Guide · Before you sign
5 things to check before you sign a Bangkok condo lease.
The short answer
- What you pay up front, and what the deposit can be used for
- How electricity and water are billed
- Who fixes what, and who to call
- What happens if you need to leave early
- Move-in photos, signed by both sides
What you pay up front — and what the deposit can be used for
A common Bangkok condo deal is a 12-month lease with one month's rent in advance plus a two-month deposit. Before you pay, get in writing exactly what the deposit can be kept for: unpaid rent, unpaid bills, or damage beyond normal wear. If your landlord rents out three or more units, newer rules cap deposit plus advance rent at three months on monthly-paid leases, and set a return deadline: within 7 days after an inspection with no damage, or 14 days if repairs are deducted.
Ask the landlord
"How much is due before I move in, and what exactly can the deposit be kept for?"
Bank's tip: [FROM REAL DEALS]
How electricity and water are billed
Find out whether bills come straight from the utility to the unit, or through the landlord or building. If the landlord bills you, ask for the rate per unit and see a past bill. Landlords with three or more units may not charge more than the official government tariff, and must let you see the cost behind the bill.
Ask the landlord
"Are utilities billed directly to the unit? If not, what rate per unit do you charge?"
Bank's tip: [FROM REAL DEALS]
Who fixes what — and who to call
Air-conditioners, water heaters and appliances break. The contract should say who pays for what, who arranges the repair, and how fast. Get one name and one phone number for repairs before you move in.
Ask the landlord
"If the AC or water heater breaks, who pays, and who do I call?"
Bank's tip: [FROM REAL DEALS]
What happens if you need to leave early
Twelve-month leases are the norm, and early-exit terms vary. If your job or visa could change, ask for a clear break clause now. If your landlord rents out three or more units, the newer rules let you end a fixed-term lease once you've lived there at least half the term, with 30 days' notice. With a smaller landlord, only what's in your contract counts.
Ask the landlord
"If I have to leave early, what notice do I give and what do I lose?"
Bank's tip: [FROM REAL DEALS]
Move-in photos, signed by both sides
This is how you get your deposit back. On move-in day, photograph and video every wall, floor, appliance and existing mark, with the date. List the furniture and any damage, and have both you and the landlord sign it. Keep a copy.
Ask the landlord
"Can we do the check-in list together and both sign it on move-in day?"
Bank's tip: [FROM REAL DEALS]
And one more — before any money moves
Make sure you're dealing with the real owner.
Ask to see the owner's ID and the unit's title deed, or a signed authorization if someone is renting on the owner's behalf. Pay into an account in the owner's or the agency's name — never a stranger's personal account.
Screenshot this
☐ Owner ID and title deed (or signed authorization) seen
☐ Up-front total and deposit terms in writing
☐ Utility billing method and rate confirmed
☐ Repair responsibilities and contact named
☐ Early-exit terms clear
☐ Contract in a language I can read
☐ Move-in photos taken and check-in list signed
