By Hero Realtor · Updated 13 October 2026
A rental contract protects both sides only if it says what you think it says. This checklist covers the 12 points that cause most disputes. It is general information as of October 2026, not legal advice, and rules change, so confirm anything important with a Thai-licensed lawyer.
Is a written rental contract required in Thailand?
A written contract is strongly recommended for every lease. Under the Civil and Commercial Code, a lease of property over three years must be written and registered at the Land Office, otherwise it is enforceable for only three years. The maximum term is 30 years. Most condo and house rentals are 12 months and are not registered, so the written contract is your main protection.
What are the 2025 rules for business landlords?
A notification of the Contract Committee, in effect since 4 September 2025, treats residential leasing as a contract-controlled business for landlords renting three or more units. Using the official standard contract is not mandatory, but any contract used must not breach the notification. Reported restrictions include:
- Caps on the combined security deposit and advance rent.
- No raising rent or service charges before the lease expires.
- No confiscating the deposit or advance rent without the tenant's fault.
- No entering the property without prior notice, except in emergencies.
- No charging renewal fees or locking tenants out.
Private landlords with one or two units are governed mainly by the Civil and Commercial Code and the contract itself, so the written terms matter even more. Check the exact current wording before relying on any cap.
The 12-point checklist before you sign a Thai rental contract
- Verify the landlord and the property. Ask for the title deed or condo ownership document and ID, and confirm the name matches the person signing. If an agent signs, ask for written authority.
- Use a written contract in English and Thai. Ask which language prevails if they differ. Business landlords must provide a Thai-language version.
- Check the term and renewal terms. Write down the start and end dates, and how renewal and renewal rent will be agreed.
- Confirm rent and the payment schedule. State the amount, due date and payment method, and check there is no clause allowing mid-term rent increases.
- Pin down the deposit and advance rent. Record each amount, what the deposit covers, the return deadline and the allowed deductions.
- Clarify utilities and building fees. State who pays electricity, water, internet and the common fee, and the rates charged.
- Attach a move-in inventory and condition report. Include dated photos of every room, signed by both sides, as the baseline for deposit deductions.
- Allocate repairs and maintenance. Define who fixes what, and that normal wear and tear is not charged to you.
- Set early termination terms. Check the notice period and any penalty if you leave before the term ends.
- Limit landlord entry. Require prior notice before the landlord or agent enters, except in emergencies.
- Check house rules. Confirm rules on subletting, pets, guests, smoking and short-term renting.
- Handle registration, stamp duty and reporting. Leases over three years must be registered at the Land Office. Confirm who pays stamp duty, keep signed copies, and make sure the landlord files TM30 for foreign tenants.
What if the landlord does not return your deposit?
Start with a dated written demand that cites the contract and your move-out photos, and give a clear deadline. If that fails, you can seek help from the Office of the Consumer Protection Board (hotline 1166), which covers business landlords, or take legal advice. Your signed move-in condition report is the key evidence.
What should foreign tenants know?
The landlord must report a foreign tenant to Immigration, so read our TM30 guide. For a broader walkthrough, see how to rent a property in Thailand as a foreigner and our Bangkok condo rental guide. Remember to budget for the building costs in condo fees and hidden costs. To see what rents look like, browse affordable Bangkok condo rentals, condos near Sukhumvit 77 On Nut and condos at Phrom Phong.
What should landlords include?
Landlords benefit from a clear contract too: inventory, deposit rules, repair duties and TM30 compliance reduce disputes and vacancy. Our landlord's guide to renting out Bangkok condos covers this, and our guide to Bangkok condo rental yield shows how contract terms and vacancy affect returns. If you are still deciding whether to rent, read renting vs buying a condo in Bangkok.
Frequently asked questions
Do I need a written rental contract in Thailand?
A written contract is strongly advised for any lease. For leases over three years it is required and must be registered at the Land Office, otherwise it is enforceable for only three years.
How much deposit can a landlord ask for in Thailand?
Market practice is commonly about two months' rent plus one month in advance. Landlords renting three or more residential units as a business fall under 2025 rules that cap the deposit and advance rent, so confirm the current limit before you sign.
Can a landlord raise the rent during the lease?
Not unilaterally. The 2025 rules for business landlords prohibit raising rent or service charges before the lease expires, and any increase should be agreed in writing.
How soon must the deposit be returned?
For business landlords the rules point to immediate return or within about seven days if an inspection is needed, minus lawful deductions. For other landlords the lease sets the deadline, so write one in.
Who must file TM30 for a foreign tenant?
The landlord or property owner is responsible for notifying Immigration when a foreign national moves in. Read our TM30 guide for the process.
