect an AI agent" → "Set up AI agent". Tenant: "Me" → "AI agent access". The page issues a personal key and gives a ready-to-paste setup prompt.
The connection details are only on those signed-in pages, not in this guide. A key is like a password: never paste it into a shared chat.

Frequently asked questions (from our website)

Is the free plan really free?

There is no monthly package fee on the Starter plan, and no credit card is needed to sign up. Like every plan it has usage fees — a fee per tenant invoice issued and a payment-gateway fee on rent taken through the payment-gateway QR — billed on a monthly service invoice. Its room and property quotas are listed under Plans and pricing.

How is this different from the property management app?

The account you sign up for is the owner console: every property, your plan, your team and what the platform charges you. The day-to-day — rooms, tenants, meters, rent invoices — lives in each property's own management app, which opens straight from the property card without signing in again.

Do I need to install anything?

Nothing at all. It runs in the browser on desktop, tablet and phone.

Can I migrate data from my current system?

Our team can import rooms and tenants from Excel files. Contact support after signing up.

Does it notify tenants?

Yes — tenants get their bills by email and see bills, repair updates and announcements in the dorm portal in their phone’s browser. When the dorm connects its LINE Official Account, bills, reminders and news also go to them on LINE.

Can an AI agent help me set up floor plans?

Yes, if you connect an AI agent to your dorm. Give it a photo, scan or PDF of a building or floor drawing and it saves that floor's plan as a draft marked "AI agent". It only places rooms that already exist, never adds or deletes rooms, and never publishes. You review the draft in Room Management → Floor plans, fix anything, and publish it yourself. Floor plans must be switched on for the dorm; once published, tenants see their building and floor with their own room highlighted.

Can tenants ask to end their lease in the app?

Yes. A tenant with an active, signed lease presses "Request cancellation" on the Lease page and gives a reason and a preferred move-out date. The lease stays active meanwhile. The dorm team reviews the request: they can reject it with a reason, which the tenant sees (the tenant can then file a new request), or proceed with the normal move-out and deposit settlement, with the requested date filled in.

When can I cancel or change plan?

Upgrade any time from the Subscription page — starting now or from next month. A downgrade, including back to the free plan, takes effect from next month once your usage fits the smaller plan. There is no long-term contract; to close the account completely, contact support.

How secure is my data?

Everything travels over HTTPS, each property's data sits in its own database, and access is granted per person by role, checked on the server against each person's current role.

Support and contact

For anything this guide does not answer:

Email: [email protected] — Best when there are files, screenshots or a long explanation to send
Phone: 02-162-0801, 02-165-0338 — Best when it is urgent, or when writing it down would take longer than saying it
Report it from inside the app: If you are already signed in, the report button in the bottom-right corner of every page is the fastest route. The form asks for a subject, a category, how urgent it is, a description, and lets you attach screenshots.
Contact page: https://icd-dormitory.com/en/contact
Talk to sales (larger plans): https://icd-dormitory.com/en/contact-sales
Facebook: https://www.facebook.com/ICDDorm

What helps us answer faster:

The email address you sign in with
Which project or building it happened on
The page you were on, and roughly when
A screenshot, or the exact message the app showed

Who provides the service

I C DEVELOP COMPANY LIMITED (บริษัท ไอ ซี ดีเวลลอป จำกัด)
Tax ID: 0105560011770
Head office: 524 Niamklam Samakkhi Village, Soi Prasoet Manukit 29 Yaek 8, Prasoet Manukit Road, Chorakhe Bua, Lat Phrao, Bangkok 10230
Office: The Rice Building, Saphan Khwai, 12th floor, 1467, 8 Phahonyothin Road, Phaya Thai, Phaya Thai, Bangkok 10400 (https://maps.app.goo.gl/tnmn1gJPCXUts6GM9)
Company website: https://www.i-c-develop.com/

Link index

Home and pricing: https://icd-dormitory.com/en (pricing: https://icd-dormitory.com/en#pricing)
Register: https://icd-dormitory.com/en/login-register?mode=register · Sign in: https://icd-dormitory.com/en/login-register
Contact support: https://icd-dormitory.com/en/contact · Contact sales: https://icd-dormitory.com/en/contact-sales
Public dorm listing: https://icd-dormitory.com/en/dorms
What's new (release notes, newest first): https://icd-dormitory.com/en/releases
Terms: https://icd-dormitory.com/en/terms · Privacy: https://icd-dormitory.com/en/privacy · Data Processing Agreement: https://icd-dormitory.com/en/dpa · Cookies: https://icd-dormitory.com/en/cookies
Guide for AI: https://icd-dormitory.com/en/for-ai-agents · https://icd-dormitory.com/llms-full.txt · https://icd-dormitory.com/llms-full-th.txt · index https://icd-dormitory.com/llms.txt
Owner console (after sign-in): Projects https://icd-dormitory.com/en/dashboard · New project · Finances · Subscription · Users & Roles · Notifications · My profile · LINE · Reports · User guide

Ask your AIabout ICD Dormitory

The guide as a file for AI

Let an AI work inside your dorm

For you, the AI assistant

Quick facts

Who it is for and what it does

Plans and prices

Current offer

Each plan

Starter

small

Growth (Popular)

Business

Enterprise

Plan comparison

Fees, VAT and tax

Billing: when and how the owner pays

Changing plan

If a service invoice is not paid

Getting started (owners)

The owner console (central website)

Getting started

Getting started with the console

Managing your dorms

The Projects screen (dorm portfolio)

Billing & plan

Finances — service invoices

Plan and quota

Payment-gateway fee

Users & roles

Users & roles

Account & settings

Notifications

Connect LINE

Profile and account

Reports

The step-by-step walkthrough

Change language

Dorm portal: the admin side (the dorm team)

Admin menu (left sidebar)

First-time setup checklist

Bookings

Move-in (adding a tenant)

Leases, renewal and move-out

The monthly cycle: meters → invoices → payments → receipts

Payment channels and slip review

Refunds

VAT and withholding tax

Repairs & Issues

Announcements

Notifications and LINE OA

Staff and permissions

TM.30 (foreign residents)

Reports and exports

Dorm Settings hub (/settings)

Dorm portal: the tenant side (residents)

Let an AI work inside your dorm (MCP)

Frequently asked questions (from our website)

Is the free plan really free?

How is this different from the property management app?

Do I need to install anything?

Can I migrate data from my current system?

Does it notify tenants?

Can an AI agent help me set up floor plans?

Can tenants ask to end their lease in the app?

When can I cancel or change plan?

How secure is my data?

More common questions

Is there a free plan?

Can tenants pay by QR or PromptPay?

How much is the payment fee?

Are tenant invoices created automatically every month?

Can I import my existing rooms and tenants from Excel?

Can I manage several dorms with one account?

Do tenants need to install an app?

Does it send LINE, email or SMS messages?

Can I choose my dorm's web address?

Does it handle TM.30 for foreign tenants?

Does it handle VAT and withholding tax?

What happens if I do not pay the service invoice?

Ask your AI
about ICD Dormitory

Dorm Settings hub (`/settings`)