Settling Down in Thailand

Here is the list of required documents for renting in Thailand

1. Passport

2. Copy of work permit

3. Proof of income (upon request; depends on the agency)

⚠️Quick reminder: Furnished accommodation will be always be more expensive than unfurnished accommodation. If you decide to move to a furnished accommodation, make sure they have inventory lists with notes on the condition of the accommodation, and a verifying signature. This information can help you avoid inconveniences that can possibly occur when you decide to move out. It should be noted that most places in Bangkok are available furnished.

Things you should ask questions before the search

Before kick-starting your accommodation search, here are some questions to help shape your decision:

• How many bedrooms do you need?

• What is your budget?

• What are the necessary furniture?

• Do you want to be near the office?

• Do you have any pets?

• Which location/area do you prefer?

• What's your ideal environment?

• How will you commute? What your preferred method of transportation?

• Is the housing residence safe?

Our recommendations before visiting the places you are interested in

You should plan for budget and location researches before visiting the properties; listings on Hipflat, Thai Apartment or DDproperty can be useful. 

🏠Visit the accommodation of your interest at different hours of the day (morning, noon, & at night) to observe the surrounding environment in the area. 

📃Rates for electricity and water in Thailand vary depending on where you live. Even though there are standard government rates, some landlords may charge their tenants higher rates for utilities and incurred costs; it may be insightful to discuss this with your landlord or agent when you are deciding.

🚿Hot water is available in most condominiums and hotels. Apartments without hot water can be rented for much cheaper, in case you think it isn't necessary.

✅Check the apartment for defects, such as scratches, broken equipment, faulty electricity sockets, running taps, draining/flushing systems, etc. Note them down with the landlord to avoid paying for them later- don't forget to take photos for future reference!

🏘️Finalize the rental amount in writing and ensure that it is reflected in the rental agreement before making your deposit.

📑Read through your rental agreement carefully to ensure that you are aware of the terms and negotiate with the landlord if anything seems unreasonable. Always take a photo of items before moving them, and clarify how the deposit is going to be returned in case something unwanted happens out of your control (i.e., flooding, earthquakes, or water leakages).

🧑‍💼Check with the landlord on the diplomatic clauses in the event that you need to break the lease. The property agents take their fees from the landlord, so make sure you are not paying anything extra to them!

⚠️Important: A 2-month rent deposit + first month rent is the standard, while a 3 months rent deposit may be required for more luxurious or newer accommodation units.

Here are the few useful tips before your negotiate for your properties:

1. Familiarize yourself with the basic rules of renting in Bangkok. 

• Explore the description from multiple listings in property listings on websites such as Hipflat, Thai Apartment or DDproperty.

• Most rooms are available with a minimum of a 12-month contract.

2. Have a clear idea of your budget and the rental market specifically in your preferred areas with the desired amenities by comparing similar listings before your visit

3. While most agents normally provide a free housing tour, some may not, so please clarify such information with the agent before you agree to go on one.

4. Make sure to request the rental contract to be in English, so that you are able to review and understand the policies before signing

Case studies: red flags you should watch out for:

Case #1 - Our employee's landlord draftes a contract which stated that the landlord had the right to enter the accommodation at any given time during the renter's stay.

Recommendation - Directly approach the landlord for a discussion and ask him/her to amend the contract details.

Case #2 - An employee had been paying his monthly rent to a friend who introduced him to the accommodation. His payments did not reach the landlord.

Recommendation - You need to be very careful when making payments. Avoid paying to third parties (whether an agent or friend). Make payments only after you've reviewed the rent contract.

Here are some articles that may help you understand more about finding accommodation, such as how to deal with your landlord, understand the renting game, things to watch out far, and some extra information about the cost of living in Thailand.

• Renter’s guide to deposits in Thailand

• How to deal with a landlord who isn’t playing by the rules

• Rental Law in Bangkok FAQ

• Tenants and landlords agreement check-list

• Cost of living in Thailand