You found a tenant for your two bedroom condo near BTS Thong Lo. They seemed polite on LINE, showed up on time for the viewing, and said they could move in next week. Everything felt right. Then two months later, rent stops coming. They ghost you. And when you finally get inside the unit, there are holes in the walls and a missing air conditioning remote. Sound familiar? If you've been a landlord in Bangkok long enough, you've probably lived some version of this story. The good news is that most of it can be avoided with proper tenant screening before you hand over those keys.

Start With the Basics: ID and Employment Verification

This might sound obvious, but you would be surprised how many landlords in Bangkok skip the fundamentals. For Thai tenants, ask for a copy of their national ID card. For foreign tenants, request a passport copy and a valid visa or work permit. You want to know who is actually signing your lease and whether they are legally allowed to be in the country long term.

Employment verification matters just as much. A tenant renting a 25,000 THB per month studio near BTS Ari should be able to show proof of income. Ask for a recent pay slip or an employment letter. If they are self employed or freelancing, bank statements from the last three months work well. The general rule of thumb is that monthly income should be at least three times the rent.

Here is a real scenario. A landlord at Life Ladprao once rented to a young professional who claimed to work at a major tech company. No verification was done. Turns out the tenant had just quit that job and had no steady income lined up. Within three months, payments became irregular. A single phone call to HR or a glance at a recent pay slip would have flagged the issue immediately.

Check Rental History and References

Bangkok does not have a centralized tenant credit reporting system the way some Western countries do. That means you need to do your own homework. Ask potential tenants for contact details of their previous landlord or property manager. A quick phone call can reveal everything you need to know. Did they pay on time? Did they keep the unit clean? Did they cause problems with neighbors?

If the tenant is new to Bangkok, maybe a fresh expat relocating for work near MRT Sukhumvit, they might not have local references. In that case, ask for a reference from their employer or relocation agency. Many companies that bring staff to Bangkok are happy to vouch for their employees because they want smooth housing transitions too.

Be cautious if a potential tenant refuses to provide any references at all. It does not automatically mean they are a bad tenant, but it removes one of your best tools for making an informed decision. Always trust the process over your gut feeling alone.

The Financial Deep Dive: Deposits and Payment Patterns

Standard practice in Bangkok is to collect two months of security deposit plus one month of advance rent. For a condo going for 35,000 THB per month in a building like Ideo Q Siam, that means collecting 105,000 THB upfront. If a prospective tenant pushes back on this or asks to pay the deposit in installments, treat it as a yellow flag.

It does not necessarily mean they cannot afford the unit. But it can signal cash flow issues that might become your problem later. Some landlords in areas like Soi Sukhumvit 39 have started asking tenants to show a Thai bank account balance as additional reassurance, especially for leases above 40,000 THB per month.

You should also discuss payment methods upfront. Will rent be transferred on the first of each month? Will they use a specific bank? Setting clear expectations about when and how rent is paid prevents a lot of awkward LINE conversations down the road.

Meet Them in Person and Trust What You See

A viewing is not just for the tenant to check out your condo. It is your chance to screen them face to face. Pay attention to how they treat the space during the tour. Do they take off their shoes? Do they ask thoughtful questions about the building rules, the juristic office, or the neighbors? These small details reveal a lot about how someone will treat your property.

One landlord renting out a unit at The Base Park West near BTS On Nut shared a useful tip. She always schedules viewings on weekdays around lunch. Serious tenants with stable jobs will find a way to make it work. People who are vague about their schedule or cancel multiple times may not be the most reliable renters.

Also pay attention to who shows up. Is it the actual tenant or a friend scouting on their behalf? You want to meet the person who will be living in your unit. It is a simple thing but it matters.

Put Everything in a Solid Lease Agreement

Screening does not end when you pick a tenant. Your lease agreement is your final layer of protection. Make sure it clearly states the rent amount, payment due date, deposit terms, rules about subletting, pet policies, and the process for early termination. In Bangkok, both Thai and English versions of the lease are common for units rented to foreigners.

Include a detailed check in inventory with photos of every room, appliance, and piece of furniture. A condo on Soi Ratchadaphisek 36 near MRT Lat Phrao might have built in furniture worth hundreds of thousands of baht. Documenting the condition before move in protects both you and your tenant if disputes arise later.

Good tenant screening is not about being paranoid. It is about being professional. The best landlords in Bangkok treat their rental properties like a business, because that is exactly what it is. Take the time to verify, ask questions, and document everything. Your future self will thank you.

If you want to connect with quality tenants who are already verified and ready to rent, list your property on superagent.co. Superagent helps Bangkok landlords match with serious renters faster, so you spend less time screening and more time earning.