Home & daily life
Renting a home: contract, deposit and TM30
Written checks for viewing, moving in and moving out.
Start with these three things
"Tip" marks a planning suggestion, not an official rule.
- The Office of the Consumer Protection Board (OCPB) publishes guidance on standard residential leases and water and electricity billing.
- Tip Compare the deposit, utilities and termination terms alongside the rent in draft contracts.
- TM30 is a notification made by the householder, owner or other person providing accommodation.
Steps
"Tip" marks a planning suggestion, not an official rule.
- Tip Before viewing, ask for a summary of monthly rent, lease length, total move-in payment and utility calculations.
- Tip Check the contracting party’s name, authority to let, room number and payment recipient. Ask about unclear terms before signing.
- Tip Photograph the condition and damage, and keep a jointly checked record of meter readings, furnishings and keys.
- Tip Before moving in, ask who handles TM30 and how to check the filing record. Record the move-out inspection date and refund method in writing.
What to prepare
Planning tips (not official rules)
- Collect the draft lease, identity and authority documents offered by the landlord, interior photos and cost estimates. This is not a statutory document list.
- Before sending personal information, verify the recipient and purpose and ask which documents or pages are needed.
Where to ask
Office of the Consumer Protection Board / local immigration office
The OCPB website provides an online complaint channel for rental billing issues.
Outside Bangkok, TM30 is submitted to the immigration office responsible for the accommodation’s address.
Counter hours are not yet confirmed. Confirm before visiting.
Things to watch for
- Which leases fall under the regulation, deposit caps, notice periods and refund deadlines remain unverified. Ask about your agreement; do not apply one numerical rule to every property.
Planning tips (not official rules)
- Ask for verbal promises about refunds or repairs to be recorded in the contract or an attachment, including responsibility and costs.
Costs beyond the rent
Planning tips (not official rules)
Compare rent, deposit, advance payments, management, cleaning, internet, water and electricity separately. Note whether each charge is fixed or usage-based and who issues the bill.
Contract and move-out terms
Official OCPB guidance refers to short- and long-term standard contracts and preventing excessive water and electricity charges in residential rentals.
Planning tips (not official rules)
Check the deposit received, permitted deductions, settlement statement and refund recipient. Review move-in photos together when distinguishing ordinary wear from damage.
Move-in records
Government information supplied by immigration explains that accommodation providers notify the authorities within 24 hours of arrival.
Planning tips (not official rules)
Give the provider the correct arrival date and address, and ask how to verify receipt of the notification. For repeat notifications after travel, consult the TM30 article and the responsible office.
Rules can change. Confirm with the OCPB and the immigration office responsible for the address.
Sources & dates checked
- OfficialOffice of the Consumer Protection Board of Thailand (OCPB) 住宅賃貸の水道・電気代と標準契約に関する説明（タイ語）
- OfficialOCPB 住宅賃貸契約に関する小委員会会議（2026年10月8日）
- OfficialRules for establishments on notification of foreigners’ residence