1. condition before move in

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“the home is accepted exactly as it is on the day you inspect it”

before the rental begins
the tenants walk through the home
they look at every room
every corner
every wall
every appliance
the condition they see on that day
is the condition they agree to accept

the appliances inside the home are included for convenience
they are not new
they are not guaranteed
they are provided as is
this includes the refrigerator
the washing machine
the air conditioners
the water heaters
and any other items shown during inspection

if any appliance stops working from normal use
the landlord will not repair it
and will not replace it
this keeps the agreement simple
clear
and fair

tenants may buy their own appliances if they prefer
they may replace items
they may upgrade items
they may add new items
but all costs belong to the tenants
and these costs cannot be deducted from the deposit

this section exists because many misunderstandings in thailand come from expectations about appliances
some tenants expect hotel‑style service
but private house rentals do not work that way
the home is provided as a lived‑in property
not a serviced apartment
accepting the condition before move in ensures fairness
and prevents future conflict

2. contract term and rent

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“a two year agreement with a clear monthly routine”

the rental term is two full years
this gives stability to both sides

the rent has two steps
the first year is lower
the second year increases slightly
this is a preparation discount
to help tenants settle in

rent must be paid between the 1st and the 6th of every month
this creates a predictable routine
and avoids confusion

payment must be transferred to the landlord’s bank account
and tenants must send the transfer slip every month
this confirms payment
and prevents misunderstandings

late payment has a penalty of 500 baht per day
this rule exists because late rent creates financial pressure
and disrupts the landlord’s schedule
the penalty encourages timely payment
and keeps the rental relationship smooth

rent does not include common area fees
these are separate
because they depend on the village or juristic person

this section exists because clear payment rules prevent conflict
a fixed routine
a fixed account
and a fixed penalty
keep everything simple and fair

3. utilities

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“utilities are paid directly by the tenants based on real usage”

rent does not include electricity or water
these bills are paid directly to the utility companies
this is standard in thailand
because usage varies from person to person

if tenants do not pay on time
the utility company may suspend service
this is not controlled by the landlord

any reconnection fees
penalties
or extra charges
are the tenants’ responsibility
because they come from unpaid bills

restoring service may take time
and the landlord is not responsible for delays
because the process is handled by the utility company

this section exists because many tenants assume utilities are included
but private houses in thailand always use direct billing
this ensures fairness
because tenants pay only for what they use

4. purpose of use

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“the home is for living only unless written permission is given”

the home is for residential use
not for business
not for commercial activity
not for signage
not for advertising

if tenants register a business at the address
they must pay all related taxes
because business registration changes the legal status of the property

unrelated advertising signs are not allowed
because they disturb neighbors
and change the appearance of the home

pets are not allowed unless the landlord gives written permission
this protects the property
and keeps the home clean

tenants may not register additional people or businesses at the address
without permission
this prevents overcrowding
and avoids legal complications

the home may not be used for any other purpose
without written approval

this section exists because misuse of the property can cause legal issues
neighborhood complaints
and damage to the home
clear rules protect both sides

5. land and building tax

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“tenants cover the tax during the rental period”

the tenants agree to pay the land and building tax
for the entire rental period

this is common in private house rentals
especially when the rent is discounted

this section exists because property tax is tied to occupancy
and long‑term tenants often take responsibility for it
to keep the rent lower

6. modifications

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“no drilling or structural changes without approval”

tenants may not drill walls
remove built‑ins
or change locks
without written permission

structural changes are not allowed
because they affect the safety and value of the home

any items installed by tenants
become part of the property
and belong to the landlord
without compensation

if the landlord requests removal
tenants must restore the home
at their own cost

this section exists because unapproved modifications can cause damage
create safety issues
and lead to expensive repairs
clear rules prevent these problems

7. maintenance

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“tenants take care of daily upkeep and cleanliness”

tenants must keep the home clean
and in good condition
they handle minor repairs
pest control
and maintenance of the water pump and water tank

the outside area must be kept tidy
and free of trash

at move out
the home must be returned clean
including aircon cleaning
bathroom cleaning
and removal of all trash

this section exists because daily upkeep prevents long‑term damage
and keeps the home comfortable
for both current and future tenants

8. air conditioner cleaning

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“clean every six months to prevent damage”

air conditioners must be cleaned every six months
at the tenants’ cost

poor maintenance can cause leaks
bad smells
and expensive damage

any damage caused by neglect
is the tenants’ responsibility

this section exists because aircon maintenance is essential in thailand
and regular cleaning protects the equipment

9. damage caused by tenants

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“any damage must be repaired by the tenants”

if damage happens because of the tenants
their household
or their guests
the tenants must repair it

this includes broken items
stains
scratches
and anything caused by misuse

this section exists because responsibility must be clear
and fairness must be maintained

10. prohibited items

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“no dangerous materials or smoking inside”

flammable materials
chemicals
illegal items
and anything that disturbs neighbors
are not allowed

smoking inside the home is not allowed

tenants must keep a fire extinguisher inside the property

this section exists because safety is essential
and dangerous items put everyone at risk

11. loss or damage

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“tenants are responsible for losses caused by them”

if something is lost or damaged
because of the tenants
or anyone staying with them
the tenants must cover the cost

any fines caused by their actions
are also their responsibility

this section exists because accountability keeps the rental fair

12. major repairs

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“tenants handle major repairs unless they choose to end the contract”

tenants are responsible for major repairs
needed to keep the home safe
functional
and in good working condition

if a major repair is too expensive
tenants may choose to end the contract
but cannot claim compensation

the landlord is not responsible for delays
inconvenience
or costs related to repairs

this section exists because the rent is discounted
and the responsibility is exchanged for a lower price

13. disturbance

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“no disturbing neighbors or breaking the law”

tenants must not disturb neighbors
or create danger

illegal activities are not allowed

this section exists because peaceful living is essential
and the community must be respected

14. subletting

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“only the approved household may live in the home”

subletting is not allowed
outsiders may not live in the home
unless they are part of the household
or employees

this section exists because overcrowding damages the home
and creates neighborhood issues

15. inspection

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“the landlord may inspect when needed”

the landlord or representative
may inspect the property
when necessary

this section exists because inspections prevent long‑term damage
and ensure the home is cared for

16. claims or disputes

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“inform the landlord immediately if issues arise”

if someone trespasses
or claims rights over the property
tenants must inform the landlord immediately

this section exists because quick action prevents legal problems

17. bankruptcy

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“the contract ends if tenants are declared bankrupt”

if tenants are declared bankrupt
the contract ends immediately

this section exists because bankruptcy affects legal responsibility
and the agreement cannot continue

18. security deposit

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“the deposit covers damages and unpaid amounts”

tenants pay a security deposit at the start
it covers damages
and unpaid bills

the deposit is returned within 30 days after move out
minus any deductions

if the deposit is not enough
tenants must pay the remaining balance

this section exists because the deposit protects the property
and ensures fairness

19. breach of payment

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“missing rent allows immediate termination”

if tenants miss any rent payment
the landlord may terminate the contract
and claim damages

this section exists because rent must be predictable
and missing payments creates financial risk

20. breach of contract

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“violations may lead to termination”

if tenants break any rule
the landlord may ask them to fix it
or may end the contract immediately

this section exists because rules must be enforceable
to protect the home

21. early termination

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“ending early means the deposit will not be returned”

if the tenants end the contract early
the security deposit will not be returned
the deposit becomes the landlord’s compensation
for the sudden break in the agreement

this rule exists because early move‑outs create real costs
the landlord must find new tenants
the landlord must prepare the home again
the landlord may lose one or two months of rent
the landlord may need to clean
repair
or refresh the home
before showing it to new people

the deposit covers these losses
so the landlord does not suffer financial damage
from a decision the tenants make

this rule is common in thailand
because private house rentals are long‑term commitments
and sudden changes create real disruption

the deposit is not a punishment
it is a balance
it is a protection
it is a way to keep the agreement fair
when one side decides to end it early

this section exists because early termination affects the landlord’s schedule
the landlord’s income
and the landlord’s planning
the deposit ensures stability
and prevents arguments
and keeps the rental relationship clear
from the first day to the last

ending the contract before moving in

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“the rule is the same even if the tenants never move in”

early termination also includes ending the contract
before the tenants move in
after the agreement has already been signed

once the contract is signed
the rental period is considered active
the landlord blocks the calendar
the landlord stops accepting other tenants
the landlord may reject other offers
because the home is already reserved

if the tenants change their mind
and decide not to move in
the landlord still suffers real loss
the landlord loses time
the landlord loses potential tenants
the landlord may lose one or two months of rent
the landlord may need to clean the home again
the landlord may need to show the home again
the landlord may need to restart the entire process

because of this
the security deposit will not be returned
even if the tenants never step inside the home

the deposit becomes the landlord’s compensation
for the sudden cancellation
for the lost opportunity
for the wasted preparation
for the blocked schedule
for the financial impact

this rule exists because signing the contract is a commitment
it is not a reservation
it is not a temporary hold
it is not a “maybe”
it is a confirmed agreement
and both sides must follow it

if the tenants end the contract before moving in
the landlord must start over
find new tenants
prepare the home again
and cover the gap in rental income

the deposit balances this loss
and keeps the agreement fair
because the decision to cancel comes from the tenants
not from the landlord

this section exists because early cancellation creates real damage
even if the tenants never move in
the landlord still loses time
loses income
loses opportunities
and must restart the entire rental process

the deposit protects the landlord
and keeps the agreement stable
from the moment it is signed

22. end of contract

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“move out on the last day without exception”

when the contract ends
tenants must move out on the last day

if they do not
the landlord may begin legal eviction

during overstay
tenants are responsible for damages
unpaid rent
and extra costs

this section exists because overstays are a real problem in thailand
and clear rules protect both sides

22.1 police and real cases

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“thai law allows police reports for overstays”

in thailand
some tenants refuse to move out after the contract ends
in such cases
landlords must file a police report
and begin legal eviction

tenants must cooperate
and pay any extra costs caused by delays

this section exists because real cases have happened
and the law supports the landlord

23. non renewal

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“inform the landlord two months before the end date”

if tenants do not want to renew
they must inform the landlord two months in advance

this section exists because preparation time is needed
to find the next tenant

24. notices

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“documents sent to the home are considered delivered”

any letters or notices
sent to the rental property
are considered delivered

this section exists because official communication must be simple
and reliable

25. copies

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“each side keeps their own signed copy”

the agreement is made in two copies
each side keeps one
so both have the same information
and the same record

this section exists because equal copies prevent confusion
and protect both sides