Renting a home in Thailand and registering long leases
Most foreigners in Thailand rent. Renting is straightforward, but there are local practices around deposits and reporting that are worth knowing before you sign.
Typical terms
Residential leases in Thailand are commonly for one year, with shorter terms available at a higher monthly rate. Landlords usually ask for a security deposit of two months' rent plus the first month in advance. The deposit should be returned at the end of the lease, less the cost of any damage beyond normal wear and unpaid bills.
Before you sign, check that the lease states:
- The rent, what it includes (furniture, internet, common fees, cleaning) and when it is due
- The deposit amount and the deadline for returning it
- Who pays for repairs, and how urgent repairs are handled
- Notice periods and what happens if you leave early
- The rate charged for electricity and water, since some buildings charge more than the utility rate
Take dated photos of the unit's condition on the day you move in, and send them to the landlord or agent.
Who you are renting from
Ask to see the title deed or a copy, and check that the person signing the lease is the owner or holds a power of attorney. In serviced apartments and buildings with a single owner, the lease is usually with a company.
TM30 reporting
The owner or person in charge of a residence must report a foreign resident's address to Immigration within 24 hours of arrival. This is the TM30 report. Hotels and serviced apartments usually handle it for you. With private landlords, agree who will file it, and keep a copy of the receipt, since Immigration may ask for it for visa extensions. See TM30 address reporting.
Long leases
Under the Civil and Commercial Code, a lease of immovable property cannot exceed 30 years, although it may be renewed. A lease of more than three years must be in writing and registered at the Land Office. If it is not registered, it is enforceable only for three years.
Long registered leases are often used by foreigners for houses and land, since foreigners cannot generally own land. Registration involves a fee of 1 percent of the total rent for the lease term and stamp duty of 0.1 percent. Promises to renew for further periods are contractual and may not bind a new owner, so a lawyer should explain the risks.
Finding a home
Agents in Bangkok list rental houses and condos and handle viewings. Agents are usually paid by the landlord for rentals. Read the lease yourself even when an agent has prepared it.