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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.
"Not every deposit comes back. What saves you is an inventory at check-in with photographs and a date — without one the dispute comes down to one word against another, and the party holding the money wins."
— a rental transactions specialist working 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.
Content:
- Documents for a foreigner to legally stay in the country
- Deposit
- Signing the rental agreement
- Features of rented apartments in Thailand
- What changed by 2026
- Frequently asked questions
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. The visa-free period now runs for 60 days and can be extended once by another 30 days for THB 1,900 (USD 57). In total, a visitor may stay without a visa for no more than 90 days within any 180. In May 2026 the Cabinet approved a return to 30 days, but those rules only take effect 15 days after publication in the Royal Gazette, which has not happened yet. 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;
- Arrival details: the paper TM.6 card has been replaced by the digital arrival card, completed online before departure;
- Copy of the rental contract.
The fines differ for the two sides: the owner faces up to THB 10,000 (USD 302) and the foreigner up to THB 2,000 (USD 60). The notification is filed through the Immigration Bureau’s online system or the Section 38 app. The owner then receives a receipt — collect it straight away, because without it the immigration office will not accept your visa extension papers.
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. Since 4 September 2025 a new Contract Committee regulation has been in force: advance rent may not exceed one month, and the deposit together with the advance rent may not exceed three months of rent. The deposit is returned within 7 days of the end of the lease, or within 14 days where damage has been documented. 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.
What a landlord may ask for under the law
The regulation covers anyone letting three or more units, which means almost every agency, developer and private owner of several apartments. Contract terms that contradict it are void even if you have signed them.
| Item | Rule since September 2025 |
|---|---|
| Advance rent | No more than one month of rent |
| Deposit together with advance rent | No more than three months of rent |
| Return of the deposit | 7 days, or 14 days where damage is documented |
| Electricity and water | At state rates only, mark-ups are prohibited |
| Normal wear and tear | Cannot be deducted from the deposit |
| Access and locks | The owner may not enter without notice or change the locks over a late payment |
If the deposit is not returned, the dispute does not end with an exchange of messages. Complaints go to the Office of the Consumer Protection Board: phone 1166 inside the country or the form at complaint.ocpb.go.th. Filing is free and available in English. Attach the lease, the photos taken at move-in and move-out, your correspondence and proof of payment.
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. The ban comes from the Hotel Act: letting a property for less than 30 days without a licence is not allowed. An offender faces up to a year in prison, a fine of THB 20,000 (USD 604) and a further THB 10,000 (USD 302) for every day the breach continues. Breaking condominium rules is punished separately: up to THB 50,000 (USD 1,510) and up to THB 5,000 (USD 151) a day. Tourist police and local authorities cross-check listings on booking platforms against the register of licences, so counting on not being noticed no longer works.
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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.
What changed by 2026
- The visa-free stay is currently 60 days with a 30-day extension. The return to 30 days was approved by the government in May 2026 but has not yet been published in the Royal Gazette.
- A new residential leasing regulation took effect on 4 September 2025. It covers landlords with three or more units, caps advance rent and deposits and sets deadlines for returning them.
- The paper TM.6 card was replaced by the digital arrival card, mandatory since 1 May 2025.
- The TM.30 notification is filed online or through the Section 38 app, and the owner’s fine reaches THB 10,000.
- Daily letting without a licence is penalised under the Hotel Act, and listings on booking platforms are checked against the licence register.
Frequently asked questions
What deposit is considered normal?
The standard is two months' rent plus the first month paid in advance. A demand for three months or more is a reason to be wary and to negotiate.
What is the TM30 and who files it?
It is the immigration notification of where a foreigner is staying. The property owner or the hotel files it, nowadays through the online system or the app.
Can I sublet a rented apartment by the night?
No. Nightly letting without a hotel licence is punishable under the Hotel Act, and the person actually letting the place is liable too.
What language is the contract in?
Usually bilingual, Thai and English. Where the versions differ the Thai one prevails, so it is worth having that version checked.
What if the deposit is not returned?
Start with a written claim referring to the inventory and the contract. After that, a report to the local police or a small claims court — for sums up to a few tens of thousands of baht that route works.