Condo Lease Agreement in Thailand: What to Check Before You Sign
Short answer
A condo lease should clearly name the parties and the unit, and state the lease term, the rent and due date, the deposit and how it is returned, utility charges, who pays for repairs, early termination, and an attached inventory. By Thai law, a lease longer than 3 years must be registered or it can only be enforced for 3 years, and a lease needs stamp duty of 1 baht for every 1,000 baht of the total rent over its term.
Summary of this article by the DooAsset team · Updated
What a lease should contain
| Item | What the lease should say |
|---|---|
| Parties | Names and ID card or passport numbers of the landlord and tenant; a power of attorney if an agent signs |
| The unit | Building name, unit number, floor and area, matching the condominium title deed |
| Term | Start and end dates; renewal terms |
| Rent | Amount, due date, how to pay, late-payment charge |
| Deposit | Amount, what may be deducted, and when it is returned |
| Utilities | Metered at the official electricity/water rates, or at a stated rate |
| Repairs | Who pays for what, e.g. air conditioning, water heater, furniture |
| Termination | Notice period, and what happens to the deposit if you leave early |
| Restrictions | Pets, smoking, subletting |
| Annex | Inventory with photos, and the meter readings on move-in day |
Legal points to know
- A lease needs written evidence signed by the party to be held liable before it can be enforced in court (Civil and Commercial Code, section 538).
- A lease longer than 3 years must be registered at the Land Office; otherwise it can only be enforced for 3 years (section 538).
- Stamp duty: a building lease needs 1 baht of duty for every 1,000 baht (or part) of the total rent over the term. For example, 20,000 baht a month for 12 months is 240,000 baht, so 240 baht of duty. Under the Revenue Code the landlord is liable for it.
- Landlords who rent out many homes as a business fall under a Consumer Protection Board contract notice that covers deposits, refunds and utility charges. An owner renting out a single unit is usually not covered, so agree everything clearly in the lease.
Common sources of trouble later
- Leaving before the lease ends. Many leases forfeit the whole deposit. If you might leave early, negotiate the terms in advance.
- Rent at renewal. State the maximum increase, or fix the rent for a second year.
- Repairs to air conditioners and appliances. Make clear who pays for wear from normal use.
- Language. For a foreign tenant, use a bilingual lease and state which language prevails.
Documents to ask for
- A copy of the landlord's condominium title deed.
- A copy of the landlord's ID card, or the power of attorney if an agent signs.
- Receipts for the deposit and advance rent.
Read next: Getting Your Condo Deposit Back · How to Rent a Condo in Bangkok: Step by Step
This article is general information, not legal advice. In a dispute, consult a lawyer.
Last updated · written by the DooAsset team · figures may change as listings open and close each day
