Renting an apartment in Thailand: the pitfalls and how to avoid them

Thailand is one of the most popular countries among tourists. People come here to relax for a few weeks, escape winter in their home country or even relocate. The hot, pleasant climate, comfortable life and low prices in the country are attractive to potential buyers.

Content:

• Documents for a foreigner to legally stay in the country
• Deposit
• Signing the rental agreement
• Features of rented apartments in Thailand

Not everyone decides to buy real estate. Most foreigners favour renting homes. Additionally, prospective buyers want to spend some time living in various areas or regions of the nation to determine which one best suits them. Apartments in high-rise buildings are the most common type of real estate for rent.

Local real estate agents are happy to help foreigners find suitable housing units. Let's see if there are any pitfalls to renting apartments in Thailand. What should you pay attention to when you sign a rental agreement?

This information will be useful not only to the tenants but also to the owners of Thai real estate who decide to rent out their apartments for additional income.

Documents for a foreigner to legally stay in the country

Thailand has so far removed the COVID-19 restrictions. Vaccination certificates are no longer necessary for entry into the nation. During this 30-day visa-free period, any foreign national is welcome to enter the kingdom and remain without restrictions. Additionally, special consideration should be given to the TM 30 form when renting homes to foreigners in Thailand. First, let's understand what a TM30 form is.

The TM.30 form is a "Notice from the Landlord, the Homeowner or the Unit Owner where the Foreign Person Lives." This form is necessary for a foreigner for many reasons at any immigration office. It’s required to legally stay in the country, along with a visa and a “90-day permit”. This permit must be renewed every 90 days in the country. You can do this at the local immigration centre (or online).

The TM.30 form must be issued by a property owner. It’s also issued automatically for hostel and hotel guests. If you don’t have this document, you can’t receive your visa extension and the property owner will get a fine. In most regions of Thailand, the TM.30 form can be issued online. It has your personal information, the address of the housing unit and the personal information of the property owner. As per the law, this form must be issued 24 hours after the foreigner moves into the housing unit.

• Completed TM.30 form;
• A copy of each party's identification card is required, including the tenant and property owner;
• Copy of the TM.6 exit card;
• Copy of the rental contract.

Some owners refuse to issue this form, causing problems for a foreigner. Sometimes the homeowner in these cases hasn’t registered the right to own property or doesn’t pay taxes. You should personally follow up on this document and notify the landlord in advance, as not all Thai citizens know about it. If the deal goes through an agency, it’s their responsibility to explain the terms of rental agreements with foreigners to the landlords.

Deposit

In Thailand, it’s normal to take a deposit from the tenant. It’ll be returned after the end of the rental agreement. This deposit must be equal to 1 one-month rental by law but, in practice, they usually charge an amount equal to 2 months rental. Unfortunately, there are many cases when homeowners refuse to give this deposit back, especially to foreigners. The landlords find reasons and claim that the tenants ruined the condition of their apartment. To protect yourself against this, we recommend taking photos of the apartment before moving in and when you move out.

Signing the rental agreement

When you sign a rental agreement, you should insist that it’s translated into English so that you can understand everything. Most local agencies prepare these agreements in 2 languages. A copy of the owner's identification card must be attached to the document. Before you sign, ask the following questions:

• Does the rental amount in the contract match the one that you agreed upon?
• Does the rental period match what you agreed upon?
• What are the terms for premature termination?
• Does the landlord ask for a deposit for the apartment and how much is it?
• Is there a deadline for the deposit to be returned?
• When is the rent due?
• Who pays the utility bills?
• Who is responsible for maintenance costs if something breaks in the apartment?
• Who is responsible for the costs of the regular maintenance of the air conditioners?
• Are there any special conditions or restrictions?

Rental agreements are made in 2 copies. The landlord and the tenant sign both copies, each receiving a copy. It’s very important to keep your copy until the end of the agreement. You’ll need it at the immigration office.

Flats in Thailand have monthly water and electricity bills, which are usually paid by the tenant. The owner also pays an annual fee for residential management services. It’s usually billed in January every year. Some condos have cleaning services (for the apartment). Sometimes, apartment owners insist on this service and pay for it themselves. It’s better if all conditions are mentioned in the rental agreement.

Please note that many condos don’t allow short-term rental periods. You can see signs in the lobbies of residential complexes stating that short-term rentals in condos are illegal. Also, if you don’t have a long-term (less than 1 year) rental agreement, it’ll be impossible to extend your long-term visa. It’s worth remembering that you’re not legally protected when you rent an apartment for a short period.

Features of rented apartments in Thailand

When you choose real estate in Thailand, check if there’s a stove as not all apartments have one. Apartments often don’t have a washing machine as the building may have a separate laundry room with public washing machines. They can be used by any resident of the condo for a small fee. In this case, you will need washing powder. Most homes in Thailand don’t have central water heating. Cold water flows through the pipes and the showers are heated by an electric boiler. You must check if there’s a boiler.

Pets are not allowed in most houses in Thailand. If you travel with your pet then finding an apartment will not be easy (but is still possible).

Most modern residential complexes have extra services like a swimming pool, a gym, a sauna, a barbecue area, a coworking area, etc. These amenities are generally available to both owners and tenants. It’s better to check with the owner if there are any conditions to using them and if these services are available.

Don’t forget to do a general check of the apartment’s condition before renting it. Make sure that all the electrical appliances work and that the furniture and fittings are in good condition. If there’s any minor malfunction, take a photo so that the owner doesn’t accuse you of causing the damage.