There are different types of property available to rent and many of these are furnished. While in other countries ‘furnished’ tends to mean basics such as a couch, bed and white goods, in Thailand it can often mean a television and a fully equipped kitchen with all the utensils that you could need. This is particularly true for those renting small studio apartments or a room, although those who are looking for a larger property may find that ‘furnished’ does only mean basic furniture. This will depend a great deal on the landlord. It is often recommended that those who are renting for a long period of time should consider an unfurnished property and simply buy what they need as this could work out cheaper.

When signing a tenancy agreement in Thailand you will need to have a copy of your work permit if you have one. Alternatively you can have a letter of residence issued by your embassy (it must be translated into Thai) or a letter of residence which has been issued by the Thai immigration department. You will also need your passport as proof of ID and many landlords also request proof of income, so you might be asked to present pay slips or bank statements.

Most tenancy agreements in Thailand are for a period of one year, but shorter agreements are available from just three months. The lease should clearly state a number of factors connected to the tenancy. These include the monthly rent, the period of time for which the lease is valid, how the agreement can be terminated, the procedure that will be followed if either party breaks the terms of the lease and any other terms and conditions that the landlord has specified. An inventory of all items and the general condition of the property should also be provided although this will be separate from the tenancy agreement. While there is a tenancy agreement in place the landlord does not have the right to raise the rent although they are within their rights to negotiate new rent at the time of renewal.

Occasionally it may be that the landlord needs more reassurance that the tenant will pay the rent so you will need a guarantor to co-sign the agreement. A security deposit is payable at the start of the lease and this is refundable when you leave the property if there is no damage. Rent deposits are normally the equivalent of 2 or 3 month’s rent and this is also refundable.

If you are a tenant in an apartment complex then you may find that you do not have to pay for utilities such as water and waste removal, and it is often the case that the cost of cable television is included. If you are renting a house you may find that you are expected to pay all running costs yourself. A tenant is obliged to pay the rent on time, pay for all electricity usage, keep the property in a good state of repair with no deliberate damage, not sublet any of the rooms and give the correct amount of notice if they want to leave. An expat who is renting a property in Thailand is not permitted to run a business from that property.

If you need to terminate a tenancy agreement then you will forfeit your deposit if it is prior to the agreed end date on the agreement. The agreement may state that you can give a certain amount of notice to terminate the lease (usually 60 days), in which case you will get your deposit back if you need to leave. A landlord is only able to terminate a tenancy agreement if the tenant is in breach of the agreement’s terms and conditions. It is considered to be important that the tenant always obtains a receipt for rent paid and keeps all correspondence and documentation, as with no proof they could find themselves paying the rent twice.

Average rental costs in Thailand vary a great deal depending upon the part of the country that you are in. A small apartment in a city centre can cost between 5000THB and 20,000THB per month, depending upon which city you are in. Bangkok is much more expensive than other parts of the country and some neighbourhoods vary a great deal in the quality of accommodation available. In smaller towns the average rental cost for a small apartment can be anything from 3000THB to 11,500THB each month. A larger apartment (3 bedrooms) located within a city centre can be anything from 10,000 THB to 50,000 THB each month. In other areas a similar sized property costs between 7000THB and 26,500THB each month.