Renting a condo in Bangkok as an American: what to check before you sign

Renting in Bangkok is easier than in most US cities: no credit checks, lots of supply, and furnished units are the norm. It's also easy to sign something you'll regret. Here's what we check for every client.

Rent first, buy later

Foreigners can own a condo unit outright, as long as foreign ownership in the building stays under 49%. Land is a different story: foreigners generally can't own it. Even if you plan to buy, rent for at least your first year. Neighborhoods feel very different in rainy season, at rush hour, or once school starts.

The usual deal

• Lease length: 12 months is standard. Six-month leases exist, usually at a higher rent.
• Deposit: typically two months' rent, plus the first month in advance.
• Furnished: most condos come furnished, often including a washing machine and air-conditioning in every room.
• Utilities: electricity and water are paid on top. Check whether the building charges the government rate or its own (higher) rate.

Clauses to read twice

1. Early exit. What happens if you leave before 12 months? Often you lose the whole deposit.
2. Repairs. Who pays when the air-con breaks? It will.
3. Deposit return. When, and on what condition. Insist on a move-in inventory with photos.
4. Rent increases at renewal.
5. The name on the lease. It must match the owner on the title deed, or the person they've formally authorised.

The address report nobody mentions

When a foreigner moves in, the landlord must report your address to immigration within 24 hours. It's called the TM30. It's the landlord's legal duty, but it's often forgotten, and a missing TM30 can cause problems when you extend your visa or open a bank account. Ask for the receipt.

Choosing a neighborhood

In Bangkok, distance means time, not miles. Live near the BTS or MRT line you'll use most, and visit at rush hour before deciding. Families usually choose based on the school commute first and everything else second.