Successfully renting a house in Thailand can be challenging for newcomers. However, you can simplify the process with the right approach and resources. Here’s a clear guide on renting a property in Thailand and finding a property to rent.
Why Use a Real Estate Agent?
A local real estate agent is your best ally when searching for rental properties. They have in-depth knowledge of the area and can assist you in navigating the local rental market. It’s advisable to choose an agent who specializes in the region where you wish to live.
Steps to Prepare Before Hiring an Agent
Before you engage an agent, consider these critical steps:
1. Identify Locations: Research neighborhoods that interest you.
2. Set Your Budget: Determine your price range and the apartment size you need.
3. Decide on Furnishings: Specify whether you want a furnished or unfurnished place.
4. Choose a Reliable Agent: Find an agent with good reviews and local expertise.
Once you hire an agent, they will help you find properties that match your criteria.
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Key Considerations When Renting
When meeting landlords, keep these points in mind:
1. Negotiable Rent: Rent prices are typically negotiable and may not change during your lease.
2. Contract Length: Cheaper apartments often require longer contracts (3-6 months). Negotiate for the best rates.
3. Security Deposits: Expect to pay 1-2 months’ rent as a deposit, which may increase if the furniture is new or you have pets. This deposit is refundable if the property is undamaged at the end of your lease.
4. Rent Adjustments: Landlords must notify tenants of rent increases before lease renewal.
5. Payment Timing: Rent is paid at the beginning of each month.
6. Utility Bills: Confirm whether utilities like electricity and internet are included in your rent.
7. Early Termination: Ending your lease early may result in losing your deposit unless a diplomatic clause is included (subject to landlord approval).
8. Eviction Risks: If you breach the contract, landlords can take legal action, including eviction.
9. Tenant Rights: Tenant protections are limited in Thailand, so understanding your lease agreement is crucial.
Differences between the Old and New Rental Contract Laws
For now, Thais are using the New Rental Contract Control Law (2019). To clarify the differences, please refer to the comparison table of the old and new laws. Any changes that benefit or disadvantage tenants will be noted in parentheses.
| Old Rental Contract Control Law (2018) | New Rental Contract Control Law (2019) |
| Invoices must be sent to tenants at least 7 days in advance | Invoices must be sent to tenants at least 3 days in advance (less favorable for tenants) |
| Landlords can collect a security deposit of 1 month and rent in advance of 1 month, totaling 2 months | Landlords can collect a security deposit combined with the rent in advance, not exceeding 3 months (less favorable for tenants) |
| Tenants can terminate the lease before the contract period ends by giving at least 30 days’ written notice | Tenants can terminate the lease before the contract period ends, but they must have resided for at least half of the contracted period and must give at least 30 days’ written notice (less favorable for tenants) |
| In case a tenant breaches the contract, the landlord must give written notice to remedy the breach within 30 days before terminating the lease | In case a tenant breaches the contract, the landlord must give written notice to remedy the breach within 30 days before terminating the lease, except in cases where the tenant’s actions directly affect the peaceful cohabitation with other tenants, requiring at least 7 days’ written notice (less favorable for tenants) |
| No exemption or limitation of liability under the contract or from tort by the landlord | Exemption or limitation of liability under the contract or from tort is allowed if there are sufficient justifiable reasons (less favorable for tenants) |
| Security deposits or advance rent cannot be confiscated under any circumstances | Security deposits or advance rent can be confiscated if it is the tenant’s fault (less favorable for tenants) |
| Landlords or agents are prohibited from inspecting the property without prior notice to the tenant under any circumstances | Landlords or agents can inspect the property without prior notice only in emergencies that may cause damage or affect other tenants (less favorable for tenants) |
| Tenants cannot be obstructed from using the property or accessing it for the purpose of retrieving their belongings under any circumstances | Tenants can be obstructed from using the property or accessing it to retrieve their belongings if the landlord lawfully terminates the rental agreement (less favorable for tenants) |
| Landlords cannot terminate the contract if the tenant is not in breach of the agreement | Landlords cannot terminate the contract as long as the tenant is not in substantial breach of the agreement (more favorable for tenants) |
Renting a house in Thailand can be straightforward if you are well-prepared and informed. Using a local agent and understanding the rental process, you can find a suitable home that meets your needs.
Disclaimer: The information is provided for general information only. DDproperty by PropertyGuru c/o AllProperty Media Co., Ltd. makes no representations or warranties in relation to the information, including but not limited to any representation or warranty as to the fitness for any particular purpose of the information to the fullest extent permitted by law. While every effort has been made to ensure that the information provided in this article is accurate, reliable, and complete as of the time of writing, the information provided in this article should not be relied upon to make any financial, investment, real estate or legal decisions. Additionally, the information should not substitute advice from a trained professional who can take into account your personal facts and circumstances, and we accept no liability if you use the information to form decisions.