House and Condo Rental Contracts: What to Check Before Signing

Start by checking which rules apply to this contract

The Office of the Consumer Protection Board has published the Announcement Controlling Contracts for the Rental of Buildings for Residential Purposes B.E. 2568 and a standard contract example. It defines businesses covered by the announcement as business operators who rent residences to individuals from 3 units upward, whether in the same building or in multiple buildings

Therefore, do not conclude that the announcement’s conditions apply in the same way to private landlords in every case. First ask who the landlord is, how many units they rent, and what scope this contract falls within. If the legal effect is important or the parties do not agree, have a qualified professional review the actual draft before signing

Make sure the names, authority, and property match the evidence

Check the landlord’s and tenant’s names, addresses, and contact channels against the documents used to make the contract. Clearly identify the house or room being rented by number, floor, building, and location. Do not use only the project name or a broad description of the location

If the signatory, recipient of payment, or person handing over the keys is not the owner shown in the evidence provided, ask for documents proving their authority and check whether that authority covers making the contract, receiving payment, and actually handing over the property. Do not transfer money merely because the account name was sent through chat

Separate every payment and write down every payment date

Clearly state the rent, payment period, due date, payment channel, and recipient’s name. Separate advance rent, deposit, access-card fee, parking fee, common-area fee, and other service fees, and state what each payment is for

Do not use one ceiling figure for every contract, because rights and limitations depend on the scope of the announcement and the landlord’s facts. Compare the actual draft with the OCPB announcement and standard contract example when applicable, and request a receipt or evidence stating the purpose of every payment each time

Check water, electricity, and service fees by looking at the calculation method

The contract should state the rate, calculation method, billing cycle, payment date, and evidence the tenant can check for water, electricity, internet, parking, or other services. Do not look only at the per-unit figure without knowing which bill it comes from or whether there are other charges

The OCPB standard contract example separates rent, utilities, and service fees into different sections. This makes it easier to see which items are fixed amounts, which change with usage, and who provides the billing evidence

Write repair duties, room access, and termination terms so they work in practice

Distinguish minor repairs for which the tenant is responsible from defects the landlord must address. State how problems should be reported and within what conditions a response must be given. Avoid broad wording that makes the tenant responsible for all damage without distinguishing normal use from damage caused by the tenant

Check the conditions for entering the room, renewing the contract, moving out early, default, notice periods, deposit deductions, and the deadline for returning money. If there is a penalty or cancellation right, clearly state the reason, notification method, and date from which the period begins. Do not rely on oral explanations that are not in the contract

Attach a property inventory and room-condition record to the contract

The OCPB standard contract example includes an inspection record for the building’s condition attached to the contract. The tenant should therefore record doors, windows, furniture, appliances, existing marks, keys, access cards, and meter readings, together with photos or video identifying the date and room

Both parties should confirm the same set of attachments and each keep a copy. Images in the listing or photos taken before the handover date should not replace evidence of the actual condition on the day the room is received

Use stop criteria before signing or paying

Stop first when the landlord’s name does not match the recipient of payment and there is no proof of authority; the property details are unclear; the total amount does not match the itemized amounts; important blanks remain; refund conditions are not stated; or mentioned attachments have not yet been received

Before signing, read the entire final version, check every amendment, and keep the contract and payment evidence somewhere accessible. If there are specific legal issues or the potential loss is substantial, this article does not replace a professional contract review

Decision checklist

• Identify the landlord, tenant, authorized person, and property so they match the evidence
• Separate rent, deposit, advance rent, and every service fee
• State the payment date, payment channel, recipient, and payment receipt evidence
• Write the rate and calculation method for water, electricity, and other services
• Separate repair duties, room access, default, and contract termination
• State how the deposit will be deducted and returned within the scope applicable to the contract
• Attach the property inventory, room condition, photos, and meter readings
• Receive the final contract and attachments confirmed by both parties to match

Frequently asked questions