A landlord in Thonglor once rented out a two bedroom condo at Keyne by Sansiri for 45,000 THB per month. The tenant seemed great. Paid the first month on time. By month three, they had sublet the unit on Airbnb, drilled holes in the walls for shelving, and brought in two large dogs that weren't part of any agreement. The landlord's contract was a one page document pulled from a website somewhere, and it covered almost nothing. Getting that tenant out took five months, a lot of stress, and about 80,000 THB in repairs. This is the kind of situation that plays out across Bangkok more often than most people realize. And it is almost always preventable with the right contract.

Why Most Bangkok Rental Contracts Leave Landlords Exposed

Here is the thing about rental contracts in Bangkok. A huge number of landlords still rely on generic templates that barely scratch the surface. Some are just two or three pages covering rent amount, deposit, and move in date. That is it. No clauses about subletting, no clear terms on property modifications, no specifics about utility responsibilities, and nothing about what happens if a tenant just stops paying.

Take a common situation near BTS Ari. A landlord rents out a unit at The Line Jatujak Mochit for 22,000 THB per month. The contract says the tenant pays utilities but does not specify whether that includes the building's common area fees. Three months in, the juristic office contacts the landlord about unpaid common area charges. The tenant says it was never discussed. The contract does not clarify it. The landlord ends up eating the cost.

These gaps are not just inconvenient. They cost real money. And in Thailand's legal landscape, where enforcement of vague contracts can be slow and expensive, having airtight terms from the start is your best protection.

How Superagent Builds Contracts That Actually Work

Superagent does not hand you a template and wish you luck. The platform uses AI to generate rental contracts tailored to your specific property, tenant situation, and the realities of renting in Bangkok. Every contract is built to cover the gaps that generic documents miss.

For example, if you are renting out a furnished condo at IDEO Mobi Sukhumvit near BTS On Nut for 18,000 THB per month, the Superagent contract will include a detailed inventory list of furnishings, appliance conditions, and photo documentation references. It will spell out who handles maintenance for items like air conditioning units, which is one of the most common disputes in Bangkok rentals. The contract also includes clear clauses on early termination, specifying exactly what the tenant forfeits and what the landlord must return.

This is not about being harsh with tenants. It is about making sure both sides know exactly where they stand from day one. Good contracts protect everyone.

Subletting, Pets, and the Clauses Bangkok Landlords Forget

Subletting has become a massive issue in Bangkok, especially in popular areas like Silom, Sathorn, and along the Sukhumvit corridor. With short term rental platforms booming, tenants sometimes see an opportunity to make money off your unit without telling you. A proper contract needs an explicit subletting prohibition with clearly stated consequences.

Superagent contracts include this by default. They also cover pet policies in detail. If you own a unit at Life Ladprao Valley near MRT Phahon Yothin and you do not want pets, the contract will not just say "no pets allowed." It will outline what happens if a pet is discovered, including specific penalties and the process for addressing violations.

Then there are the modifications clauses. Bangkok tenants, especially long term expats, sometimes want to make a condo feel like home. That might mean installing curtain rods, mounting a TV bracket, or even repainting a wall. Without clear terms about what is allowed and who pays to restore the unit, you are setting yourself up for a deposit dispute when they move out. Superagent addresses each of these scenarios with specific, enforceable language.

Deposit Disputes and the Checkout Process

Ask any Bangkok landlord what the most stressful part of renting is, and most will say the checkout. Tenants want their deposit back. Landlords find damage that was not there before. Without documentation and clear contract terms, it turns into a battle of opinions.

Consider a landlord renting a studio at Aspire Rama 9 near MRT Phra Ram 9 for 12,000 THB per month with a two month deposit. At checkout, there are scuff marks on the floors, a cracked bathroom mirror, and a missing microwave turntable. The tenant says it was all normal wear and tear. The landlord disagrees. Without a contract that defines what constitutes wear and tear versus damage, and without a documented check in condition report, the landlord has very little ground to stand on.

Superagent contracts include structured checkout procedures. They reference the initial condition report, outline the inspection timeline, and specify how deductions from the deposit are calculated and communicated. This takes the emotion out of the process and gives both parties a clear framework to follow.

Rent Escalation and Long Term Lease Planning

If you are locking in a tenant for a year or more, your contract should account for the future. Bangkok rental prices shift. A one bedroom at Noble Revolve Ratchada near MRT Thailand Cultural Centre that rents for 15,000 THB today might be worth 17,000 THB next year as the area develops further.

Superagent contracts can include rent escalation clauses tied to renewal periods. Instead of renegotiating from scratch every year and risking the tenant walking away, you agree upfront on reasonable increases. This keeps good tenants in place while making sure your income keeps pace with the market. It is a simple addition that most DIY contracts completely overlook.

Renting out a condo in Bangkok should be a reliable income stream, not a source of anxiety. The difference between a smooth rental experience and a nightmare often comes down to the quality of your contract. If you are a landlord looking to protect your property with contracts built specifically for the Bangkok market, visit superagent.co and see how the platform can set you up with terms that actually hold up when it matters.