Renting is how most foreigners live in Bangkok. Buying a condo is possible within the foreign quota, but most newcomers rent first while they learn the city. This guide covers how the process works, what the 2025 rules change, and what to check before you sign.
This is general information, not legal advice. For agents and property managers, see the real estate directory.
How renting works in Bangkok#
The usual steps are:
- Choose the area. Most foreigners pick an area by commute: to the office, to the school, or to a BTS or MRT station. If you have children, see our guide to international schools by area.
- Find units. Through an agent, online listing sites, or the building's juristic (management) office. In Bangkok, the landlord usually pays the agent's commission on a standard lease. Confirm this with the agent in writing before viewings.
- View and negotiate. Rent, length of lease, furniture and appliances, and who pays which bills are all negotiable.
- Reserve. Many landlords ask for a booking fee to take a unit off the market. Get a receipt that says it will be credited to the deposit or first month's rent.
- Sign the lease. Read it in English, and ask for a Thai–English bilingual contract if possible.
- Pay the deposit and first rent, and move in. Do the condition check and get the TM30 receipt.
Documents you will usually need#
- Passport (the landlord or agent will copy the photo and visa pages).
- A visa or permit to stay that matches the lease. If your visa expires during the lease, expect to be asked for a copy of the extension.
- For a company lease: company certificate and a letter from the employer.
The 2025 tenant protections#
On 4 September 2025, new rules on residential leasing came into force. They tighten earlier rules from 2018 and extend them to smaller landlords. Our summary is based on the analysis by Tilleke & Gibbins (via Legal 500).
Who is covered#
- Landlords who rent out 3 or more residential units to tenants for housing. The earlier rules covered landlords with 5 or more units.
- Online and electronic contracts are covered too.
- Excluded: hotels and dormitories, which have their own rules.
A private owner renting out one or two condos is not covered by these rules. Many such landlords still follow similar terms, but ask, and write the terms into your contract.
Deposits and advance rent#
- Cap: deposit plus advance rent together may not exceed 3 months' rent. For a long lease where rent is paid annually, the cap is one year's rent.
- Return: the deposit must be returned when you move out. If the landlord needs to inspect, the deadline is 7 days where there is no damage, or 14 days where the landlord makes deductions for damage. Deductions must be explained.
Rent, bills and invoices#
- No rent increases during the lease term.
- Utilities at official rates. The landlord may not charge more than the official electricity and water rates.
- Invoices at least 3 days before the due date.
- No renewal fees.
Condition report and repairs#
- The landlord and tenant must sign a condition report at the start, describing the unit and its contents.
- The landlord is responsible for repairs, except damage caused by the tenant.
Ending the lease early#
- A tenant may end the lease once half of the lease term has passed, with 30 days' written notice.
- A landlord must give 30 days' written notice to end the lease for a breach.
- Landlords may not lock you out of the unit.
Penalties#
Breaches can carry up to 1 year in prison and/or a fine of up to 200,000 THB, according to the Tilleke & Gibbins summary.
The TM30 address report#
Thai immigration law requires the owner, landlord or house master of a property where a foreigner stays to report that foreigner's address. The report is called TM30, and it must be filed within 24 hours of the foreigner arriving. See the Immigration Bureau's TM30 page. In Bangkok, reports go to the Immigration Bureau.
What this means for you:
- Ask your landlord or agent who files the TM30 and when. Condo buildings and agents often handle it for the owner.
- Keep a copy of the receipt. Immigration offices may ask for proof of your address when you extend a visa or report your 90 days.
- Report again after travel. Depending on how the rule is applied, a new report may be needed when you return from abroad. Ask your landlord, or check with Immigration.
- Fines fall on the house master. For a private owner, the fine for failing to report is up to 2,000 THB, according to Thai Law Online.
If you are extending a visa, see our guide to visa extensions in Bangkok.
What to check before you sign#
- Who owns the unit? Ask to see the title deed (chanote) or the condo unit title and the owner's ID. If someone else is signing, ask for a power of attorney.
- The lease term and notice period. A one-year lease is the common length. Check the early termination clause against the rules above.
- Deposit and advance rent. Check the total against the 3-month cap if the landlord is covered.
- Bills. Confirm electricity, water, internet and common-area fees, and who pays each. Ask for the meter readings at move-in.
- Furniture and appliances. List them in the condition report, with photos.
- Repairs. Who to call, and how fast. Who pays for air-conditioner cleaning.
- Rules of the building. Pets, guests, parking and moving hours are set by the juristic office.
- Language. If the Thai version of a bilingual contract prevails, have it checked.
Move-in condition check#
On the day you get the keys:
- Walk through every room with the landlord or agent.
- Photograph and video walls, floors, furniture, appliances and the bathroom, with the date visible.
- Test the air conditioners, hot water, cooker, washing machine and every light.
- Write down every defect in the condition report, and both sign it.
- Keep a copy, and keep the photos until your deposit is returned.
Moving out and getting your deposit back#
- Give notice in writing, by the date in your lease.
- Ask for a joint inspection on your last day.
- Hand back every key and access card, and get a signed handover note.
- Pay your final bills, or agree they will be deducted.
- If the landlord is covered by the 2025 rules, the deposit is due back within 7 days (no damage) or 14 days (with deductions).
Renting for a company#
If your company is leasing an apartment or an office, the lease is usually in the company's name, and rent paid to an individual landlord can involve withholding tax. See our guides to withholding tax in Thailand and office leasing in Bangkok.
Frequently asked questions#
Can a foreigner rent a condo in Bangkok? Yes. There is no restriction on foreigners renting residential property. You will usually need your passport and a visa that covers the lease.
How much deposit do I pay to rent in Bangkok? For landlords with 3 or more rental units, deposit plus advance rent is capped at 3 months' rent under the rules in force since 4 September 2025. For a single private landlord, the amount is set by the contract.
Can my landlord raise the rent during the lease? Not for covered landlords. The 2025 rules ban rent increases during the lease term. Check your contract with smaller landlords.
What is TM30 and who files it? TM30 is the report of a foreigner's address to Immigration. The landlord or house master must file it within 24 hours of the foreigner arriving.
Can I break my lease early? For covered landlords, a tenant may end the lease after half of the term has passed, with 30 days' written notice. Otherwise, your contract sets the terms.
