Renting and living
What to look for in a room rental agreement before you pay and move in
Check the rent, security deposit, utilities, repairs and move-out date, and learn the scope of the 2025 rental contract-control notification.
Monthly rent is only one part of choosing a room. Another part that affects what living there is really like is the money you must pay before moving in, how water and electricity are charged, who is responsible when something breaks, and how you get your security deposit back. Reading the agreement before you move in lets you talk about these matters before any problem arises.
The rental contract-control rules do not apply in the same way to every landlord
The 2025 notification of the Contract Committee covers businesses that rent out buildings for residential use to individuals, with 3 or more rental units, which can be counted together even if they are in several buildings. It excludes hotels and dormitories that fall under specific laws, as defined in the notification.
The notification includes contract forms for short-term and long-term rentals. Check which category your landlord and your agreement fall into. If you are not sure, ask the Office of the Consumer Protection Board (OCPB) before applying the restrictions on contract-controlled businesses to other situations.
Separate the rent, the security deposit and the move-in costs
Ask for a list of every payment you must make, stating what each is for, whether it is refundable, and what proof of receipt will be given. For a short-term Form Gor (แบบ ก) contract within the scope of the 2025 notification, advance rent and security deposit combined must not exceed 3 months of the monthly rent. This rule should not be generalized to every type of rental.
For example, if a covered agreement has rent of 6,000 baht per month, advance rent plus security deposit must not exceed 18,000 baht. This example explains the cap on these two types of money; it is not a guarantee that every other charge is correct, so you should check the details of each payment further.
Look at the monthly costs so you see the amount you will actually have to live with
Have the agreement or its attached documents explain how water, electricity, internet, parking and other services are charged. Ask for a clear explanation of how to read the meters and the bills. For businesses within the scope of the 2025 notification, there is also a prohibition on charging for water and electricity above the rate that the service provider charges the business operator.
- On what date the rent is due, and into whose account it is paid
- Which services are already included in the rent, and which are optional or charged extra
- Who takes the report when an appliance breaks down, and how repairs will be scheduled
- Whether the rules on pets, co-occupants, parking and use of common areas suit your life
Take photos and make a room condition list before receiving the keys
Walk through the room with the person handing it over. Photograph existing marks, furniture, sanitary fixtures and electrical appliances. Safely test whatever can be tested, record the meter readings and the number of keys on move-in day, and make sure both sides keep the same list.
If you find anything that needs repair, state the item, the person responsible and the appointment date. Writing “repair the bedroom air conditioner by the agreed date” makes it easier to follow up than the words “I’ll take care of it soon.” Do not just hand over photos with no explanation of what was photographed and when.
Read the move-out terms from the day you move in
Check the rental period, how to give notice of not renewing or of ending early, the room inspection, and the conditions for returning the security deposit under both the law and the agreement in use. Specify a contact channel that keeps a record, as well as how damage and outstanding amounts will be itemized.
Before returning the keys, arrange a joint inspection and record the condition of the room and the meters again. Keep proof of the handover and ask for a breakdown of any money deducted. If there is a dispute, gather the agreement, photos, receipts and correspondence so you can make inquiries or file a complaint with the OCPB.
