Renting in Thailand: an expat guide to leases, deposits and utilities

Visit at the time you would commute, during rain where possible and after dark. Check walking safety, drainage, mobile signal, delivery access, parking, aircraft or nightlife noise and the route to work, school and healthcare.

Ask residents or building staff about flooding, lift reliability, water pressure, outages and planned construction. A unit can look excellent while the building or street makes daily life difficult.

Ask for evidence that the person signing is the owner or properly authorised agent. Match names on the agreement, payment instruction and evidence. Be cautious when told to pay a different individual, overseas account or urgent reservation before inspection.

Use traceable payments and obtain a receipt. If a holding deposit is requested, record what it reserves, when it is refundable and what happens if the final lease differs from the proposed terms.

Confirm the term, renewal, notice, deposit, payment date, repair responsibility, pets, guests, subletting, early termination and which language version governs. Ask how damage, fair wear and deposit deductions will be assessed.

Clarify who pays electricity, water, internet, building fees and maintenance. Ask whether utilities are charged at the official meter or a contractual rate. Record any agreed repair or furniture removal before signing.

Create a signed inventory with dated photographs, video, keys, access cards and meter readings. Test air-conditioning, appliances, taps, drains, locks, smoke alarms and internet availability before the condition report closes.

Ask what evidence the owner will provide for immigration, banking, driving-licence or other address processes and whether required accommodation notification will be completed. Keep the lease, receipts and correspondence together.