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Before You Sign: Thailand Rental Checklist
Almost every deposit dispute in Thailand traces back to something that was clear in the viewing but never made it into the contract. Run these twelve checks before you sign — each one maps to a real, common argument.
Checklist guide; legal points reference the Civil & Commercial Code. Not legal advice.
In short
- ▪Five of the twelve checks are one line in the contract. Get them in writing at signing — not “later by WeChat.”
- ▪The most-debated three: whose name the electric meter is in, who pays for AC breakdowns, and what the deposit can be withheld for.
- ▪Sign nothing you can't read — if the contract is Thai-only, get it translated or ask for a bilingual version before signing.
Checks 1–4: the contract itself
1. Language. A Thai-only contract is enforceable against you. Insist on bilingual or a translation you've actually read. 2. Deposit terms. Amount, what it covers, refund timeline (state a number of days), and who inspects at exit. 3. Term + renewal. Fixed term, notice period, renewal rent mechanism — or the renewal is whatever the landlord decides. 4. Early exit. Break clause or diplomatic clause if your visa or job can move; otherwise early departure = deposit gone plus rent owed.
Checks 5–8: money clauses
5. AC and appliance repairs. Default under CCC §538-ish landlord obligations can be shifted by contract — say who pays, and what's tenant damage vs wear. 6. Utility split. Electric meter name (transfer it to you at MEA/PEA), water (building-billed or own meter), internet, common fee (owner's cost unless you knowingly accept otherwise). 7. Stamp duty. 0.1% of total rent at signing — agree in writing who bears it (convention: tenant). 8. Late-payment terms. Law gives you at least 15 days to pay before termination (CCC §560) — make sure the contract doesn't pretend otherwise with an instant-forfeit clause.
Checks 9–12: the unit and the building
9. Inventory with photos. Dated photos of every room, walls, AC, and existing damage — both parties sign a copy. This single step settles most exit disputes. 10. Meter readings. Photograph electric + water meter numbers on day one so you don't inherit the previous tenant's bill. 11. Building rules. Juristic person's office: registration, pets, movers' deposit, lift booking. 12. TM30. Confirm in writing the landlord (or juristic office) will file your TM30 within 24 hours of move-in — it's their duty, and visa extensions will ask.
| # | Check | Where it goes |
|---|---|---|
| 1 | Contract language you actually read | Header/signature |
| 2 | Deposit amount, deductions, refund days | Deposit clause |
| 3 | Term, notice, renewal mechanism | Term clause |
| 4 | Break / diplomatic clause | Termination clause |
| 5 | AC + appliance repair responsibility | Maintenance clause |
| 6 | Electric meter name, water, common fee | Utilities clause |
| 7 | Who pays 0.1% stamp duty | Signature page |
| 8 | Late payment: 15-day cure (CCC §560) | Rent clause |
| 9 | Signed photo inventory | Annex |
| 10 | Day-one meter readings | Annex |
| 11 | Building rules + registration | Ask juristic office |
| 12 | TM30 filing within 24h | Written in contract |
Turn the checklist into clauses
Every check above is a clause in our generator — bilingual or Thai-only, free preview, from ฿250.
Frequently asked questions
Is a Thai rental contract valid without a lawyer?
Yes. Residential tenancy is ordinary contract law — signed agreement + stamp duty, no lawyer or registration needed (unless the term exceeds 3 years, which needs Land Office registration).
What if the landlord refuses to put agreed terms in writing?
That is your answer about how disputes will go. Verbal side-agreements are nearly impossible to prove; anything worth agreeing to is worth one clause.
Do I have to use the landlord’s form contract?
No — a form is a starting point, not a statute. Many tenants sign the landlord’s form but add an annex with the deposit terms, repair split, and TM30 undertaking; both parties sign every page.
What is a bilingual contract?
One document with Thai and English side by side, both texts signed. It removes the “you agreed to the Thai version” problem. Ours generate bilingual or Thai-only versions at checkout.