Buying, selling, renting, mortgages, law and tax, written so you can decide when you finish reading
Rental paperwork comes in two sets: what the tenant brings to the owner, and what the tenant must ask to see from the owner. The second is what stops you paying money to somebody with no right to let the place. This guide covers both lists, the ten items a lease must contain, and what to record on handover day.
Rent is category 5 income with a 30% flat deduction for buildings, filed twice a year: PND 94 by 8 October and PND 90 by 8 April. Corporate tenants withhold 5%. Land and building tax is the unsettled one, where the classification between the residential rate and the commercial rate differs by around fifteen times and local practice varies.
Section 538 of the Civil and Commercial Code makes a lease of immovable property unenforceable without written evidence signed by the party liable, and a lease over three years enforceable for only three unless registered. This guide works out the 1% registration fee and 0.1% stamp duty at real lease lengths, and explains why the common 3+3+3 renewal structure does not protect a tenant the way it appears to.
The lessor is liable for defects arising during the lease and must carry out all necessary repairs under Section 550, while the lessee handles upkeep and minor repairs under Section 553. What most tenants do not know is that Section 547 lets them pay for a necessary repair and reclaim it, provided written notice comes first under Section 551.
The Contract Committee Announcement of 2025 took effect on 4 September 2025. It lowers the business-operator threshold from five units to three, caps deposit plus advance rent at three months, requires the deposit back within seven business days, and forbids marking up electricity and water. A clause conflicting with it has no effect, even after signature.
In the Thai residential rental market the owner pays the agent, not the tenant: half a month's rent on a six-month lease, one month on a one-year lease. The rent is the same figure whether you come through an agent or direct. This guide explains why that is, what the agent actually does for a tenant, and the warning signs that you are being charged something you should not pay.
A practical guide for renters who want cleaner information, safer contracts, and a smoother move-in process by working with professional agents.
A practical Thailand-focused guide to buying a resale condo, covering true budget, fees, bank mortgage prep, required documents, and transfer-day execution.
A practical Thailand-focused renter guide covering true budgeting, documents, lease clauses, deposits, utilities, and move-in inspection to avoid hidden costs and contract pitfalls.
Profitable condo renting in Bangkok depends on process quality, not just asking rent. This guide shows how to price with market evidence, screen tenants consistently, and document handover properly to reduce payment and deposit disputes.
A practical guide for property owners on renting out condos, houses, and commercial properties in Bangkok, covering pricing, tenants, contracts, and management.
