Tenant sourcing and rental search across Khon Kaen and Isan
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.
- Tenant screening against income documents and rental history
- Rent set from real market rates in the same location
- Leases drafted around maintenance, deposit and termination
- Lease registration handled for terms over three years
- Photographic condition report at move-in and move-out
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
Fees and taxes
| 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
Things to watch out for
- A lease over three years that is not registered at the land office is enforceable for only three years under the Civil and Commercial Code.
- Letting five or more residential units brings the landlord under Thailand's contract-controlled business rules, which cap deposits and regulate termination.
- The landlord must file a TM.30 notification within 24 hours of a foreign tenant moving in, or face a fine.
- Never accept a tenant without income verification. Eviction and repair costs dwarf a few weeks of vacancy.
- Always produce a photographic condition report with meter readings at handover, or deposit deductions become a dispute.
- Verify the landlord is the registered owner or holds a power of attorney, to avoid unauthorised sublets.
Letting privately versus using House4Sale
| 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 |
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
Quality tenants without the headaches
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.