Skip to content

Thailand · Housing & Relocation

Renting in Thailand

Verified data Last verified June 15, 2026 Reviewed by Henry van de Vorming

Foreigners rent condos, apartments and houses in Thailand on the same legal basis as Thai nationals under the Civil and Commercial Code, needing only a valid visa rather than any special permit. Expat-focused condos are usually fully furnished and let on 12-month leases, and every foreigner address must be reported to immigration via the TM30 within 24 hours of moving in.

The rental basics

Typical lease
1 year
Deposit
2 mo rent
Furnished
Furnished common
Mid-term market
Moderate mid-term market
Address registration
Required

Agency fee: The landlord, not the tenant, normally pays the agent commission, so finding a place through an agency is typically free for the renter; exact commission percentages are not standardised.

Address registration

TM30 (Notification of Residence for Foreigners) under Section 38 of the Immigration Act B.E. 2522 (1979): the house owner, possessor of the dwelling or property manager must notify the Immigration Bureau of a foreigner staying at the address within 24 hours of the foreigner taking up residence. In practice it is usually the landlord who files it, but the TM30 receipt is needed for visa extensions, 90-day reports and re-entry permits, so tenants often have to confirm it has been done.

Your rights as a tenant

Residential tenancy is governed by the Civil and Commercial Code: the maximum lease term is 30 years (Section 540) and leases over 3 years must be registered at the local land office to be enforceable beyond 3 years (Section 538). A 2018 regulation under the Consumer Protection Act, covering landlords who let five or more residences, caps the security deposit at one month plus one month advance rent, requires deposits to be refunded within seven days of lease end, bars making the tenant liable for ordinary wear and tear, and lets tenants terminate early with 30 days notice; it does not apply to smaller individual landlords.

Good to know

  • Foreigners rent on the same legal basis as Thai nationals and need only a valid visa.
  • Expat-oriented condos are usually fully furnished and move-in ready.
  • Agency commission is normally paid by the landlord, so agent-assisted searches are free for renters.
  • Leases of 12 months or more commonly secure a lower monthly rate than short stays.

Watch out for

  • Your address must be reported via the TM30 within 24 hours of moving in; the receipt is required for visa extensions and 90-day reports, so confirm your landlord has filed it.
  • Deposit disputes over cleaning, repainting and wear-and-tear deductions are common; document the unit with dated photos at move-in and move-out.
  • Under the Hotel Act, rentals shorter than 30 days generally require a hotel licence, so true short-term stays are largely limited to serviced apartments and licensed accommodation rather than ordinary condos.
  • The statutory deposit cap and refund timelines only bind landlords with five or more residences; smaller private landlords can still set their own, often two-month, deposit terms.

Where to look

DDproperty (ddproperty.com)FazWaz (fazwaz.com)Hipflat (hipflat.co.th)DotProperty ThailandLocal Facebook rental groups

Platforms are listed for orientation only — we don't endorse or rank them.

Renting in Thailand: FAQ

Renting in Thailand: FAQ

How much deposit do I need to rent in Thailand?

Landlords typically ask for around 2 months of rent as a security deposit, on top of the first month upfront, plus any agency fee (the landlord, not the tenant, normally pays the agent commission, so finding a place through an agency is typically free for the renter; exact commission percentages are not standardised.). Budget for that as a lump sum before you arrive.

Do I have to register my address in Thailand?

Yes — TM30 (Notification of Residence for Foreigners) under Section 38 of the Immigration Act B.E. 2522 (1979): the house owner, possessor of the dwelling or property manager must notify the Immigration Bureau of a foreigner staying at the address within 24 hours of the foreigner taking up residence. In practice it is usually the landlord who files it, but the TM30 receipt is needed for visa extensions, 90-day reports and re-entry permits, so tenants often have to confirm it has been done.

Can I find furnished or short-term rentals in Thailand?

Furnished common and the mid-term market nomads rely on is moderate mid-term market. Start your search on DDproperty (ddproperty.com), FazWaz (fazwaz.com), Hipflat (hipflat.co.th).

Sources