Bangkok can feel like a sprawling urban jungle!

With its literal maze of intertwined office towers, condos, shops houses and shopping malls, the city can be an intimidating destination.

Despite being an international and cosmopolitan city with a steady rental market, clients often complain that renting a condo in Bangkok is a confusing experience. This issue is made worse by the fact that there seems to be a lack of reliable online resources to guide tenants through the city’s rental process.

Actually renting in Bangkok is SUPER SIMPLE!

This article will aim to explain all the Frequently Asked Questions (FAQ) we come across when dealing with rental clients.

A few rental resources to help you along the way:

1. If you are new to Bangkok and need a basic rental process overview.
(Read: Bangkok Rental Process)

2. Other than Monthly Rental Payments, what are the extra costs?
(Read: Extra Costs During Tenancy!)

3. In Bangkok, what is the difference between a Condo and an Apartment?
(Read: Should I Consider Apartment Living?)

FAQ Overview

1. Search

1.1 What is a condo?
1.2 How many weeks/months in advance should I start property searching?
1.3 What is the minimum rental period?
1.4 Do Condos come equipped with WIFI and Cable?
1.5 Are Bangkok condos furnished?
1.6 Apart of monthly rent are there any other condo rental costs?
1.7 What are the monthly utility (Electricity and Water) costs?

2. Negotiation and Contracts

2.1 How much can I negotiate the monthly rental?
2.2 Can I request the provision of extra furniture or appliances (I.e. TVs, Microwaves, Cutlery)?
2.3 How much do I need to pay to start a Rental Contract?
2.4 Is the Security Deposit refundable?
2.5 What personal documents do I need to provide?
2.6 What happens if I need to end my lease early?
2.7 If I need to end my lease early, any way to recover my deposit?

3. Signing and Move-in

3.1 What paperwork will I need to sign?
3.2 Is the property cleaned before I move-in?
3.3 What happens on signing day?
3.4 Will I get to meet my landlord?
3.5 Can I request extra keys/keycards?

4. Renting

4.1 How do I pay the monthly rent?
4.2 How do I pay my Water and Electricity Bills?
4.3 How do I setup WIFI and Cable?
4.4 Who is responsible for maintenance issues?
4.5 Do I deal with my Property Agent or my Landlord if I have problems during my tenancy?
4.6 What do I do if I have maintenance issues?

5. Check-out

5.1 How do I check-out/move-out of the property?
5.2 How fast will my Deposit be refunded?
5.3 How are deductions calculated or evaluated?
5.4 How do I renew my Rental Lease?

This Article is structured, so that you can review questions/issues as and when they come-up. The Fresh Property Editorial Team will aim to constantly keep this FAQ updated with relevant information.

1. Search

1.1 What is a condo?

You will notice that Bangkok property websites and Agents refer to the term “Condo” when advertising properties. This is actually a specific legal-term relating to the property’s Legal Title (I.e. Freehold, Leasehold, etc.); however since you are not buying a property, all you need to know is:

Condo is another name for a “Flat” or “Apartment”

It is important to note that in Bangkok, the term “Apartments” are completely different to condos. Condos are owned by private landlords, whereas apartments are entire buildings rented and managed by a single company. There are advantages and disadvantages to renting both Condos and Apartments in the city (You can compare the benefits of condos and apartments here).

Mostly renters in Bangkok go for the “Condo option”, as long-term they tend to offer better value for money and more diversity.

1.2 How many weeks/months in advance should I start searching?

Bangkok City and its multitude of neighborhoods, continually offer a good supply of Condo options. Therefore it is unlikely that you will face a “totally booked-out” and “no properties available” situation.

It is usually safe to start searching 1 Month before you intend to sign and move-in. Since most Condos are ready to move-in, the search and rental process can take as little as 3-5 days!

1.3 What is the minimum rental period?

Most Landlords and Property Agents advertise and accept 6-12+ Months Rental Terms. This is usually the standard in Bangkok.

If you are looking for a short-term rental options, we would advise the following:

– A few weeks or holiday rental: Consider a Hotel or Airbnb
– A few months (Less than 6 Months): Consider an Apartment

Obviously, Bangkok is a big city and there are always exceptions however you will generally notice that Property Agents are reluctant to cater for rentals less than 6 months.

1.4 Do Condos come equipped with WIFI and Cable TV?

WIFI and Cable are usually not installed in the property.
It is usually the Tenant’s responsibility to setup and eventually cancel WIFI and Cable TV services.

1.5 Are Bangkok condos furnished?

Yes, usually Bangkok Condos come fully equipped and furnished. Actually it tends to be harder to find an unfurnished unit in the capital.

1.6 Apart of monthly rent are there any other condo rental costs?

Apart from the Monthly Rental, tenants are responsible for the Utility bills (I.e. Water and Electricity) and any additional services that have been set-up (I.e. WIFI and Cable TV).

Tenants are not responsible for Common Area Fees, Building Management Fees, or Insurance of the Condo/Building.

1.7 What are the monthly utility (Electricity and Water) costs?

This is a common but difficult question to answer as much of it would depend on personal consumption. However as a general rule of thumb a Condos’ Utility Costs follow the standard Government Rate set by the Metropolitan Electricity Authority (This is not the case for Apartments, which may charge extra).

With a typical 1 Bed, Electricity usually comes at about (800-1500 THB PCM) and Water (Less than 150 THB PCM). Again these are estimates and care must be taken especially with Air Con usage (As they tend to be big electricity guzzlers).

2. Negotiation and Contracts

2.1 How much can I negotiate the monthly rental?

Most Bangkok Landlords are open to negotiating Monthly Rental Rates and there is an open culture of discounting. There is really no real rule of thumb for negotiations, as much would depend on the individual condo or landlord; however, reductions of anything between 5-15% of the rental rate are usually possible.

There are several tactics that can be used to negotiate the best possible rental rates. Always ask your Property Agent for advice on what they think would be a realistic offer.

2.2 Can I request the provision of extra furniture or appliances (I.e. TVs, Microwaves, Cutlery)?

Yes, extra-furniture or appliances can be requested (Within reason). Most landlords are open to investing into these items to guarantee a tenant and/or to ensure they are comfortable during their rental stay.

2.3 How much do I need to pay to start a Rental Contract?

The standard in Bangkok is as follows:

– Booking Fee/ 1st Month’s Advance Rent

If you like a condo and you are able to agree on a rental rate, lease term and move-in date you will usually have to reserve the condo via the payment of a “Booking Fee”. This is equivalent to 1 Month Rent and will go towards your 1st Month’s Rent.

– Upon Signing the Lease and Moving-in

You will be required to pay the Security Deposit, which is equivalent to 2 Months of Rent.

So to recap you would need to pay the equivalent of 3 Months’ worth of rent to start a lease. Example, if you agree on a rental rate of 20,000 THB Per/Month, you would need to pay the landlord 60,000 THB.

2.4 Is the Security Deposit refundable?

The Security Deposit is refundable at the end of the Lease. Deductions to the deposit may occur, if there are damages to the fixtures or fittings.

When signing a lease, always ensure a supporting Inventory List and Photo Inventory is prepared by your Property Agent. As this will minimize potential disagreement and conflict, when you check-out (Find some Security Deposit Refund tips here)!

2.5 What personal documents do I need to provide?

Most landlords will only ask for your Passport Photo Page (Or Thai National ID) copy.

This is at the discretion of the landlord, but some may ask for a copy of your Work Permit (If any).

2.6 What happens if I need to end my lease early?

Unfortunately standard contract terms in Bangkok, stipulate that if you end your lease early you will inevitably forfeit the full amount of your Security Deposit.

2.7 If I need to end my lease early, any way to recover my deposit?

There are certain clauses that can be negotiated by your Property Agent. However it is important to note, that these tactics are non-standard and totally at the discretion of the landlord.

– Diplomatic Clause/ Break Clause

Clause stating that a lease can be terminated early provided there is adequate notice and a minimum rental period is guaranteed (I.e. 6 Months of a 1 Year Contract). More information about the Diplomatic Clause can be found in our resource center.

– Lease Takeover

This tactic consists of finding a “replacement tenant” that can take over your lease. While this may make practical sense, most landlords refuse this solution as the quality of the next replacement tenant cannot be guaranteed. More information about Lease Takeovers can be found in our resource center.

3. Signing and Move-in

3.1 What paperwork will I need to sign?

Standard Rental Lease Paperwork includes the following:

– Lease Agreement
– Inventory List (List of all the furniture and appliances)
– Photo Inventory (Supporting photos of the valuable furniture and appliances)

3.2 Is the property cleaned before I move-in?

Yes, the property is professionally cleaned before move-in; usually the air-con units are also checked and cleaned to ensure optimal performance during the rental period.

3.3 What happens on signing day?

On signing day, you and the landlord will be required to sign all the rental documents (Lease Agreement and Inventory Paperwork). Upon signing, the Security Deposit (2 Months’ Rent) will need to be paid to the Landlord of the property.

3.4 Will I get to meet my landlord?

Yes, usually you meet the Landlord at the property on the signing day.

However, sometimes the landlord is unable to attend the signing and lease documents are co-signed on different dates. Even if you do not meet your Landlord, you will be provided with a copy of his Passport or Thai National ID upon signing.

3.5 Can I request extra keys/keycards?

Yes, they can be requested.
It is always better to request extra keys/keycards in advance so the Landlord can have them prepared before the signing date.

4. Renting

4.1 How do I pay the monthly rent?

Your Lease Agreement will provide details of your Landlord’s Thai Bank Account Details. You can transfer rental payments directly to the landlord via internet banking/ATM transfer. Or simply by depositing cash into his/her account. Rental Payments are made directly to the Landlord (Property Agents are not involved).

4.2 How do I pay my Water and Electricity Bills?

You will receive Water and Electricity Bills directly in your mailbox. You can pay the Water directly at the Management Office of your Condo. Electricity Bills can be paid at any counter service (I.e. 7 Eleven).

4.3 How do I setup WIFI and Cable?

Take the original copy of your signed Lease Agreement and your original passport to any internet provider shop. They will ask you to select a package and they will then arrange a technician visit the condo for the WIFI/Cable setup.

Some popular Internet Providers:

– True
-AIS
-3BB
-TOT

4.4 Who is responsible for maintenance issues?

This all comes down to the source of the issue!

Any damages or issues caused directly by the tenant are his/her responsibility (I.e. Staining the living room mat, breaking a cabinet door, etc.).

However for issues or problems that crop up that are not directly the fault of the tenant, the landlord will be responsible. (I.e. Internal water pipe burst, a fridge that suddenly stops working, etc.)

4.5 Do I deal with my Property Agent or my Landlord if I have problems during my tenancy?

This is up to whomever you feel comfortable dealing with!

Usually if language is an issue when communicating with your landlord, technicians or building management, Property Agents are here to provide support by liaising with the different parties!

4.6 What do I do if I have maintenance issues?

Usually for minor issues (I.e. Popped light bulbs, difficulty closing windows, etc…) you can visit the Management Office of the Condo, as they usually have handymen onsite.

If the problem is more serious (I.e. Water Boiler is not functioning), you can contact the Landlord or your Property Agent to arrange a technician inspection.

5. Check-out

5.1 How do I check-out/move-out of the property?

1 Month before the expiry of your lease, notify your Property Agent and Landlord that you will not be renewing.

When moving out, ensure all personal belongings are removed from the property this includes small items such as food in the fridge and even boxes.

Finally it is always good to arrange cleaning one last time (As this will ensure a smoother deposit refund process)!

5.2 How fast will my Deposit be refunded?

This depends on the terms stipulated on the Rental Lease.
Fresh Property’s Lease states that Security Deposit will be refunded within 30 Days.

5.3 How are deductions calculated or evaluated?

Unfortunately there are no clear and established deduction standards in Bangkok. Fresh Property tends to try and inspect the property upon move-out, if there are damages technicians/handymen are called in to assess the issue; receipt for works conducted are usually requested and deductions made accordingly.

5.4 How do I renew my Rental Lease?

Simple, contact your Property Agent 1 Month before the expiry of your lease. They will try to renegotiate the Lease Agreement on similar terms. New paperwork will be prepared and signed with the extended dates.