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.
Landlords who let privately keep hitting the same problems: tenants who fall behind, damage exceeding the deposit, and a contract that turns out to be unenforceable when a dispute starts. The cost of one bad tenant far exceeds any agency fee.
House4Sale.biz screens tenants against real documents, verifies employment and checks prior rental history before shortlisting anyone. Our leases spell out maintenance responsibility, deposit return and termination.
For tenants, we shortlist properties that genuinely match the budget and area, arrange several viewings in one day, and review the contract before you sign it.
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
Listings across all channels with professional photography, plus advertising targeted at local professionals and students.
Ongoing
Identity and income documents, employment verification and prior landlord references before a shortlist reaches the owner.
2-5 days
Lease drafted and signed, with the customary one month advance rent and two months security deposit collected.
1-3 days
Registered at the land office so the lease is enforceable for its full term and binds any future owner.
1 day
Signed condition report with photographs and utility meter readings for both parties to rely on at move-out.
Half a day
| Item | Rate | Detail |
|---|---|---|
| Security deposit | Typically two months rent | Held for the term and returned after the move-out inspection, less damage beyond fair wear and tear. |
| Advance rent | One month | Paid at signing and applied to the first month. |
| Lease registration fee | 1% of total rent over the term | Only for terms over three years, filed at the land office. |
| Stamp duty | 0.1% of total rent over the term | Affixed to the lease based on total rent payable. |
| Letting fee | One month rent for a one-year lease | Charged to the landlord only once the tenant has signed and paid. |
Reference note
| Topic | Letting privately | With us | |
|---|---|---|---|
| Tenant screening | Based on impression and conversation | Income documents and prior landlord checks | |
| Rent level | Often above or below the market | Benchmarked against real local rents | |
| Contract | Generic template that may breach contract rules | Drafted to comply and to cover common disputes | |
| Leases over three years | Registration often forgotten, enforceable for three years only | Registration handled at the land office | |
| Move-out | No baseline evidence, deposit disputes follow | Photographic condition report for comparison |
Observations from working the Khon Kaen and Isan market that guides rarely mention
The market around Khon Kaen University is strongly seasonal. Units vacant between April and June let fastest; miss the semester window and you may wait for the next cycle.
Good tenants decide on the first photo and on response speed. Listings answered within an hour get noticeably more viewings than those answered the next day.
Almost every deposit dispute traces back to no evidence of condition at move-in. We photograph every room with meter readings and attach it to the lease.
Screening with payslips or an employment letter prevents arrears far more effectively than adding another month of deposit.
Full furnishing genuinely lifts rent in central condos, but suburban house tenants usually own furniture already and will not pay extra for it.
Illustrative examples based on common case patterns, not any individual client's data
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.
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.
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.
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.
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.
Start with the lease's default and notice provisions, serve written notice with proof of delivery, and only then terminate under the contract terms. Changing locks or cutting utilities yourself carries legal risk and should be avoided.
Leases of immovable property longer than three years must be registered at the land office, otherwise they are enforceable for only three years. Long-term tenants should insist on registration.
At the end of the lease once the property is handed back, with deductions limited to damage beyond fair wear and tear plus unpaid utilities. The lease should state a return window, for example 30 days.
By comparing units that actually let nearby within the last three to six months, not asking prices that are still unlet. Location, size and furnishing then adjust the figure.
Generally no. Daily rental typically falls under hotel regulation and usually breaches condominium rules. Always check the building's by-laws and applicable law first.
Rental income is assessable income for personal income tax, and corporate tenants normally withhold tax at source. Confirm current rates with the Revenue Department or your accountant.
Send us the property details on Line and we will benchmark an achievable rent free of charge, with a plan to let it within the first 30 days.
