You found a condo you love near Phrom Phong BTS, negotiated the rent down to 22,000 THB per month, signed the lease, and now the agent says it's time for key handover. This is the moment most tenants rush through because they're excited to move in. Big mistake. The key handover is one of the most important steps in renting a condo in Bangkok, and what you document during those 30 to 60 minutes can save you tens of thousands of baht when you eventually move out.

Let me walk you through exactly what happens during a condo key handover in Bangkok, what to check, and how to protect yourself from losing your deposit over damage you didn't cause.

What Actually Happens During a Condo Key Handover in Bangkok

The key handover usually takes place on the move-in date stated in your lease. You'll meet the landlord or their agent at the condo unit. Sometimes the building's juristic office sends a representative too, especially in larger developments like Life Asoke Hype or The Base Sukhumvit 77.

The process is straightforward. You walk through the unit together, check its condition, test appliances and fixtures, and record everything on a condition report. The landlord then hands over all keys, keycards, and any access devices like parking remote controls or mailbox keys.

Here's a real example. A friend of mine rented a one bedroom at Ideo Mobi Sukhumvit 40 for 18,000 THB per month. During handover, nobody checked behind the bathroom door. When she moved out a year later, the landlord pointed to a long scratch on the wall and deducted 3,500 THB from her deposit. She had no proof it was already there. That's exactly the kind of thing a proper handover prevents.

The Condition Report: Your Most Important Document

The condition report is a written record of every scratch, stain, dent, and imperfection in the unit at the time you receive it. Some landlords bring a printed checklist. Others just do it informally. Either way, you need to make sure this document exists and that both parties sign it.

Go room by room. Check walls, floors, ceilings, doors, windows, and built-in furniture. Open every cabinet. Look under the sink. Test every light switch. Run the hot water. Turn on the air conditioning in each room and let it run for a few minutes to make sure it cools properly and doesn't leak.

If your landlord doesn't provide a condition report template, create your own. A simple table listing each room, the item checked, its condition, and any notes is enough. Both of you sign each page. Keep the original and give the landlord a copy.

I once helped a colleague do a handover for a 35,000 THB per month two bedroom unit at Ashton Asoke near MRT Sukhumvit. We found a cracked tile in the kitchen, a non-functioning oven, and water stains on the bedroom ceiling. All three items were noted on the condition report, and the landlord agreed to fix the oven within a week. Without that document, those issues could have easily become deductions at move-out.

Photos and Videos: Take More Than You Think You Need

Your phone is your best friend during a condo key handover in Bangkok. Take photos of everything, and I mean everything. Wide shots of each room from multiple angles. Close-ups of any existing damage. Screenshots of meter readings for electricity and water. Photos of the remote controls, keys, and keycards laid out together.

Record a slow walk-through video of the entire unit. Open closets on camera. Flush the toilet on camera. Show the air conditioning display on camera. This video becomes undeniable evidence if there's ever a dispute about the unit's condition.

Store these files in a dedicated folder on your phone or cloud storage. Label them with the date and unit number. You'll thank yourself 12 months later when the landlord claims that mark on the living room wall is new. At a condo like Lumpini Suite Phetchaburi, Makkasan near Airport Rail Link, where units turn over frequently and landlords manage multiple properties, having your own visual record is essential because landlords sometimes mix up damage between tenants.

Meter Readings and Utility Details You Must Confirm

Before you accept the keys, check the electricity and water meters together with the landlord. Write down the exact readings and include them in your condition report. This prevents you from being charged for the previous tenant's usage.

Ask the landlord exactly how utilities are billed. Many Bangkok condos charge a markup on electricity. The Metropolitan Electricity Authority rate is around 4 to 5 THB per unit, but some buildings charge tenants 7 to 9 THB per unit. Water rates vary too. Get these numbers confirmed in writing during handover so there are no surprises on your first bill.

Also confirm the internet situation. Some buildings like Rhythm Sukhumvit 36-38 near Thong Lo BTS have included internet packages. Others require you to arrange your own installation through TRUE or AIS. Knowing this on handover day lets you get connected faster.

Keys, Cards, and Access Devices: Count and Record Everything

Count every physical key and keycard you receive. Most Bangkok condos give you two keycards for the main door and building access, plus sometimes a separate gym or pool card. If there's parking, you might get a remote control or a sticker for your car.

Write down exactly what you received. Take a photo of all items together. Some landlords charge 500 to 2,000 THB per lost keycard at move-out, and building management can charge even more for replacement access devices. At a place like Siamese Exclusive Sukhumvit 31, replacement keycards run around 1,000 THB each. Knowing what you started with keeps everyone honest.

The key handover might feel like a formality, but treating it seriously protects your money and your peace of mind throughout your entire tenancy. Spend the extra time. Take the photos. Sign the paperwork. Your future self, standing in that same unit on move-out day, will be grateful you did.

If you're starting your condo search in Bangkok and want to find units where the rental process is transparent from listing to handover, check out Superagent at superagent.co. It's built to make every step of renting in this city a little less stressful.