Bangkok Deposit Disputes: The Tenant's Biggest Risk

When you rent a condo in Bangkok, you almost always pay a 2-month security deposit upfront. On a 25,000 THB/month unit near BTS Asok or Thong Lo, that's 50,000 THB sitting in your landlord's account for your entire lease term.

Deposit disputes are the single most common complaint from Bangkok tenants. Landlords can legally deduct from the deposit for damage caused by the tenant. The problem is that without documentation, proving what existed before you moved in is nearly impossible. Landlords occasionally claim damage that was already there when you arrived.

The good news: this entire risk can be managed with one simple habit on move-in day.

What the Inventory Checklist Method Is

On move-in day, before you bring in a single bag, walk every room of the unit with the landlord or agent. Create a written inventory list that notes the condition of every surface, appliance, and fixture. This document becomes your legal protection for the entire tenancy.

You do not need a lawyer or special form. A notes app on your phone, a shared Google Doc, or even a WhatsApp message thread will work. The key is that the record exists and was created on move-in day.

Photo Everything With Timestamps

The written list alone is not enough. Photograph every defect, scratch, stain, and worn item you find before you unpack. Your phone camera adds an automatic timestamp to every photo, which is exactly the kind of evidence that resolves disputes quickly.

After the walkthrough, create a shared Google Drive folder, upload all the photos, and send the link to the landlord and agent the same day. A short message saying "here are the move-in photos for [unit number], [building name], taken today" is all you need. You now have a timestamped, documented paper trail that neither side can deny.

What to Document Specifically

Many tenants photograph the view and the living room but skip the details that actually matter in a dispute. Here is what to cover systematically:

• Walls: paint chips, holes, marks, and stains in every room
• Floors: scratches, chips, discoloration, or worn patches on tiles or wood
• Air conditioning units: photograph the filter condition and note any visible mold or dirt
• Appliances: scratches, dents, and test every appliance to confirm it works on day one
• Bathroom: tile staining, grouting condition, existing leaks or rust marks around fixtures
• Furniture: tears, stains, broken legs, and faded cushion fabric on all provided pieces
• Windows and doors: broken handles, faulty locks, cracked frames

If you find anything that does not work, note it immediately and inform the agent in writing. A non-functioning washer you report on day one cannot be charged to you on move-out day.

Getting Written Sign-Off

The ideal outcome is having the landlord or agent sign the inventory list. If they are present at the walkthrough, ask. Most professional agents in buildings like Rhythm Asok, The Line Sukhumvit, or IDEO Mobi will do this as standard practice.

If the landlord or agent refuses or is not present, send a WhatsApp message that summarizes the condition of the unit. Something like: "I note that the bathroom tiles have existing staining as photographed today, and the A/C in the bedroom has visible mold on the grille." Keep the chat thread for the duration of your lease.

A WhatsApp message with timestamps is legally usable evidence in Thailand. Landlords who understand this typically do not contest pre-existing damage that was clearly documented.

The Move-Out Walkthrough

When your lease ends, repeat the same process in reverse. Walk every room, photograph current conditions, and compare your move-out photos directly against the move-in photos side by side. Any damage that appears in both sets of photos is pre-existing and cannot be charged to you.

Ask for the walkthrough to happen while you are still present, not after you hand over keys and leave. This is your right as a tenant, and it closes the loop on the documentation chain you started on move-in day.

If the Landlord Still Withholds the Deposit

Even with documentation, some landlords attempt to withhold part of the deposit unfairly. If this happens, you have recourse in Thailand. The Consumer Case Division at the Office of the Consumer Protection Board (OCPB) accepts tenant complaints. The process can be slow, but landlords who know you are aware of your rights typically settle quickly rather than face a formal complaint.

Keep all your documentation, lease contract, payment receipts, and communication threads together. A complete paper trail is your strongest asset in any negotiation.

How Superagent Protects You

Superagent helps tenants document move-in condition at the start of every lease and keeps a record of the deposit terms, lease dates, and landlord contact information in one place. When move-out approaches, you always know exactly what you documented and when.

For tenants renting in Bangkok across areas like Ekkamai, Ari, Silom, or Sathorn, having a platform that tracks the details of your tenancy means deposit protection is built into the process, not an afterthought.

Office of the Consumer Protection Board (OCPB) -- Thailand's authority for tenant-landlord consumer disputes.

DDProperty Thailand -- market data for understanding fair rental pricing before and during your lease.