A tenant moves into your one bedroom condo near BTS Thong Lo, pays the first month and security deposit, then stops paying rent in month three. You ask them to leave. They refuse. You check the contract you both signed and realize it says almost nothing useful. No late payment clause. No clear eviction terms. No inventory list. Welcome to the nightmare that a weak rental contract creates for Bangkok landlords.

Whether you own a unit at Ideo Mobi Sukhumvit, The Line Ratchathewi, or a walk up in Soi Ari 4, your rental contract is the single most important document protecting your property. Thai law gives landlords certain rights, but only if your contract actually spells them out. Here is how to write one that holds up when things go sideways.

Get the Basics Right or Nothing Else Matters

Every Thai rental contract needs to cover the fundamentals clearly. That means the full legal names of both landlord and tenant, passport or Thai ID numbers, the property address including unit number, the monthly rent in THB, the lease start and end dates, and the security deposit amount.

Sounds obvious, right? You would be surprised. I once reviewed a contract for a landlord renting out a studio at Life Ladprao for 12,000 THB per month. The agreement listed only the building name with no floor or unit number. When a dispute came up, the tenant argued the contract could refer to any unit. It was a mess that took weeks to sort out.

Always include the full address as it appears on the title deed. Write the rent amount in both numbers and Thai words if possible. Specify that the deposit, typically one to two months of rent, will be returned within 7 to 30 days after move out, minus any documented damages. Pin down every detail so there is zero room for creative interpretation.

Spell Out Payment Terms and What Happens When They Are Missed

Your contract needs to state the exact rent due date each month, the accepted payment methods, and what happens when rent is late. Most Bangkok landlords set the due date between the 1st and 5th of each month, with payment via bank transfer to a specified account.

Include a late payment penalty. A common structure is a fee of 500 to 1,000 THB if rent is more than 7 days overdue, with an additional daily charge after 15 days. Without this clause, you have no contractual basis to charge penalties, and a tenant who pays three weeks late every month knows you cannot do much about it.

Consider a landlord renting a two bedroom at Rhythm Ekkamai for 35,000 THB per month to an expat couple. The tenant paid late five months in a row, sometimes by two or three weeks. Because the contract included a clear escalating penalty clause and a termination trigger after two consecutive late payments, the landlord had the legal standing to end the lease. Without those terms, they would have been stuck waiting it out until the contract expired.

Protect Your Property with a Detailed Inventory and Condition Report

This is where most Bangkok landlords drop the ball. You hand over a fully furnished condo near MRT Phra Ram 9 with a 55 inch TV, a washing machine, a leather sofa, and brand new curtains. Twelve months later, the TV has a cracked screen, the sofa is stained beyond repair, and the curtains are missing entirely. The tenant says everything was like that when they moved in.

Your contract should include an attached inventory list with the condition of every item, ideally with photos dated and signed by both parties. List each piece of furniture, each appliance, and note any existing damage. This attachment becomes part of the contract and gives you a clear basis to deduct from the security deposit at move out.

Also include a clause stating the tenant is responsible for maintaining the unit in reasonable condition and must report any damage or maintenance issues within 48 hours. This protects you from discovering a six month old water leak during the final walkthrough.

Cover Early Termination and Eviction Clearly

Thai rental law does not automatically let you kick someone out just because you want to. Your contract needs to define the specific conditions under which either party can terminate early. Common triggers include non payment of rent for a specified period, illegal activity on the premises, subletting without permission, or causing repeated disturbances.

A landlord in Soi Sukhumvit 49 once rented a 25,000 THB per month unit at Aguston to a young professional who started subletting it on short term rental platforms without permission. Because the contract explicitly prohibited subletting and defined it as grounds for immediate termination with forfeiture of the deposit, the landlord resolved the situation within two weeks. Without that clause, it could have dragged on for months.

Also specify the notice period required for early termination by either party. Thirty days is standard for most Bangkok leases. State clearly whether the deposit is refundable or forfeited in each termination scenario.

Use Bilingual Contracts and Get Signatures That Count

If your tenant is a foreigner, prepare the contract in both Thai and English. In the event of a legal dispute, Thai courts will refer to the Thai language version, so make sure both versions say exactly the same thing. Hiring a bilingual lawyer for a one time review typically costs between 3,000 and 8,000 THB. That is a tiny price compared to the cost of a contract that falls apart in court.

Both parties should sign every page of the contract, not just the last page. Have one witness sign as well. Keep two original copies, one for you and one for the tenant. Take clear photos of the signed contract and store them digitally.

A solid Thai rental contract is not just paperwork. It is the foundation of a smooth, profitable landlord experience in Bangkok. Take the time to get it right before your next tenant moves in, and you will save yourself from headaches that no amount of rent income can justify. If you are listing your condo and want to connect with qualified tenants while keeping the process professional from day one, check out what Superagent at superagent.co can do for Bangkok landlords.