You're standing in your Bangkok condo two days before checkout. The washing machine is making a noise that sounds like it's grinding metal. The air conditioner is barely keeping up. The refrigerator is older than your last three jobs. And your lease agreement clearly states you're responsible for "normal wear and tear", but is this normal, or are you about to lose your deposit?

This is the situation hundreds of renters face every year in Bangkok, from Thonglor to Rama 9, from Asok to Bearing. Broken appliances before you move out can cost you real money, wreck your deposit claim, and damage your relationship with your landlord. But there's a system to handle it, and knowing when to repair, when to replace, and when to push back can save you thousands of baht.

Understand What Counts as Your Responsibility

Your lease agreement is your first defense. Most Bangkok condo leases split appliance responsibility like this: the landlord owns and maintains built-in appliances, you pay for damage you cause, and normal age-related breakdown usually falls somewhere in between. The problem is "normal wear and tear" is vague, and every landlord interprets it differently.

Let's say you're renting a two-bedroom at Ideo Morph 38 near Bearing BTS, paying 28,000-32,000 THB per month. Your washing machine stops working after three years of use. Is that your problem? Probably not. Your air conditioner unit is covered in dust and running weak? That's your maintenance problem, not a replacement problem. But if you spilled water on the control panel and fried it, that's damage you caused.

Before you panic, review your signed lease. Look for the exact language about appliances, deposits, and damage. Many Bangkok property management companies use almost identical boilerplate contracts, but the specifics matter. Some include appliance maintenance in the rent, others don't.

Photograph and Document Everything Now

This step happens before anything breaks. On move-in day, take dated photos and videos of every appliance condition. Refrigerator seal damaged? Document it. Microwave missing a button? Get it on camera with a timestamp. This is your legal evidence when you check out.

Many renters skip this because it feels paranoid. It's not. It's self-defense. When you're trying to claim your 40,000 baht deposit back and your landlord says the microwave was pristine when you moved in, your photos are the proof that matters.

Send these photos to your landlord or property management company in writing, via email or Line message, with a note: "Move-in condition documentation per lease agreement." You now have a timestamped record nobody can argue with.

When to Repair: The Economics of Small Fixes

A minor appliance break three months before checkout? That's usually worth fixing if the cost is under 2,000-3,000 THB. Condos near Phrom Phong and Ekkamai have plenty of repair shops within walking distance, and getting a dryer or small fridge fixed takes two days max.

But here's the decision matrix: if the repair costs more than 40% of the appliance's replacement value, you're throwing money away. A washing machine repair in Bangkok typically runs 1,500-2,500 THB for basic motor or pump issues. A used washing machine costs 3,500-5,000 THB. If your repair quote is over 2,500 THB, you're in the gray zone.

Call a local repair shop. In Bangkok, try shops near the BTS stations where you live, or ask your building management for recommendations. They know the reliable guys. Most shops will quote you over the phone if you describe the problem clearly. Then compare that cost to replacement value and time remaining on your lease.

When to Replace: Timing and Deposit Protection

Some appliances are worth replacing because they protect your deposit. That air conditioner that's ten years old and struggling? If it fails completely in month 10 of your 12-month lease, your landlord will likely try to charge you for a replacement or withhold deposit money.

A used air conditioner unit in Bangkok costs 4,000-8,000 THB installed, depending on whether it's window-mounted or split-system. A new one is 8,000-15,000 THB. Your deposit is probably 40,000-50,000 THB. The math is clear: spending 6,000 baht now to replace a weak AC unit is better than losing 15,000 baht from your deposit later when it fully fails.

This calculation changes if you're leaving in 30 days. Then you fix or live with it, because the landlord cannot reasonably claim you caused a failure that might have happened anyway.

• Washing Machine: 1,500-2,500 THB | 3,500-5,000 THB | Repair if under 2 months left, replace if 6+ months
• Air Conditioner: 1,000-3,000 THB (service), 3,000-6,000 THB (parts) | 4,000-8,000 THB used, 8,000-15,000 THB new | Replace if failing and 3+ months left on lease
• Refrigerator: 2,000-4,000 THB | 5,000-10,000 THB used | Repair if compressor OK, replace if compressor failing
• Microwave: 800-1,500 THB | 1,500-3,000 THB used | Replace if repair quote exceeds 1,500 THB
• Water Heater: 1,500-3,000 THB | 3,500-7,000 THB used | Report to landlord immediately, usually their responsibility

The Landlord Conversation: How to Negotiate Without Losing Your Deposit

Here's a real Bangkok scenario. You're in a one-bedroom at Scape in Sathorn, paying 26,000 THB monthly. The refrigerator compressor dies. Your lease says the landlord maintains major appliances, but the language is ambiguous. How do you talk to them?

Start in writing, via email or Line, with photos and dates. "The refrigerator stopped cooling on [date]. I've obtained repair quotes ranging from [X] to [Y] baht. As this is a built-in appliance, I wanted to inform you before proceeding. Please advise whether you'll arrange repair or replacement, or if you'd like me to handle it and deduct costs from next month's rent."

This approach is factual, non-accusatory, and creates a paper trail. It also gives them the chance to fix it rather than argue about it later. Most responsible landlords will handle major appliance failures rather than fight about it.

If they don't respond within three days, follow up. If they claim it's your responsibility and your lease is genuinely ambiguous, you have options: pay for the repair yourself and document it, or escalate through your building management. Most condo buildings have tenant-landlord mediation processes.

The Deposit Claim: Document Everything Before Checkout

Checkout day is your last chance to document the condition of every appliance. Do a final video walkthrough. Turn on every appliance and film it working or not working. Take close-up photos of serial numbers and condition. This seems obsessive, but it's your evidence.

Your landlord cannot deduct from your deposit for appliance failure unless they can prove you caused it through misuse or negligence. An appliance that simply aged out is not your financial responsibility, even if it's broken. Your photos from move-in day prove you didn't break it, and your checkout video proves how it failed.

Average deposit recovery rates in Bangkok range from 85% to 100% when renters document properly and from 60% to 75% when they don't. The difference is that paperwork.

Get your deposit back in full by protecting yourself with evidence. Know your lease terms. Fix or replace strategically based on your remaining lease time. Communicate with your landlord in writing. And most importantly, start this process from day one of your tenancy, not the day before you move out.

If you're searching for your next Bangkok apartment and want to start your tenancy on solid ground, check out Superagent.co. We help you find condos with transparent lease terms, clear appliance agreements, and landlord profiles that show you exactly what you're getting into. Smart renters rent smarter.