Renting guide · Checklist
Before you rent a condo in Bangkok: what to check, and what it costs
Good units in Bangkok are often taken within days, so tenants feel pressure to sign quickly. A few checks before you pay protect your money and your next twelve months. Here is what to look at, what to ask, and how much to have ready on signing day.
What you pay before moving in
| Item | Usual amount | Notes |
|---|---|---|
| Security deposit | 2 months' rent | Refundable at the end of the lease, less agreed deductions |
| First month's rent | 1 month, in advance | Paid on signing |
| Booking deposit | Usually 1 month's rent | Paid before the lease is signed, to hold the unit. Credited towards the signing payment, but usually not refunded if you change your mind |
| Agent commission | Nothing for the tenant | The owner pays, usually one month's rent for a 1-year lease |
| Extras | Small amounts | Extra key cards, parking stickers, sometimes a meter deposit |
Example: for a unit at ฿80,000 a month, budget about ฿240,000 in total: a ฿80,000 booking deposit to hold the unit, then ฿160,000 on signing day, so that you have paid the two-month deposit plus the first month. Why the deposit is usually two months: deposits and advance rent explained.
Monthly, expect to pay electricity, water and internet on top of rent. At this level, the building's common fee is normally included in the rent; check that the lease says so.
1. Check the owner and the paperwork
- Title: ask to see the condominium title deed (หนังสือกรรมสิทธิ์ห้องชุด) and the owner's ID or passport. The names must match.
- Someone acting for the owner? Ask for a signed power of attorney with a copy of the owner's ID.
- Pay only into an account in the owner's name, or the company's account if a company owns the unit.
- Beware of scams: listings that ask for a deposit transfer before a viewing, prices far below the market, or "owners" who are always abroad.
2. Check the building rules with the juristic office
- Pets: is your pet allowed, where can it go, and are there fees? See pet allowed vs pet-friendly.
- Parking: how many spaces come with the unit, and is it conventional or automated parking?
- Unpaid common fees: a unit with arrears can have its key cards or services restricted.
- Renovation works planned in the building or next door.
3. Inspect the unit properly
- Air-conditioning: run every unit; ask when it was last serviced.
- Water: pressure and hot water in every bathroom; look under sinks for leaks.
- Damp and mould: check ceilings, window frames and wardrobes, especially after rain.
- Noise: road, BTS, construction or nightlife; visit in the evening if you can.
- Sun and heat: west-facing units get hot afternoons; check curtains and blinds.
- The view: is there an empty plot next door that could become a tower?
- Appliances and furniture: test them and list them.
4. Read the lease before you sign
- Term and renewal: 12 months is standard; leases over 3 years must be registered.
- Diplomatic clause if your job could move you: early exit with notice, usually after a minimum period.
- Repairs: who pays for what. Normally the owner covers appliances and wear and tear; the tenant covers damage.
- Deposit return: how many days after move-out, and what can be deducted.
- Utilities: charged at the official MEA and MWA rates, not a marked-up rate.
- Company lease: if your employer pays, it usually withholds 5% tax from the rent; agree with the owner in advance how this is handled.
Read the contract carefully: when money is not returned
- The booking deposit: once you have paid it, it is normally not refundable if you decide not to go ahead. Only pay when you are sure, and get a receipt that states the unit, the rent and the move-in date.
- Leaving before the lease ends: most leases say that if you move out before the agreed term, the owner keeps the security deposit. Because it is written in the contract you signed, it is very hard to dispute later.
- If your plans could change, negotiate a diplomatic clause before signing, so you can leave early with notice and get the deposit back.
- Read every clause on money: deposit return, deductions, notice periods and penalties. Ask for an English version if the lease is in Thai.
5. Move-in day
- Walk through together and photograph every room, wall, floor and appliance.
- Record meter readings for electricity and water.
- Sign the inventory and condition report, both sides.
- Ask for the TM30 receipt: the owner must report a foreign tenant to immigration within 24 hours.
Renting for less than 30 days? Stays under 30 days need a hotel licence, and most condominiums ban them. For short stays, choose a licensed serviced apartment.
Kathy's view: the biggest money mistakes I see are paying a booking deposit to the wrong person and skipping the move-in photos. Both take ten minutes to prevent. When we handle a rental, we confirm the owner, the building rules and the TM30 before you pay anything, and tenants never pay us a fee.
Frequently asked
How much do I need to rent a condo in Bangkok?
Usually three months' rent on signing: a two-month security deposit plus the first month in advance. Tenants pay no agent fee.
Is the booking deposit refundable?
Usually not. The booking deposit, often one month's rent, holds the unit and is credited towards your first payment, but it is normally kept by the owner if you decide not to sign.
Do I lose my deposit if I leave early?
Often yes. Most leases let the owner keep the security deposit if you move out before the term ends, unless you have a diplomatic clause. Read the lease before you sign.
Who pays the agent commission in Bangkok?
The owner, usually one month's rent for a one-year lease. Tenants normally pay nothing.
Is the common fee included in the rent?
For most condos at the upper end of the market, yes. Electricity, water and internet are paid by the tenant.
How do I avoid rental scams?
View the unit before paying, check the title deed against the owner's ID, and pay only into an account in the owner's name.
Renting on the corridor
Tell us your budget and move-in date.
Chidlom to Ekkamai, from ฿50,000 a month. We check the owner, the building and the paperwork. No fee for tenants.
General information checked October 2026; practices vary by owner and building. Not legal advice.