Renting a Condo in Bangkok: Contracts, Deposits and the Traps
01The standard structure
| Element | Typical | Watch for |
|---|---|---|
| Lease length | 12 months | Shorter leases cost more per month |
| Deposit | 2 months, refundable | This is where disputes happen |
| Advance rent | 1 month | Paid at signing |
| Upfront total | 3 months' rent | Budget for this |
| Notice to leave | 30 days, often more | Read the clause |
| Electricity | Tenant pays, metered | Rate per unit varies by building |
| Water | Tenant pays, small | Minor |
| Common area fee | Usually the owner | Confirm in writing |
| Internet | Sometimes included | Confirm speed and who holds the account |
Shorter than twelve months is possible and normal in tourist-heavy buildings, but you pay a premium and the deposit terms get less favourable.
02The deposit is the whole game
Two months' rent is a lot of money sitting with someone else, and withholding it over minor wear is common enough that you should plan for it rather than hope.
Photograph everything on the day you get the keys. Every wall, every appliance, the inside of the fridge, every existing scratch and stain. Timestamped. Put them somewhere you will still have them a year later.
Insist on a written inventory signed by both parties, listing the condition of furniture and appliances. If the landlord does not offer one, write one yourself and get it signed.
Report faults in writing immediately. A message is fine. The point is a dated record that the air conditioner was already making that noise in week one.
Do the final inspection together, with the landlord present, before you hand back the keys.
Even with everything documented, some deduction for cleaning or minor marks is common. Budget mentally for not getting all of it back, and be pleasantly surprised. What documentation protects you from is a large, arbitrary deduction — and that is worth the hour it takes.
03Electricity, the bill nobody warns you about
Air conditioning in Bangkok is not optional and it is not cheap.
The rate per unit is set by the building, not the national utility, and some buildings mark it up substantially. Ask what the rate is before you sign. It is a fair question and a straight answer is a good sign.
Ask to see recent bills for a comparable unit. A landlord who has other tenants can show you a realistic monthly figure.
A studio with the air conditioning on constantly costs several times what one used only at night costs. This is the single biggest controllable cost in a Bangkok budget.
04Before you sign
See the actual unit. Not the show unit, not a photo of a different floor. The exact room you will live in.
Visit at the time you will actually be there. An apartment beside an expressway is a different place at 8am than at 2pm on a Sunday.
Check the water pressure by turning on the shower. High floors in older buildings can be weak.
Check phone signal inside the unit. Some concrete buildings are dead zones.
Look at the building, not just the room. Gym, pool, lifts, security desk, how the common areas are maintained. Maintenance standards tell you how the building will treat your problems.
Walk from the unit to the BTS or MRT. Ten minutes on a map is different in 35 degrees with no shade.
05Who you are renting from
Most Bangkok condos are individually owned and rented out, which means your landlord is a person, not a company. That cuts both ways.
Verify ownership. Ask to see the title document (chanote) or at least the owner's ID matching the name on the lease. Subletting scams exist.
Agents are normal and usually free to the tenant — they are paid by the landlord. A good agent is genuinely useful for paperwork and translation.
Get the contract in English, or bilingual. A Thai-only contract you cannot read is not something to sign.
06Where the money goes wrong
| Problem | How it happens | What prevents it |
|---|---|---|
| Deposit withheld | Vague 'damage' at move-out | Day-one photos and signed inventory |
| Electricity shock | Building marks up the rate | Ask the per-unit rate before signing |
| Early termination penalty | Leaving before 12 months | Read the clause; negotiate it before signing |
| Repairs not done | Unclear who is responsible | Put repair responsibility in the contract |
| Common fee billed to tenant | Assumed, not agreed | Confirm in writing who pays |
| Sublet scam | Renting from someone who is not the owner | Verify ownership documents |
07Your obligations, which are real
TM30 address reporting. Thai law requires the property owner or possessor to report a foreigner's address to immigration. Many condo landlords do not know or do not bother, and it becomes your problem at your next immigration appointment. Ask, in writing, whether they will file it.
90-day reporting applies if you are on a long-stay visa. Separate from TM30.
Keep your lease and receipts. Immigration and banks ask for proof of address, and your lease is usually what they want.
Immigration procedures change. Confirm current requirements with Thai Immigration rather than relying on this article.
08What to budget
Beyond rent, plan for the three-month upfront lump, electricity that scales with your air conditioning habits, and a small monthly water bill. Internet is often included; if not, it is inexpensive.
If you are here for a few months rather than a year, compare a serviced apartment. It costs more per month but includes utilities, cleaning and a much shorter commitment — and no deposit dispute at the end.
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