Renting a condo in Bangkok: the expat checklist
Renting in Bangkok is quick once you know the local rules: most leases are signed within days of the viewing. This checklist covers what to prepare, what the lease should say, and the two immigration steps that catch newcomers out.
1. Before you arrive
- Complete the Thailand Digital Arrival Card (TDAC) online within 72 hours before you land. It is free on the official immigration site; ignore websites that charge for it. Keep the reference number, you will need it for 90-day reports later.
- Decide the neighbourhood first, then the building. Where you work and where the children go to school matter more than the view. See the neighbourhood guide.
- Set a budget that includes utilities. Rent at this level usually includes the building's common fee; electricity, water and internet are paid by the tenant.
2. What you pay up front
Some owners ask for a small reservation deposit to hold the unit while the lease is prepared. Get a receipt that says it will be deducted from the first payment.
3. What the lease should say
- Term: 12 months is standard. Six-month leases exist but usually cost more per month. Signing for more than 3 years? It must be registered.
- Diplomatic clause: lets you end the lease early with notice (often after the first year, with a month or two of notice) if your employer transfers you. Negotiate it before signing, not after.
- Company lease: if your employer pays, the lease can be in the company's name. Tell the owner early; some need a withholding-tax arrangement.
- Repairs: who pays for what. Normally the owner covers appliances and wear, the tenant covers damage and small consumables.
- Inventory list: every piece of furniture and appliance, signed by both sides.
- Deposit return: the number of days after move-out, and what can be deducted.
4. TM30 and 90-day reports
TM30 is the address notification for foreigners. The legal duty is the owner's: they must notify immigration within 24 hours of you moving in, and again every time you come back from abroad, even to the same unit. If it is missing, it is you who meets the delay when extending a visa, so ask for a copy of the receipt.
The 90-day report is yours. If you stay longer than 90 days on a long-stay visa, report your address every 90 days, in person, by post or online.
5. Moving in
Walk through the unit with the owner or agent. Photograph each room, the walls, floors, appliances and meter readings, and note every mark on the inventory list. Test the air-con, water heater and every tap. Ten minutes on move-in day saves most deposit disputes a year later.
6. Moving out
Give notice as the lease says, usually 30 days. Have the air-con serviced and the unit cleaned, settle the last utility bills, then do a joint inspection against your move-in photos. The owner returns the deposit, less any agreed deductions, within the period set in the lease.
Tell me your budget and move-in date.
Chidlom to Ekkamai, from ฿50,000 a month. No fee for tenants.
General information, not legal or immigration advice. Rules change; check with immigration or a lawyer for your situation.