Case walkthrough: Renting and Letting

Quick answer

Leases longer than three years must be registered at the land office in Thailand, otherwise they are enforceable for only three years. Registration costs 1% of the total rent over the term plus 0.1% stamp duty. House4Sale screens tenants, drafts the lease and handles registration.

Signing a residential lease with keys and a deposit receipt on the table

Example situations and how we handle them

Illustrative examples based on common case patterns, not any individual client's data

Condo vacant for three months

Situation: The owner advertised directly and got no enquiries despite pricing in line with neighbours.
What we do: We reshot the unit in daylight, restaged it, rewrote the listing to state common fees, parking and travel times, and answered every channel the same day.
Typical outcome: Viewings resumed and the unit let without a steep rent cut.

Tenant two months in arrears

Situation: The owner is unsure how to terminate the lease correctly.
What we do: We review the contract's default and notice terms, serve written notice exactly as the lease requires, and negotiate a payment plan before any legal step.
Typical outcome: Most cases end in payment or a voluntary handback without litigation.

House awaiting sale, owner needs income meanwhile

Situation: The sales market is slow but the mortgage is still due each month.
What we do: We arrange a short lease with an agreed viewing clause for sale visits and disclose the arrangement to the tenant from the outset.
Typical outcome: The property earns while remaining actively marketed for sale.

Corporate tenant needing claimable paperwork

Situation: A company is relocating staff to Khon Kaen and needs compliant documents.
What we do: We draft the lease with the company as the contracting party and set out monthly receipts and withholding tax treatment clearly.
Typical outcome: Accounting processes payment on time and the lease renews smoothly.

How the process works

1
Survey and rent setting
We inspect and photograph the property and benchmark real rents nearby to set a rate that lets quickly at the best return.
1-2 days
2
Marketing
Listings across all channels with professional photography, plus advertising targeted at local professionals and students.
Ongoing
3
Tenant screening
Identity and income documents, employment verification and prior landlord references before a shortlist reaches the owner.
2-5 days
4
Lease signing and deposit
Lease drafted and signed, with the customary one month advance rent and two months security deposit collected.
1-3 days
5
Lease registration (terms over three years)
Registered at the land office so the lease is enforceable for its full term and binds any future owner.
1 day
6
Handover and condition report
Signed condition report with photographs and utility meter readings for both parties to rely on at move-out.
Half a day

Documents you need

Landlord

Copy of the title deed or condominium ownership certificate
ID card and house registration
Spousal consent letter if applicable
Power of attorney if signing through a representative
Bank account details for rent collection

Thai tenant

ID card and house registration
Three months of payslips or an employment letter
Three to six months of bank statements
Emergency contact details

Foreign tenant

Passport with a valid visa page
Work permit or employer letter if applicable
TM.30 notification, which the landlord must file within 24 hours of the tenant moving in

Commercial lease

Company affidavit of the tenant
Shareholder list
Latest financial statements
Power of attorney for the signatory

Checklist before you decide

Confirm the landlord is the registered owner or holds a power of attorney
State rent, common fees, utilities and who pays each in the lease
Photograph the condition and record meter readings at handover, attached to the lease
Set out clearly how and when the deposit is returned
Check building rules on pets, parking and subletting
Agree which repairs are the owner's responsibility and which are the tenant's
Screen tenants with proof of income or employment/study status
Agree the notice method and period both parties must follow

Signing a property sale agreement with title documents and a cost calculation on the desk

Frequently asked questions

What is your letting fee?

One month's rent for a one-year lease, charged to the landlord only after the tenant signs and pays. Longer terms are quoted pro rata and always confirmed before we start.

Does a lease need to be registered?

Leases of up to three years are enforceable as a signed written contract. Beyond three years, registration at the land office is required or the lease is enforceable for three years only. Registration costs 1% of the total rent plus 0.1% stamp duty.

How much deposit can be taken?

Common practice is one month advance rent plus a two-month security deposit. Landlords operating five or more residential units fall under contract-controlled business rules that cap the deposit and govern its return; we check whether that applies to you.

What if a tenant stops paying?

You must give written notice to pay, with at least fifteen days allowed for rent arrears under Thai law, before terminating and pursuing eviction. Changing the locks or cutting utilities yourself is unlawful.

Anything extra for foreign tenants?

Yes. The landlord or house master must notify immigration of a foreign occupant using form TM.30 within 24 hours of arrival. It can be filed online, and we handle it for the owners we work with.

Related services

Want your case handled the same way?

Tell us your situation. We map out the steps, list the documents you need and handle the process through to transfer day.

Call +66 86-454-9122 Chat on Line @house4sale