Deposit, lease and TM30: renting in Bangkok without trouble
The most common rental problems involve the deposit and the lease. Here's what to know in advance.
What you pay at move-in
For a 12-month lease the standard is a 2-month deposit + 1 month in advance, so at move-in you pay three months' rent. Short terms differ: usually a 1-month deposit and payment in advance.
What the lease should include
- Names of both parties, the address and unit number.
- Term, rent and payment date.
- Deposit amount and the terms for returning it.
- Who pays electricity, water, internet and the building fee.
- Who pays for appliance repairs and what counts as normal wear.
- Early-termination terms.
- An inventory of furniture and appliances.
Leases are often in English or bilingual. Don't sign what you don't understand — ask for a translation.
Getting your deposit back
- On move-in day, photograph everything — walls, furniture, appliances, defects — and send it to the owner so they have a copy.
- Don't drill walls or swap furniture without consent.
- Before moving out, pay the final bills and agree on an inspection date.
- Deposits are usually returned within 7–30 days of moving out — worth writing into the lease.
TM30
If a foreigner lives in the unit, the owner must notify Immigration within 24 hours (form TM30). Without it, visa extensions can get complicated. Ask the owner for proof of filing.
Leaving early
If you break a 12-month lease, the deposit is usually kept — that's normal practice. If you're unsure about the term, agree on 6 months from the start.
We're on your side
We review the lease before you sign, help with the inventory at move-in and remind the owner about TM30.