Renting a Home in Phuket: Contracts, Deposits, TM30 and Tenant Rights

What most landlords ask for

The common arrangement is a security deposit of about two months' rent plus the first month in advance, according to several guides. Landlords usually ask for a copy of your passport and visa or entry stamp, and do not normally ask for credit checks or proof of income. Long-term in Phuket usually means six to twelve months, with twelve the standard, and a six-month lease may cost more per month. Rents rise in high season, so one guide suggests renting by the month first and signing a longer lease in low season.

The 2025 lease rules

Thailand introduced rules in 2025 on residential leases for landlords with three or more units, through a Contract Committee notification. Law-firm and local reports say it limits the advance rent and deposit a landlord may collect to a total of three months' rent, and requires a joint move-in condition report attached to the lease and the return of the deposit at the end of the lease. Reports disagree on some details, such as the deposit cap itself, with one local news report stating one month's rent, so do not rely on a number from a blog. Ask the landlord whether the rules apply to them, and ask a lawyer if you are unsure. Smaller private landlords may fall outside the rules.

What a good contract covers

• Names of the parties, the exact address and the rent in baht.
• Start and end dates, renewal and notice periods.
• The deposit amount, when it is returned and which deductions are allowed.
• A break clause and its cost. If a contract has none, you may owe the rest of the term when you leave.
• Which utilities you pay, and at what rate. Check that you are charged the actual or government rate for electricity and water, not an inflated one.
• An inventory of furniture and appliances.
• Who is responsible for repairs, pest control, air-conditioner servicing and the pool or garden.
• Rules on guests, pets, subletting and noise.

Ask for the contract in English and Thai, and take your time before signing. Be wary of pressure to sign immediately or to pay the full lease in advance.

Move-in inspection

Walk through the property with the landlord or agent before you pay the deposit. Take dated photos and video of every room, appliance and existing damage, and sign a written inventory together. Keep the originals of the lease, the deposit receipt and the inventory, and confirm any verbal promise in writing. This evidence is what protects your deposit, because Thailand has no deposit scheme like those in some countries.

TM30: your landlord's duty

A landlord or host must notify Immigration of a foreigner staying at the address within 24 hours, using the TM30. This is the owner's obligation, not yours, but you need the receipt for banking, visa extensions and the 90-day report, so ask for a copy. If you change address, a new notification is needed. See our first-week checklist and the visa hub.

Leases of three years or more

A lease of more than three years should be registered at the land office, and guides quote a fee of around one percent of the total rent, plus a small stamp duty. Registration can protect your rights, but it is rarely needed for ordinary one-year rentals.

Getting your deposit back

Give notice in writing in the period the contract requires, clean the property, and do a joint check-out inspection against the move-in photos. If the landlord withholds money, ask for an itemised statement and the evidence, and negotiate. Escalating a dispute can be slow, so the best protection is a clear contract and good photos. For advice on areas and prices see the long-term rentals pages and the cost of living guide.