In one minute: three things to do today

  1. Ask for a contract you can understand. Request a Thai–English or Thai–Chinese version. A contract written only in another language may need translation before it can be used in a Thai dispute.
  2. Check the deposit amount and refund terms. Put the amount, return deadline, and rules for any deductions in writing.
  3. Plan to document the property on move-in day. Record one continuous video and take photos of any existing damage before you move your belongings in.

Residential leases in Thailand are governed by the Civil and Commercial Code. Foreign tenants do not need special permission to rent; a lease does not transfer ownership, so the foreign ownership quota for condominium units does not apply. A common market arrangement is two months’ deposit plus one month of rent in advance, although one month of each is also seen. Rules for landlords operating a regulated residential rental business can set additional limits and refund deadlines, so check which rules apply to your landlord.

In the usual Bangkok agency arrangement, the landlord pays the agent’s commission: roughly one month’s rent for a 12-month lease, or about half a month for a six-month lease. Tenants normally do not pay an agency fee. An agent may propose a fee for unusual requests or some commercial properties; ask about it before proceeding, and decide whether you want that service.

Common reasons given for deposit deductions

  • Deep cleaning: THB 1,000–3,000. This may be reasonable if the contract provides for it and the property is left dirty. Ask for an invoice.
  • Repainting the whole property: THB 3,000–15,000. Ordinary wear should not normally be charged to a tenant. Specific damage, such as graffiti or drilled holes, is different.
  • Furniture and appliance depreciation. Normal aging is not the same as damage. If an item was damaged, consider its remaining value rather than the original purchase price.
  • Unpaid utilities. Genuine outstanding charges are reasonable, but ask to see the original MEA or MWA bill.
  • Air-conditioner cleaning: THB 500–2,500. Check whether the lease assigns regular cleaning to the tenant and ask for the bill.
  • Lost access cards or keys: THB 500–2,000. Record how many keys and cards you received when you moved in.

Eight terms to put in writing before signing

  1. Deposit amount, refund conditions, deadline, and payment method. State when the landlord must return the money after move-out and which bank account it will be sent to.
  2. Ordinary wear versus damage. Add examples to the inventory or lease appendix. Minor fading and normal traces of use are different from actual damage.
  3. Early termination. A standard 12-month lease may provide for forfeiture of the deposit if the tenant leaves early. Read the exact clause.
  4. Subletting. Obtain written permission if you need to sublet. Unauthorized subletting can affect the deposit when the lease prohibits it.
  5. Repair responsibilities. Identify which small repairs the tenant pays for and which large or structural repairs, such as an air-conditioner unit, pipes, or water heater, the landlord pays for.
  6. Rent increases on renewal. This is especially relevant to commercial property. Agree on any increase cap or renewal priority in writing.
  7. A complete list of charges. State who pays the common-area fee, parking, internet, furniture, appliances, keys, and access cards. Check for costs that would otherwise raise the effective rent.
  8. Contract language. Many Thai leases are in Thai; bilingual Thai–English or Thai–Chinese versions can help you understand them. The Thai text may take priority in a dispute, so have every important clause explained before signing.

Unsure whether to sign? Send the contract to our team for a clause-by-clause review. Focus on the deposit deadline, the definition of wear, responsibility for costs, and early termination. WeChat: manguzufang; LINE: @bkkassist.

Pay the deposit and first rent directly into the landlord’s own account, not an agent’s account. If an agent must receive the money, request written authorization from the landlord. For cash payments, keep photos and a receipt.

Move-in day: collect evidence before bringing in furniture

Record a continuous, unedited video from the entrance through every room. Show the walls, floor, ceiling, balcony, cupboards, and drawers. Photograph the labels and working condition of appliances such as the air conditioner, fridge, washing machine, water heater, hob, and extractor fan.

Take close-up and wide photos of every existing defect: scratches, chipped tiles, cracked glass, damaged frames, or stained curtains. Check every item against the inventory list. Record missing items in an addendum and have both parties sign it.

Back up the video and photos to the cloud and send a copy to the landlord or agent by a channel that keeps a dated record. Repeat the same process when you move out.

TM30 reporting

Under Section 38 of Thailand’s Immigration Act, the property owner, person in possession, or hotel manager must report a foreign guest’s stay to immigration within 24 hours. In practice the landlord, building management, or an authorized agent usually submits the TM30.

Keep a copy or screenshot of the TM30 receipt. It can be needed for visa extensions, 90-day reporting, and a residence certificate. Ask the landlord for it within a week of moving in.

How much money do you need on signing day?

  • Deposit: typically one or two months’ rent.
  • Rent in advance: typically one month’s rent.
  • Utility account setup or deposit, if you must open an account yourself: around THB 3,000–5,000.
  • Access card or key deposit, where applicable: around THB 500–2,000.

For an ordinary residential condo, separate utility or access deposits may not apply; they are more likely in certain commercial arrangements. Beyond the initial payment, budget for electricity, water, common charges, internet, and parking. These can add materially to the monthly cost.

Frequently asked questions

My deposit is two months late. What should I do?

Send a written request to the landlord and agent by email or chat so you have a record. Find out whether the landlord is covered by the Office of the Consumer Protection Board’s controlled-contract rules for residential rental businesses. Where those rules apply and there is no tenant-caused damage, the seven-day return requirement may be relevant. You can contact the OCPB at 1166.

I paid the deposit through WeChat. Is the chat history evidence?

A bank transfer with a reference such as “Security Deposit + room number” gives a clearer payment record. If you already paid through WeChat, ask the recipient to confirm in writing how much was received and which room it was for.

The contract is only in Thai. The agent says it is fine. Should I sign?

Have the clauses translated and explained before signing. Check the deposit, wear and damage, charges, and termination terms in particular.

I am staying for only two months. Do I still need this paperwork?

Yes. A short stay can make a deposit dispute harder to resolve after you leave. Short-term rentals can also be subject to different legal requirements.

Explore available rentals or send your housing requirements. WeChat: manguzufang; LINE: @bkkassist; phone: +66 95 479 4978; email: hello@manguzufang.com.

This guide was reviewed by the RentBKK adviser team. Legal rules and market practices can change; contact us if you find information that needs updating. See the Thai OCPB guidance on residential rental contracts.