Near Dee

    Renting a condo or room in Thailand: deposits, contracts, utilities and juristic office rules

    Renting a condo or room in Thailand comes with details that differ from renting a standalone house — deposits, juristic office rules, and how utilities are billed. Here is what new tenants often don't find out until they lose money at move-out.

    Last updated: 2026-08-31 · Near Dee

    Deposits and upfront payments at move-in

    The standard is a two-month deposit plus one month's rent in advance — roughly three months' rent as your first payment. The deposit is refundable at move-out if the room shows no damage beyond normal wear and there are no unpaid utility bills. Always get a receipt or transfer slip for the deposit, and photograph the entire condition of the room before you move in as evidence.

    The lease contract: what to read carefully

    A proper lease should specify the rental term, the penalty for leaving early, the conditions for deposit refund, and a detailed list of furniture and appliances included. Most contracts run a minimum of one year and impose a penalty — often forfeiting all or part of the deposit — if you cancel early.

    Confirm that the person signing as landlord actually owns the unit, or has explicit authorisation to sublet it. An unauthorised sublease carries the risk of a sudden eviction if the actual owner finds out.

    Utility rates you should know

    Many condos charge electricity per unit at a markup over the state rate — sometimes as high as ฿7-8 per unit compared to the roughly ฿4 state rate. Always ask about the electricity and water rate before signing, since it varies widely between buildings and there is no clear cap for small-scale landlords.

    Water is often billed as a flat monthly fee or by meter. Photograph the meter readings on your first day and compare them against your first bill to catch overcharging.

    Juristic office rules affecting deliveries and moving

    • Most condos have set hours for the juristic office and for using the cargo lift, usually weekday mornings to evenings. Check these before scheduling a bulky-item move or a secondhand pickup.
    • Deliveries are usually held at the juristic office counter or a locker. Give sellers your unit number clearly when buying online, and check for parcels regularly since some buildings return uncollected parcels after a set period.
    • Moving large furniture through the passenger lift usually requires advance notice and sometimes a temporary damage deposit. Some condos require you to use the cargo lift only.

    Furnishing a rental cheaply with secondhand goods

    Most rentals come with basic furniture, but essentials like a water filter, a fan, extra shelving, or a desk usually need to be bought separately. Sourcing these secondhand in your own neighbourhood saves both money and shipping cost, since you can arrange pickup right at the condo lobby with no delivery fee.

    For short-term tenants, the best secondhand buys are larger items that hold their resale value over a couple of years — a desk, a bookshelf — or small appliances the unit doesn't provide, like a microwave or a water filter.

    What to do at move-out to get your full deposit back

    Notify the landlord or juristic office within the contract's required notice period, usually 30 days. Clean the room close to its original condition, photograph every corner including the final meter readings, and arrange a walkthrough with the landlord before returning the keys.

    Settle any outstanding utility and common-area fees before moving day, since the landlord is entitled to deduct unpaid amounts from your deposit. If you're selling furniture or belongings before you leave, list them at least one to two weeks ahead to give yourself time to find a buyer in the neighbourhood.

    Read in another language

    Related guides

    ← Back to all guides