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An Unregistered Lease Over Three Years Is Enforceable for Three, and Doing It Properly Costs 1.1%
Renting GuideAug 5, 2026

An Unregistered Lease Over Three Years Is Enforceable for Three, and Doing It Properly Costs 1.1%

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.

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Thailand's New Rental Law Is in Force: Three Units Now Triggers It, and Deposits Must Be Back in Seven Business Days
Renting GuideAug 5, 2026

Thailand's New Rental Law Is in Force: Three Units Now Triggers It, and Deposits Must Be Back in Seven Business Days

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.

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Who Pays the Rental Agent in Thailand? The Landlord Does, Which Makes Your Agent a Free Adviser
Renting GuideAug 5, 2026

Who Pays the Rental Agent in Thailand? The Landlord Does, Which Makes Your Agent a Free Adviser

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.

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