Renting in Thailand as a Foreigner: Deposit and Contract

A landlord who rents out three or more units may not collect advance rent and deposit above three months of the monthly rent. With no damage the deposit comes back within seven days of the lease ending. Electricity and water may not be billed above the utility's own rate. A lease of more than three years needs registration.

If your landlord rents out three or more units, they can’t ask for more than three months of rent as advance and deposit combined. That’s the number to hold them to, and it’s the one most people get quoted wrong.

Does the rule cover your lease?

The rule comes from a Contract Committee notification (ประกาศคณะกรรมการว่าด้วยสัญญา) in the Royal Gazette on 6 June 2025. It covers an individual renting a building to live in, whether the lease is short or long, and including leases made online. Dormitories and hotels have their own laws and sit outside it.

Leases signed before it took effect stay under the old notification until they end.

Two standard contracts

Landlords must use a lease with the substance of one of two official forms: Form A (แบบ ก) for up to three years, Form B (แบบ ข) for longer, up to thirty years. Either way you should get one signed copy when you sign, and the Thai text has to be clearly readable.

Deposit and advance rent

Advance rent plus deposit is capped at three months of monthly rent. If the rent is priced by the year, the cap is one year’s rent. A landlord can’t keep either one when you’re not at fault.

ข้อสัญญาที่กำหนดให้ผู้ประกอบธุรกิจมีสิทธิเรียกเก็บค่าเช่าล่วงหน้าและเงินประกัน เมื่อรวมกันแล้วมีจำนวนเกินกว่าสามเดือนของอัตราค่าเช่าที่คิดเป็นรายเดือน

A contract term that lets the operator collect advance rent and deposit which together exceed three months of the monthly rent.

Contract Committee notification B.E. 2568, clause 6.1(2), Royal Gazette 6 June 2025 (editor’s translation)

Getting the deposit back

If you caused no damage, the landlord returns the deposit within seven days of the lease ending and taking the unit back. If they deduct for damage, the rest comes back within fourteen days. Normal wear and tear can’t be charged to you.

หากผู้บริโภคไม่ได้ทำความเสียหาย ให้ผู้ประกอบธุรกิจคืนเงินประกันภายในเจ็ดวัน นับแต่วันที่สัญญาเช่าอาคารสิ้นสุด และได้กลับเข้าครอบครองอาคารแล้ว

If the consumer has caused no damage, the operator shall return the deposit within seven days from the day the lease ends and the operator has taken the building back.

Standard contract Form A, clause 10 (a), annexed to the notification (editor’s translation)

On move-in day, photograph every room. The lease should carry a written record of the unit’s condition, with a copy for you.

Electricity, water and fees

Your lease can’t charge more for electricity and water than the utility charges the landlord. Service charges, such as parking, are limited to what the landlord actually paid and is reasonable. If you’re overcharged, call the OCPB hotline on 1166.

What the landlord can’t do

• Lock you out, or enter to move or seize your belongings, before lawfully ending the lease.
• End the lease when you’ve broken no essential term.
• Change the rent or service charges mid-lease.
• Charge a fee to renew.
• Walk in without telling you first, except in an emergency.

ข้อสัญญาที่กำหนดให้ผู้ประกอบธุรกิจมีสิทธิกระทำการปิดกั้นไม่ให้ผู้เช่าเข้าใช้ประโยชน์อาคาร … โดยผู้ประกอบธุรกิจยังไม่ได้ใช้สิทธิในการบอกเลิกสัญญาโดยชอบด้วยกฎหมาย

A contract term that lets the operator block the tenant from using the building … when the operator has not yet exercised the right to terminate the contract lawfully.

Contract Committee notification B.E. 2568, clause 6.1(7), Royal Gazette 6 June 2025 (editor’s translation)

Leaving early, or being asked to leave

On a fixed-term lease you can leave after living there at least half the term, with thirty days’ written notice and no arrears. Prepaid rent comes back within seven days of your notice. If the landlord wants you out, they must give written notice with thirty days to comply. For disturbing neighbours it’s seven days.

Registration and stamp duty

A lease of more than three years must be in writing and registered. Ask the landlord to show the land title document before you pay. Stamp duty is THB 1 per THB 1,000 of rent over the whole term, and the lessor pays it.

Your landlord’s TM.30 duty

The owner must notify immigration within 24 hours of a foreigner moving in. Not doing so carries a fine of up to THB 2,000. Filing steps are on the residence notification page.

Before you sign

• Advance rent plus deposit is within three months.
• You hold one signed copy, in clear Thai text.
• A condition record is attached and you’ve taken photos.
• The seven-day refund is written in.
• Utilities are billed at the utility’s rate.

Moving for a longer stay? See the moving to Thailand checklist, the condo ownership rules and where to live in Bangkok. Costs by city are on the cost of living page.

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Not confirmed: One or two units sit below the three-unit line; those leases rest on the contract and the Civil Code, so get Form A terms in writing. Is THB 4.88 per unit still the electricity ceiling? Call OCPB on 1166. What an unregistered lease over three years loses: ask the Land Office.

General information checked against the sources listed above. Prices, opening hours and other details change; confirm them with the provider before you act. See how guides are checked.

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