Renting in Bangkok as a teacher

Renting a condo in Bangkok is quick compared with many cities. Listings are plentiful and a lease can be signed within days. The things that cause problems later are deposits, utility rates and missing paperwork.

Finding a place

Most rentals are advertised online by agents and owners. Using an agent costs the tenant nothing in most cases, since the landlord pays the commission. A registered agency can usually arrange several viewings in one day, which helps if you are visiting before your start date.

Search by train line and travel time to school rather than by district name. A building ten minutes' walk from a station on the right line will often beat a closer one that requires a taxi.

At the viewing

• Test the air conditioners, the water pressure and the hot water.
• Check for damp around windows and in bathrooms.
• Ask what furniture and appliances stay.
• Ask about the building's rules on pets, guests and short-term letting.
• Photograph everything, including existing damage.

The lease

Standard leases run for 12 months. Expect to pay a security deposit of two months' rent plus the first month in advance. Read the clauses on:

• early termination: many leases keep the whole deposit if you leave before 12 months
• a diplomatic or job clause, which lets you leave early if your employment ends; some landlords will add one if asked
• who pays for repairs to appliances and air conditioning
• the rate charged for electricity and water

Utilities

In condos, electricity is often billed at the official Metropolitan Electricity Authority rate, which is cheaper than a landlord's own rate. In apartment buildings, the landlord may charge more per unit. Ask which applies before signing. Internet is usually a separate contract with a provider, though some buildings include it.

TM30 and 90-day reporting

The landlord or building must notify Immigration that you live there, using the TM30 form. Ask for the receipt, because Immigration may want to see it when you renew your extension or do your 90-day report. See 90-day reporting and re-entry permits.

Moving out

Give notice as the lease requires, usually 30 days. Arrange a walk-through with the landlord, compare against your move-in photos and agree any deductions in writing. Deposits are normally returned within a month or so after keys are handed back.

Written by the Charlie House editorial team. Last checked October 2026. Thai rules change often. Check with the school, the immigration office or the agency concerned before you act on anything here.