Renting a place in Thailand: leases, deposits and bills

The rules that protect you

Since 4 September 2025, landlords who rent out three or more homes have to follow Thailand's residential lease rules. Most condo buildings, apartment blocks and agencies count. A private owner renting out a single condo usually doesn't, so read their contract carefully.

• Advance rent plus deposit can't be more than three months' rent on a monthly lease.
• Water and electricity can't be charged above the official government rates.
• Bills for rent and utilities must reach you in writing at least 3 days before they're due, and you can ask to see how they were worked out.
• Your deposit comes back at the end of the lease: within 7 days if there's no damage, or 14 days if there is, minus the cost of repairs.
• You can end a fixed-term lease early once you've lived there for half the term, with 30 days' written notice.

Before you sign

1. 1Ask what electricity and water cost per unit. Compare it with the government rate on your PEA or MEA bill if the landlord shows you one.
2. 2Take dated photos and a video of every room, the furniture and any damage, and send them to the landlord so there's a record.
3. 3Check the lease says who pays for repairs, internet and common fees, and how much notice you need to give.
4. 4Get the landlord's ID card copy and the property's house book or title copy. You'll need them for your TM30, a residence certificate and some bank accounts.
5. 5Make sure the name on the lease matches your passport exactly.

TM30: the landlord's job, your problem

Your landlord has to tell immigration you live there within 24 hours of you moving in. That's the TM30. Without the receipt, you'll struggle with 90-day reports and extensions. Ask for it in the first week, and take a photo of it.

Leases longer than 3 years

A lease over 3 years only holds up for the full term if it's registered at the Land Office. Unregistered, it's only enforceable for 3 years. Most people rent for 6 or 12 months, so this mostly matters if you're signing a long lease on a house.

Getting your deposit back

1. 1Give notice in writing, by email or LINE message, so it's dated.
2. 2Do the move-out walk-through with the landlord, using your move-in photos.
3. 3Ask for the deposit to go to your Thai bank account, and agree the date.
4. 4If it doesn't arrive and your landlord is covered by the rules, you can complain to the Office of the Consumer Protection Board (hotline 1166).