Renting in Thailand for a month or more comes down to three things: the contract, the deposit and the power bill. Below are the rules you can check against primary sources (the 2025 Contract Committee notification, the Civil and Commercial Code, the Immigration Act and ERC tariffs) as of 17 October 2026. We do not quote rents by area: they depend on season and property and change faster than we can verify them.
The rules that protect tenants
Since 4 September 2025, residential leasing has been a contract-controlled business under a 2025 notification of the Contract Committee of the Office of the Consumer Protection Board (OCPB). It was published in the Royal Gazette on 6 June 2025, took effect 90 days later and repealed the 2019 notification. Leases signed under the old rules before 4 September 2025 run until they expire.
Who it covers: anyone renting out 3 or more residential units, in one building or several, including through online platforms. Dormitories (covered by their own law) and hotels are excluded. If you rent from a private owner who has just one condo, these rules do not apply and your contract governs everything.
| Item | Rule for landlords with 3+ units |
|---|---|
| Deposit plus advance rent | at most 3 months’ rent with monthly payments, at most one year’s rent with annual payments |
| Deposit refund | at lease end; if an inspection is needed, within 7 days with no damage, 14 days with damage |
| Electricity and water | no more than the utilities charge the landlord |
| Rent increases | rent and service fees cannot change before the lease ends |
| Renewal fee | cannot be charged to the current tenant |
| Entering the unit | only with prior notice, except in emergencies |
| Bills | sent at least 3 days before the due date |
| Condition report | must be attached to the lease |
| Contract language | Thai, letters at least 2 mm, no more than 11 characters per inch |
The landlord also may not keep the deposit or advance rent without fault on your side, lock you out or seize your belongings before lawfully ending the lease, or charge you for normal wear and tear. The deposit is returned at the landlord’s expense by the method you choose.
Leaving early
Under the standard short-term lease, a tenant may end the lease early after living there for at least half of the fixed term, giving at least 30 days’ written notice and with no outstanding rent or fees. Prepaid rent for future months comes back within 7 days. The landlord can end the lease with 30 days’ written notice, or 7 days if the tenant’s behaviour affects other residents.
Electricity: utility tariff versus “7-8 baht”
The home tariff from September 2026 bills, set by the Energy Regulatory Commission (ERC):
| Monthly use | Price per kWh before Ft and VAT |
|---|---|
| First 200 kWh | at most THB 3 |
| 201-400 kWh | THB 4.1584 |
| From 401 kWh | THB 4.3583 |
Add Ft of 16.23 satang per kWh for September-December 2026 and 7% VAT. The structure applies to both MEA (Bangkok area) and PEA (the rest of the country). By our calculation even the top band stays under THB 5 per kWh, before the monthly service charge. From September 2026, homes without a permanent house registration can also get the residential rate if they are lived in continuously and have 6 months of payment history, by applying at the local utility office.
A landlord with 3 or more units cannot charge more than the utility rate. A private single-unit owner can, if the rate is written into the contract. Before signing:
- write the electricity and water rates into the contract as numbers
- ask whether the unit has its own utility meter or a landlord sub-meter
- photograph the meter readings on move-in and move-out day
TM30: the immigration report
Under Section 38 of the Immigration Act 1979, the house master, owner or occupier of the premises, or a hotel manager, must notify immigration within 24 hours of a foreigner moving in. That is form TM30. It can be filed in person at the local immigration office, by registered mail, or online after registering on immigration.go.th. The landlord files it, but it is checked when you extend your visa or make your 90-day report, so ask for a copy of the receipt straight away.
What the contract should include
- names of both parties, the address and unit number, start and end dates
- rent, due date and payment method
- electricity and water rates as numbers and how they are calculated
- deposit and advance rent, and how and when they are returned
- a condition report with photos of furniture and appliances
- who pays for appliance repairs and what is included (internet, cleaning, pool)
- early termination terms
Under Section 538 of the Civil and Commercial Code, a lease of immovable property cannot be enforced in court without a signed written document, and a lease longer than 3 years must also be registered at the Land Office or it is enforceable for 3 years only. Leases over 30 years are not allowed (Section 540).
Avoiding rental scams
Before paying anything, go through these steps in order:
- View the place in person or on a live video call
- Check that the person is the owner or the owner’s agent: ask for the title document and ID
- Sign the contract, then pay the deposit
- Get a receipt for every payment
- Never send a transfer to a stranger to “hold” a new unit you cannot see
Common scams involving housing, money and transport are collected in scams in Thailand.
FAQ
How much deposit can a Thai landlord ask for?
If the landlord rents out 3 or more units, the deposit and advance rent together cannot exceed 3 months' rent when rent is paid monthly, under the 2025 rules. The deposit must be returned within 7 days after the lease ends and the unit is handed back if there is no damage, or within 14 days after deducting repairs. A private owner of a single condo is not bound by these rules, so read the deposit clause before paying.
Is 7-8 baht per kWh for electricity legal?
Not for a landlord with 3 or more units: the 2025 rules ban electricity and water rates above what the utilities charge the landlord. The home tariff from September 2026 bills is at most THB 3 per kWh for the first 200 kWh, THB 4.1584 for 201-400 and THB 4.3583 above that, plus Ft of 16.23 satang and 7% VAT; by our calculation even the top band stays under THB 5. A single-condo private owner can set his own rate if it is written in the contract.
What is TM30 and who files it?
It is the report telling immigration where a foreigner is staying. Under Section 38 of the Immigration Act 1979, the house master, owner or occupier of the premises, or a hotel manager, must notify immigration within 24 hours of a foreigner moving in. It can be filed in person, by registered mail or online. Ask your landlord for the receipt: you will need it when extending your visa.
Can I leave early and keep my deposit?
Under the standard lease attached to the 2025 rules, a tenant may end the lease early after living there for at least half the term, with at least 30 days' written notice and no unpaid bills; prepaid rent for future months is returned within 7 days. With a private single-unit owner, agree on early exit terms in writing before signing.
Does a lease need to be registered?
Under Section 538 of the Civil and Commercial Code, a lease of immovable property must be evidenced in writing and signed by the party being held liable, or it cannot be enforced in court. A lease longer than 3 years must also be registered at the Land Office, otherwise it is enforceable for 3 years only. Monthly or yearly leases need no registration, but get a signed contract.
Sources
- Contract Committee notification on residential leasing as a contract-controlled business B.E. 2568 (2025), Royal Gazette vol. 142, special issue 211 Ngor, 6 Jun 2025, with standard leases (PDF, Thai)
- Office of the Consumer Protection Board. Residential leases must use the standard contract (8 Jun 2026)
- Civil and Commercial Code, Sections 538 and 540 (Office of the Council of State, Thai)
- Immigration Division 1. Notification of residence for foreigners (TM30), Section 38 of the Immigration Act
- ERC. New residential tariff structure from September 2026 bills (13 Aug 2026)
- ERC. Ft for September-December 2026: 16.23 satang per kWh (23 Jul 2026)
Found an error or outdated fact? Tell the editors, we will fix it and update the check date.