Renting an Apartment in Thailand: Pitfalls and How to Avoid Them
Thailand is a favorite destination for tourists from all over the world. People come here for short vacations, to escape the winter in their home country, or even to relocate permanently. The warm climate, comfortable lifestyle, and affordable prices make it an attractive option for many.
CONTENT:
- Documents for a Foreigner to Legally Stay in the Country
- Deposit
- Signing the Rental Agreement
- Features of Rented Apartments in Thailand
Many foreigners opt for renting instead of purchasing property. Some prefer to experience living in different areas of the country before deciding where to settle down. Apartments in high-rise buildings are the most popular type of rental accommodation.
Local real estate agents are ready to assist foreigners in finding the right property. But are there any pitfalls to renting apartments in Thailand? What should you look out for when signing a rental agreement?
This guide will be helpful not only for tenants but also for property owners in Thailand who wish to rent out their apartments for extra income.
DOCUMENTS FOR A FOREIGNER TO LEGALLY STAY IN THE COUNTRY
Thailand has lifted its COVID-19 restrictions. No vaccination certificates are required to enter the country. Foreigners can stay for up to 30 days visa-free. However, there are still important formalities to consider when renting a property, including the TM30 form. So, what is a TM30 form?
The TM.30 form is a «Notice from the Landlord, Homeowner, or Unit Owner where the Foreign Person Lives.» It is required at any immigration office for various purposes, such as extending visas and ensuring a legal stay in Thailand, in addition to a visa and a “90-day report.” This report must be renewed every 90 days either at a local immigration office or online.
The TM.30 form must be submitted by the property owner within 24 hours of the foreigner moving in. The form is also issued automatically for those staying at hostels or hotels. Without this form, the foreigner cannot extend their visa, and the landlord may be fined. In most parts of Thailand, the TM.30 form can be submitted online. It includes personal details of the foreigner, the property address, and information about the landlord.
Required documents:
- Completed TM.30 form
- Copies of the tenant's and property owner's identification
- Copy of the TM.6 departure card
- Copy of the rental contract
Some landlords refuse to issue this form, which can cause issues for the tenant. This may happen if the landlord has not registered the property or is not paying taxes. Tenants should follow up on this document and notify the landlord in advance. If the rental is arranged through an agency, it is their responsibility to explain these requirements to both the tenant and the landlord.
DEPOSIT In Thailand, it’s standard practice for landlords to request a deposit from tenants, which is returned at the end of the rental agreement. Although the law states that this deposit should be equal to one month’s rent, in reality, landlords often ask for two months' rent as a deposit. Unfortunately, there are many instances where landlords refuse to return the deposit, especially to foreign tenants. They may claim that the tenants have damaged the property. To protect yourself, it’s recommended that you take photos of the apartment before moving in and again when you move out.
SIGNING THE RENTAL AGREEMENT When signing a rental agreement, ensure that the contract is translated into English so that you fully understand the terms. Most local agencies provide agreements in both Thai and English. A copy of the owner’s identification card should also be attached to the document. Before signing, be sure to ask the following questions:
- Does the rental amount in the contract match what was agreed upon?
- Is the rental period correct?
- What are the terms for early termination?
- How much is the deposit, and when will it be returned?
- When is the rent due each month?
- Who is responsible for paying the utility bills?
- Who covers maintenance costs if something breaks in the apartment?
- Who is responsible for regular air conditioner maintenance costs?
- Are there any special conditions or restrictions?
Rental agreements are made in two copies, with both the landlord and the tenant signing them. Each party keeps one copy. It’s important to hold onto your copy until the rental period ends, as you will need it for immigration purposes.
Water and electricity bills are usually paid by the tenant on a monthly basis. The landlord is responsible for paying an annual residential management service fee, which is typically billed in January. Some condos offer additional services such as apartment cleaning. Occasionally, landlords may insist on this service and cover the cost themselves. It’s advisable to have all such conditions clearly stated in the rental agreement.
Be aware that many condominiums do not permit short-term rentals. Signs posted in the lobbies of residential buildings often state that short-term rentals are illegal. Furthermore, if your rental agreement is for less than a year, you won’t be able to extend your long-term visa. It’s important to remember that short-term rentals don’t provide the same legal protections as long-term rentals.
FEATURES OF RENTED APARTMENTS IN THAILAND When choosing an apartment in Thailand, check if there is a stove, as not all units are equipped with one. Many apartments also don’t have washing machines, as residential buildings often provide shared laundry facilities with machines that can be used for a small fee. In such cases, you’ll need your own laundry detergent.
Additionally, most homes in Thailand don’t have central water heating. Cold water runs through the pipes, and showers are typically heated by individual electric water heaters. Be sure to check whether the apartment has a boiler for hot water.
Keep in mind that pets are generally not allowed in most houses and apartments. Finding pet-friendly accommodation can be challenging, but it is possible.
Most modern residential complexes in Thailand offer a variety of amenities such as swimming pools, gyms, saunas, barbecue areas, and coworking spaces. These services are available to both owners and tenants, but it’s a good idea to verify any conditions for their use with the landlord.
Finally, before moving in, thoroughly check the condition of the apartment. Ensure that all electrical appliances are functioning properly and that the furniture is in good shape. Take photos of any pre-existing damage to avoid being blamed for it later.