How to Rent Out Property in Thailand

Renting out a house, condominium, apartment, or other property in Thailand can be a straightforward way to generate income from a property you already own. But there’s more to becoming a landlord than putting up an advertisement and waiting for the rent to arrive.

You need to decide what kind of tenancy you want, work out a realistic rent, prepare the property, find a suitable tenant, put the agreement in writing, handle the handover, deal with reporting and tax, and have a plan for what happens when the tenancy ends.

The good news is that the process becomes much easier once you break it down into stages.

This guide takes you through the process from the moment you decide to rent out your property to the point when the tenant moves in — and then through the less glamorous but equally important business of managing the tenancy.

The important point is that these aren’t separate jobs: each stage affects the next one. A poorly prepared property can lead to maintenance problems, a vague agreement can lead to disputes, and an unrealistic rental price can leave the property empty for months.

Before you advertise: work out which rules apply to you

Before you take photographs or decide what rent to charge, establish what sort of rental you’re actually planning. The rules can be different depending on the property, the length and purpose of the tenancy, how many units you rent out, and whether you’re providing ordinary residential accommodation or short-stay accommodation.

There’s no single set of rules that applies in exactly the same way to every landlord. The useful first step is to identify what you’re actually doing.

Step 01 Check that you can rent out the property

Before thinking about tenants, make sure you’re actually free to rent the property in the way you have in mind.

If it’s a condominium

Check the condominium’s rules before advertising. Look for restrictions on leasing, minimum rental periods, registration of tenants, foreign tenants, use of common areas, parking, moving in and out, moving fees, key cards, and any requirements imposed by the juristic person.

Don’t assume that because you own the unit you can advertise it for any type of rental you choose. The condominium’s own rules can be important, particularly if you’re considering short stays.

If it’s a house

Check the title and any restrictions affecting the property. If the house is in an estate or development, look at the development’s rules as well as any applicable local requirements.

Step 02 Decide what kind of rental you want

The biggest decision is usually whether you want a conventional residential tenancy or short-term accommodation.

What about the 30-day rule?

There’s a commonly repeated idea that renting for 30 days or less is automatically illegal and renting for more than 30 days is automatically legal. That’s too simplistic.

Thailand’s hotel legislation and related rules distinguish ordinary residential letting from accommodation provided to guests, and there’s also a framework under which certain small accommodation businesses can operate outside the normal hotel definition if they meet the relevant conditions and make the required notification.

Qualifying small accommodation can include establishments with no more than eight rooms and no more than 30 guests, subject to the applicable requirements. That doesn’t mean that any condominium or house can simply be advertised for short stays without further checks.

If your intention is simply to rent out your house or condominium as someone’s home, a conventional monthly, six-month, or 12-month residential tenancy is generally a much simpler starting point.

See the official Royal Gazette material on the non-hotel accommodation framework (Thai) before relying on a short-stay arrangement.

Step 03 Work out what the property can realistically rent for

One of the easiest mistakes for a new landlord is to decide the rent from what the property cost, what you would like to receive, or what you need to cover your mortgage.

The market doesn’t care what you paid for the property. The useful question is what a suitable tenant is likely to pay for a property like yours in the current market.

Look at several genuinely comparable properties. Compare the building, location, floor, size, condition, furnishing, facilities, parking, view, and lease terms rather than simply looking at the headline monthly rent.

Think about your likely tenant as well. A tenant looking for a one-bedroom condominium close to a BTS station may value convenience more highly than extra space, while a family may place more importance on bedrooms, schools, parking, and storage.

Step 04 Prepare the property properly

A rental property doesn’t need to be luxurious, but it should be clean, functional, safe, and presented honestly.

Create an inventory before the tenant moves in. List the main furniture, appliances, fixtures, keys, access cards, remotes, and other significant items. Take photographs of the property in its pre-tenancy condition and keep them with the tenancy records.

Step 05 Decide whether you’ll manage it yourself

Managing a rental yourself can be perfectly practical, particularly if the property is nearby and you’re comfortable dealing with tenants, maintenance, paperwork, and occasional problems.

An agent can take some of that work away from you, but the cost and scope of the service vary considerably.

If you have an agent or property manager, establish in writing who is responsible for matters such as TM30, inspections, repairs, rent collection, and dealing with the tenant when the tenancy ends.

Step 06 Advertise the property properly

A good rental advertisement should answer most of a prospective tenant’s basic questions before they contact you.

Be precise about the location. If the property is described as being “near” a BTS or MRT station, make sure that’s genuinely useful to someone unfamiliar with the area.

Use clear, recent photographs. Show the actual property rather than relying on generic photographs of the building or developer’s original sales images.

Step 07 Find the right tenant

Finding a tenant isn’t simply about finding someone who can pay the advertised rent; you also want someone who is likely to look after the property and comply with the tenancy agreement.

You can ask reasonable questions about employment, intended length of stay, number of occupants, pets, smoking, and other matters relevant to the tenancy.

Keep your screening criteria consistent and objective: don’t invent different requirements for different prospective tenants without a legitimate reason.

For foreign tenants, make sure you understand what documents you need to establish their identity and tenancy arrangements and who will be responsible for any required immigration notification.

Step 08 Get the rental agreement right

Put the important terms in writing. Thai lease law provides the general legal framework for a tenancy, while the Office of Consumer Protection Board (OCPB) controlled-contract rules add specific requirements for residential rental businesses that fall within that regime. A clear written agreement is useful whether or not the OCPB rules apply.

The general Thai lease rules still matter

If your tenancy is outside the OCPB controlled-contract regime, that does not mean there are no rules governing the agreement. The Thai Civil and Commercial Code contains the general law on leases, including provisions dealing with what a lease is, written evidence and registration for longer leases, subletting, the landlord’s duty to deliver the property in good repair, repairs during the tenancy, the tenant’s permitted use of the property, and termination for non-payment.

For example, Section 537 defines a lease, Section 538 deals with written evidence and registration of longer immovable-property leases, Section 544 deals with subletting and assignment, Sections 546 and 550 deal with the landlord’s obligations concerning the condition and repair of the property, Section 552 deals with the tenant’s use of the property, and Section 560 deals with termination for non-payment of rent.

See the Thai Civil and Commercial Code — Book 3, Specific Contracts for the general provisions on leases and other contracts.

The English translations on that site are provided for reference; the Thai statutory text is the authoritative version.

What if a rental agreement contains an unfair term?

There’s another piece of legislation worth knowing about when considering rental agreements: Thailand’s Unfair Contract Terms Act B.E. 2540 (1997). It provides a framework for assessing certain contractual terms that give one party an unreasonable advantage, with fairness and reasonableness considered in light of the circumstances.

This is not a substitute for the OCPB controlled-contract rules; it’s a separate part of the wider Thai contract-law framework and can be relevant when considering the wording and effect of contractual terms.

See the Unfair Contract Terms Act B.E. 2540 (1997).

Does the 2025 OCPB controlled-contract regime apply to you?

This is where the distinction between a private landlord and a residential rental business matters.

The current OCPB notification concerns a residential rental business with three or more rental units, whether those units are in one building or several buildings. The relevant accommodation can include houses, condominium units, apartments, rooms, and similar residential accommodation. Hotels and dormitories governed by their own legislation are excluded.

In other words, the fact that you receive rent from a property does not by itself mean that you are automatically subject to the controlled-contract regime. The three-unit threshold and the nature of the rental business are important parts of determining whether the 2025 OCPB rules apply.

So, if you own one condominium and rent it out to a tenant as their home, the 2025 OCPB controlled-contract rules are not aimed at you simply because you’re a landlord.

If you operate three or more residential rental units as a business, however, the rules are directly relevant. The OCPB has published standard residential rental agreements for businesses covered by the notification and requirements concerning matters such as deposits, advance rent, and utility charges.

That distinction is important because the OCPB requirements should not be presented as though they automatically apply to every private landlord. If you’re outside the controlled-contract regime, the general Thai Civil and Commercial Code, the terms of your agreement, the Unfair Contract Terms Act where relevant, and other applicable legislation still govern the tenancy.

The OCPB has published standard forms for both types of residential lease covered by the regime:

• Short-term residential rental — Standard Contract Form A
• Long-term residential rental — Standard Contract Form B

The OCPB’s current material also states that covered businesses must not charge electricity or water above the applicable provider rates and that the contract must make the calculation method clear. It also sets requirements concerning advance rent and deposits.

Those controlled-contract requirements should not be treated as universal rules for every landlord. If you rent out only one or two properties and are outside the OCPB definition of the covered residential rental business, the relevant starting points are your agreement, the general Thai lease provisions, the Unfair Contract Terms Act where relevant, and other applicable law. In particular, don’t assume that the OCPB’s specific deposit, advance-rent, utility-charge, or deposit-return requirements automatically apply to a private landlord outside the regime.

If you rent several residential units, read the current OCPB standard form itself rather than relying on a generic rental agreement found online.

Official source: Office of Consumer Protection Board — explanation of the 2025 residential rental contract rules (Thai).

What about stamp duty?

A rental agreement for land, a building, another structure, or a floating house can be subject to Thai stamp duty. The duty is generally calculated at THB 1 for every THB 1,000, or fraction thereof, of the rent or key money for the entire lease period, subject to the applicable rules.

Stamp duty is separate from income tax, so don’t assume that dealing with your rental income tax also deals with the stamp duty on the agreement.

See the Revenue Department’s current stamp-duty schedule.

Step 09 Make the handover professional

The handover is when your written agreement becomes a real tenancy. Treat it as a proper business transaction even if you’re renting out only one property.

Both sides should know what condition the property was in when the tenancy started. Good records make the end of the tenancy much easier.

Step 10 Deal with TM30 if the tenant is a foreigner

TM30 is the immigration notification concerning the residence of a foreign national. The obligation falls on the house-master, owner, possessor of the residence, or hotel manager accommodating the foreigner.

The basic rule is that the notification is made within 24 hours of the foreigner’s arrival at the residence.

Does a landlord have to file a new TM30 every time the tenant returns to Thailand?

This is one of those TM30 situations where the wording of the law and what happens at local Immigration offices can seem confusingly different.

On a strict reading of the Thai Immigration Act, the TM30 obligation is linked to the foreigner’s arrival at the residence. That means a foreign tenant who leaves Thailand and then re-enters can technically trigger a fresh notification, even when they’re returning to exactly the same house or condominium. Each international trip creates a new arrival into Thailand, so the responsible property owner, house-master, possessor, or accommodation provider is technically expected to report the tenant’s return to that residence within 24 hours.

The practical picture is less uniform. Immigration offices can differ in how closely they check the TM30 record against the foreigner’s latest entry into Thailand, and the approach taken in one office may not be identical to the approach taken elsewhere.

Best practice: If you want to minimise the chance of an unexpected problem at the tenant’s next 90-day report, annual extension, or other immigration appointment, it’s safest to have the landlord or building juristic office check the current local practice and, where appropriate, submit or generate a fresh TM30 through the eTM30 system shortly after the tenant returns from overseas.

That doesn’t mean every Immigration office will handle the situation in exactly the same way. The safest approach is to keep the TM30 record current and check with the Immigration office responsible for the property if you’re unsure what it expects after a particular re-entry.

Keep the TM30 notification and confirmation with the tenancy records. If there’s any uncertainty, check with the Immigration office responsible for the property rather than relying on a general rule found online.

Can TM30 be filed online?

Yes. The Immigration Bureau operates an online TM30 system for accommodation providers.

Open the official Immigration Bureau TM30 online system.

The Immigration Bureau also provides official information about the TM30 notification and the information recorded on the notification.

See the official Immigration Bureau TM30 guidance.

Where online reporting is not suitable, notification can also be dealt with through the relevant Immigration office. The published procedure also provides for notification by registered post, and local police notification can apply where there’s no Immigration office responsible for the area.

It’s worth agreeing in advance with an agent or property manager who is responsible for TM30. If someone else is handling the tenancy for you, get that responsibility confirmed in writing.

Official TM30 form on page 3 of this document: Immigration Bureau TM30 form.

Step 11 Keep records throughout the tenancy

Good landlord records should make it possible to reconstruct the tenancy without relying on memory.

Don’t rely entirely on messaging apps – important agreements should be recorded clearly enough that you can find them later.

Step 12 Be clear about who pays for what

A surprising number of tenancy disagreements are really misunderstandings about money.

Decide in advance who pays for:

Put these arrangements in the rental agreement. If a cost is likely to be disputed later, it’s particularly important to establish the rule before the tenancy starts.

If you operate three or more residential rental units as a business and the OCPB controlled-contract rules apply to you, pay particular attention to the rules concerning electricity and water charges.

Step 13 Check your insurance

Don’t assume that an insurance policy you bought while living in the property automatically provides the same cover when the property becomes a rental.

Tell your insurer that the property will be rented out and ask what cover applies to the building, contents, liability, water damage, fire, theft, and other relevant risks.

If the property is a condominium, check how the building’s insurance and your own unit insurance interact.

Step 14 Understand your rental income for tax purposes

Rental income is taxable income in Thailand. For an individual landlord, income from letting property is generally dealt with under Section 40(5) of the Revenue Code.

The Revenue Department’s current guidance provides a useful starting point for an individual renting out a building: you can generally deduct either the 30% standard expense deduction or eligible actual expenses supported by the required documentation.

The 30% isn’t a 30% tax rate: It’s an expense deduction used in calculating taxable income.

You can also choose actual allowable expenses instead of the standard deduction where the relevant rules permit it, but you need appropriate supporting documents.

See the Revenue Department’s English personal income tax guidance.

See the Revenue Department’s English guide to rental income under Section 40(5).

What about withholding tax?

Withholding tax is a separate issue. It can arise where the person paying the rent is a company or other entity that has a withholding obligation. It doesn’t mean that every residential tenant simply deducts 5% from the rent.

If you rent property to a company, have several properties, operate through a company, or are a non-resident for Thai tax purposes, it’s worth getting professional tax advice rather than relying on the simple 30% example above.

Your tax position can also depend on your overall income, the type of property, how the property is owned, whether you’re resident or non-resident for Thai tax purposes, and whether you use the standard deduction or actual expenses.

The Revenue Department’s English guidance: Revenue Code — Section 40.

Step 15 Know what happens if the tenant stops paying

Hopefully you will never need this section, but it’s much better to know what you would do before the problem happens.

Start by checking the rental agreement. Confirm the amount due, the payment date, and any notice provisions. Contact the tenant promptly and keep a written record of the communication.

Thai Civil and Commercial Code Section 560 also provides a general rule concerning termination for non-payment of rent. Where rent is payable monthly or at longer intervals, the landlord must first notify the tenant and give at least 15 days to make the payment before terminating on that basis. The agreement and any applicable special rules can also matter.

If the problem continues, follow the agreement and applicable legal procedures. If the amount involved is significant or the tenant disputes the position, get appropriate legal advice.

Step 16 Understand the three-year lease rule

Longer leases need particular care.

Under Section 538 of the Thai Civil and Commercial Code, an immovable-property lease for more than three years, or for the life of the lessor or lessee, is enforceable for more than three years only when there’s written evidence and the lease is registered by the competent official. Without registration, the lease is generally enforceable only for the first three years.

This is particularly important if you’re negotiating a five-year, 10-year, or other long lease and assuming that the signed agreement alone provides the same protection as a registered lease.

See the Thai Civil and Commercial Code — Book 3, Specific Contracts for the general lease provisions, including Section 538.

Step 17 Manage the tenancy like a small business

Even if you own only one rental property, it helps to think of it as a small business rather than an informal arrangement.

Put aside money for repairs rather than treating every month’s rent as disposable income. Air-conditioning units fail, washing machines break, plumbing needs attention, and properties need repainting and refreshing over time.

Step 18 Know what happens when the tenancy ends

The end of the tenancy should be handled with the same care as the beginning.

Arrange a move-out inspection and compare the property with the original inventory and photographs. Record meter readings and collect keys, access cards, remotes, and other property items.

Separate ordinary wear and tear from damage caused by the tenant. A property naturally shows some signs of use during a normal tenancy; that’s not necessarily the same thing as damage the tenant should pay for.

If the OCPB controlled-contract rules apply to your rental business, there are specific requirements concerning deposits. The current OCPB guidance states that where no tenant damage is found, the deposit must be returned within seven days after the contract ends.

For landlords outside that regime, there isn’t a universal seven-day deadline like the one imposed by the OCPB rules. The rental agreement, the general law of lease, and any other applicable legislation still matter when determining how the deposit should be dealt with.

Practical landlord checklist

Common mistakes new landlords make

When is professional help worth paying for?

You don’t necessarily need a lawyer, tax adviser, property manager, or agent simply because you own one rental property. But there are situations where professional advice can save considerably more than it costs.

The bottom line

Frequently asked questions

This guide is intended as practical information rather than individual legal or tax advice. Rules and administrative practices can change, so check the current requirements that apply to your property and circumstances before entering into a tenancy.