You found a condo you love. Maybe it's a one bedroom at The Base Sukhumvit 77 near On Nut BTS, listed at 12,000 THB per month. The LINE photos look great, the agent is pushing you to sign this weekend, and you're tempted to just go for it. Stop right there. Signing a lease in Bangkok without doing your homework is how people end up stuck in a unit with mold behind the curtains, a broken air con that nobody fixes, and a landlord who ghosts them when the hot water dies. This Bangkok rental checklist will save you from all of that.

Inspect the Unit Like You Actually Live There

This sounds obvious, but you would be amazed how many renters in Bangkok walk into a condo, glance around for three minutes, and say "looks good." That is not an inspection. That is window shopping. You need to test everything.

Turn on every air conditioning unit and let it run for at least five minutes. Check if it actually cools the room or just makes noise. Flush the toilets. Run the shower and check the water pressure. Open every cabinet and look for signs of pests or water damage. Try the door locks. Check that the windows seal properly, especially if the unit faces a busy road like Sukhumvit or Ratchadaphisek.

A friend of mine moved into a studio at Lumpini Park Rama 9 near Phra Ram 9 MRT. Rent was 9,500 THB, which felt like a deal. Two weeks in, she discovered the bathroom drain was backed up, the bedroom window had a gap that let in rain during monsoon season, and the washing machine smelled like something had died inside it. All things she could have caught during a proper walkthrough.

Take photos and videos of everything during your inspection. If there is existing damage, document it and send it to the landlord or agent in writing before you sign. This protects your deposit when you move out.

Read the Entire Lease, Even the Boring Parts

Most Bangkok condo leases are between three and ten pages. Some are in Thai only. Some are bilingual. Either way, you need to read every single line. If the lease is only in Thai and you cannot read Thai, get it translated or bring someone who can. Do not rely on the agent's verbal summary of what the contract says.

Pay close attention to these sections: the deposit terms, the penalty for early termination, who pays for repairs, and the notice period for moving out. Standard Bangkok leases require a two month security deposit plus one month's rent upfront. But some landlords sneak in clauses that make it almost impossible to get that deposit back.

I once reviewed a lease for a two bedroom unit at Ideo Mobi Asoke, renting at 28,000 THB per month. The contract had a clause stating the tenant was responsible for all maintenance costs, including air con servicing and appliance repairs. That is not standard. Normally, major repairs fall on the landlord. If I had not read the fine print, the renter would have been on the hook for a 6,000 THB compressor replacement three months later.

Research the Building and the Neighborhood

The unit might be perfect, but the building and its surroundings matter just as much. Check Google reviews and Thai forums for complaints about management, security, or noise. Visit the building at different times of day. A condo near Thong Lo BTS might feel trendy at 2 PM but sound like a nightclub district at midnight, because it literally is one.

Walk the route from the condo to the nearest BTS or MRT station. Agents love to say "five minutes from the station," but that five minutes is often measured by motorcycle taxi, not on foot. A condo on Soi Bearing 40 is technically near Bearing BTS, but the actual walk could take 20 minutes in the heat.

Check what's nearby for daily life. Is there a 7 Eleven within walking distance? A market or food court? A laundry shop if the unit does not have a washing machine? These small details shape your everyday experience more than a rooftop pool ever will.

Verify the Landlord and the Agent

This step gets skipped constantly, and it is one of the most important items on any Bangkok rental checklist. Make sure the person signing the lease is actually the owner of the unit or has legal authority to rent it out. Ask to see the chanote, which is the title deed, or a copy of it. The name on the chanote should match the name on the lease.

Scams do happen. There have been cases in buildings like Aspire Sukhumvit 48, where someone pretending to be an agent collected deposits for units they did not control. The real owner had no idea their condo was being "rented out" to strangers. A quick verification step prevents this nightmare.

If you are working with an agent, confirm who pays their commission. In Bangkok, the landlord typically pays the agent fee, so you should not be charged a separate brokerage cost. If an agent asks you to pay a fee on top of your deposit and rent, ask why and get it in writing.

Negotiate Before You Commit

Many renters in Bangkok do not realize that almost everything is negotiable. The listed price is usually a starting point, not a final number. A condo listed at 18,000 THB on Soi Ari near Ari BTS could often be negotiated down to 16,000 or 16,500 THB, especially if the unit has been vacant for a while.

Beyond rent, you can negotiate the lease length, included furniture, internet installation, and even who covers the common area fee. Some landlords will agree to a fresh paint job or new mattress if you commit to a 12 month lease. You will not know unless you ask.

The worst that happens is they say no, and you sign at the original terms. But more often than not, there is room to move.

Renting a condo in Bangkok does not have to feel like a gamble. A solid checklist, a careful eye, and a willingness to ask questions will protect you from the most common problems renters face in this city. Take your time, do not let anyone pressure you into signing on the spot, and treat every lease like the financial commitment it is. If you want help finding verified listings and transparent lease terms, Superagent at superagent.co makes the whole process easier so you can focus on finding a place that actually feels like home.