You're packing up your condo in Bangkok. The lease is ending, you're moving on, and now comes the part nobody really talks about until it's too late: handing the place back. Whether you're in a modest 18,000 THB-per-month studio in On Nut or a high-rise 45,000 THB apartment near Ploenchit, that handover moment can either go smoothly or cost you serious money in deductions from your security deposit.

I've watched too many renters lose thousands of baht because they didn't know what landlords actually expect. I've also seen people nail it and walk away clean. The difference isn't luck. It's preparation and knowing exactly what your landlord is looking for when you return those keys.

Let's walk through what you actually need to do before you hand that condo back and move on with your life in Bangkok.

Read Your Lease Again, Seriously

I know, I know. Nobody reads the lease a second time. But this is where everything starts. That document you signed eighteen months ago? It contains specific language about what "normal wear and tear" means and what you're actually responsible for when you leave.

Most Bangkok condo leases follow a standard format, but the details matter. Some owners define "normal wear and tear" loosely. Others have explicit lists of what they'll deduct for. A friend of mine in an Ekkamai apartment didn't realize her lease required her to repaint the bedroom walls if she'd used "dark colors." Cost her 3,500 THB because she never checked.

Spend thirty minutes with that lease document. Highlight the move-out section. Note any specific conditions about flooring, walls, or appliances. If anything's unclear, send your landlord an email asking for clarification. Get it in writing before you start the handover process.

Document the Current Condition With Photos and Video

This is non-negotiable. Your phone has a good camera. Use it. Walk through the entire condo on video. Narrate what you're seeing. Show the condition of walls, floors, appliances, light fixtures, and anything the lease mentions specifically. Get clear shots of any existing damage or wear.

I documented my Thonglor apartment before handing it back. When the landlord later claimed I'd damaged the kitchen tiles, I had a video showing they were already chipped when I moved in. Dispute settled in five minutes instead of two weeks of back and forth.

Save these photos and videos. Back them up to cloud storage. Send your landlord a message saying you're doing a pre-handover condition check and offering to share documentation. This protects both of you and shows you're being professional about it.

Deep Clean Everything, Then Hire Professionals

There's the cleaning you do yourself, and then there's the professional standard most landlords expect. You need both. First, do your own deep clean. Get into corners, behind appliances, inside the oven, under the sink, light fixtures, ceiling fans, everything.

After you've done that, hire a professional cleaning service. Most Bangkok condos require this anyway, and it shows up in security deposit disputes constantly. If you try to hand back a condo that looks lived-in, you're losing money. A professional clean costs 2,000 to 5,000 THB depending on size. It's absolutely worth it.

For larger units or if you're in a premium building like those near BTS Phrom Phong, consider hiring cleaners who specialize in move-outs. They know what landlords are actually inspecting for. They'll handle things like baseboards and window tracks that you might miss.

Fix or Replace Everything That's Actually Your Responsibility

Here's where reading that lease comes back to pay off. Not every broken thing is your fault. But some things are, and you need to handle them before the handover.

Broken lightbulbs? Replace them. That's on you. Burnt-out LED fixture that you actually broke? You're paying for that one. A faucet that just stopped working after two years of normal use? That's probably building maintenance, not your expense. Holes you put in the wall hanging pictures? Those need patching and repainting.

I know someone in a Ari condo who tried to hand back a unit with two broken cabinet handles and a non-functioning toilet seat. The landlord deducted 4,200 THB for repairs that would have cost maybe 800 THB if he'd just done it before moving out.

Go through systematically. Test every light switch, every appliance, every faucet. Make a list of what's actually broken versus what's just old. Fix what's yours. Leave the rest documented in photos for the landlord to address.

Return All Keys, Access Cards, and Remotes

This sounds obvious until you realize you've forgotten a key somewhere. Or you hand back the main keys but not the car park key. Or you're missing the TV remote. Bangkok landlords take this seriously because replacing access cards costs them real money, and they can't rent the unit out again until all security is updated.

Make a physical checklist. Main door key. Secondary door or service key. Car park key. Key to storage cage if you have one. Mailbox key. Gate key for condos with individual gates. TV remote. Air-conditioner remote. Any other access device.

Walk through the condo methodically. Check all drawers. Look in the kitchen, bedroom closets, under beds, inside the oven, the laundry room. Lost keys are expensive. I found one of mine in a cereal box after I'd already bought a replacement for 1,200 THB.

When you hand everything back, have the landlord or building management check it off right there. Get it documented in writing that you've returned all keys and access items. This prevents disputes about "missing" keys they later claim you never returned.

Get Written Confirmation of the Deposit Return

This is your actual protection. The handover document isn't just a nice formality. It's your proof that you returned the unit in negotiated condition and that the landlord agrees.

Before the final walkthrough, prepare a simple handover form. Include the date, the unit number and building name, a brief description of the condition you're returning it in, and a space for any deductions being claimed. Have the landlord or building manager sign it on the day of handover.

If the landlord claims deductions, they should be itemized and explained. Don't accept vague statements like "damage to unit, 5,000 THB." Get specific. Dent in door, photograph attached. Stain on kitchen counter, documented. Broken shelf bracket, receipt attached. This protects you if there's a dispute later.

Make copies. Keep one. Give one to the landlord. This is your insurance policy.

• Deep cleaning yourself: 1 week before | 0 | DIY
• Professional cleaning service: 2-3 days before | 2,000-5,000 | Professional (recommended)
• Light bulb replacement: 1 week before | 50-200 | DIY
• Wall patching and paint touch-ups: 1 week before | 200-1,500 | DIY or professional
• Appliance repairs (your responsibility): 2 weeks before | 500-3,000 | Professional
• Key/access card replacement: 3 days before | 200-2,000 | Building management

According to DDProperty's rental market data, Bangkok security deposits typically average 25,000 to 40,000 THB for one-bedroom units in mid-range areas like Nana or Chidlom. Losing half that amount to avoidable deductions is genuinely painful.

Plan Your Timing and Communication

Don't make the handover an afterthought. Schedule it at least two weeks in advance. Give your landlord written notice of your move-out date. Confirm the exact date and time for the final walkthrough.

A few days before you leave, send a message to your landlord or building management outlining what you've done: professional cleaning, appliance checks, photograph documentation, all keys accounted for. This sets expectations. It also shows you've taken the process seriously.

If possible, be present for the entire handover inspection. Walk through the unit together. Point out what you've done. Address any concerns immediately. If the landlord brings up damage you don't think is your responsibility, reference your lease and your pre-condition photos. Keep the conversation professional and documented.

Most Bangkok landlords are reasonable. They're not trying to cheat you. They just want the unit back in good condition so they can rent it again. When you show up prepared and professional, handovers usually go smoothly.

The reality is this: handing back a Bangkok condo properly takes maybe six to eight hours of actual work spread over a few weeks. Most of that is professional cleaning, which you'd probably do anyway. The rest is taking photos, reading your lease carefully, and scheduling the handover properly. It's not complicated. It's just something you have to actually plan for instead of rushing through on your last day.

Do it right, and you'll get your full deposit back. Your landlord will give you a positive reference for your next rental. And you'll move on without the stress of deposit disputes hanging over your first few weeks in your new place. When you're looking for your next Bangkok rental, that's worth a lot more than whatever you might have saved by skipping these steps.

If you're in the middle of searching for a new condo and want to avoid similar issues with your next place, Superagent can help you find units with clear, landlord-friendly lease terms and transparent move-out conditions. Check them out at superagent.co when you're ready to start looking.