Frequently Asked Questions

A standard rental agreement in Thailand typically outlines the rights and responsibilities of both the landlord and the tenant. While contracts can vary slightly by property and owner, most include the following key elements:

📄 Key Terms Found in a Typical Lease:

✅ Rental Price and Duration

• Most long-term leases are for 6 or 12 months.

• The monthly rental rate is clearly stated, along with the start and end date.

✅ Security Deposit

• Commonly 1–2 months’ rent is required as a security deposit.

• This is refundable at the end of the lease, minus any deductions for damage or unpaid bills.

✅ Payment Terms

• Rent is usually due monthly, in advance.

• The method of payment (bank transfer, cash, etc.) is specified.

✅ Utilities and Services

• The agreement should clarify which utilities are included (if any) and which are the tenant’s responsibility — such as:

  • Electricity and water (usually billed separately based on usage)

  • Internet or Wi-Fi

  • Pool or garden maintenance (sometimes included in houses)

✅ Furniture and Appliances

• Most rentals in Hua Hin are fully furnished.

• The contract may include an inventory list of furniture, appliances, and condition.

✅ Maintenance & Repairs

• The landlord is typically responsible for structural and major repairs.

• Tenants handle minor issues and keep the property in good condition.

✅ Notice Period and Early Termination

• Usually requires 30 days’ notice to vacate at the end of a lease.

• Early termination policies vary — some contracts allow it with notice and penalty, others may not.

✅ House Rules and Restrictions

• May include rules about pets, subletting, or usage (residential only, no business use).

At Real Hua Hin, we help ensure all agreements are fair, clear, and legally sound — whether you’re renting a beachfront condo or a hillside villa.

📌 Tip: Always read the entire lease carefully and keep a signed copy for your records. If you don’t understand any terms, ask before signing.

When renting a property in Thailand — including in popular areas like Hua Hin — the rental price usually covers only the base rent. It’s important to be aware of additional costs that tenants are typically responsible for, so you can budget accurately.

💡 Utility Bills

These are usually not included in the rent and are paid separately by the tenant:

• Electricity: Charged at the government rate (approx. 4–5 THB/unit), or sometimes a higher private rate in condos.

• Water: Usually inexpensive (approx. 10–20 THB/unit).

• Internet/Wi-Fi: Some rentals include internet, but often you will need to arrange and pay for your own service (approx. 400–1,000 THB/month depending on speed).

🏡 Maintenance & Services

Depending on the property type:

• Pool & Garden Maintenance (for houses): May be included, but not always. If not, expect approx. 1,000–2,000 THB/month each.

• Aircon Cleaning: Recommended every 3–6 months (approx. 500–800 THB per unit).

• Minor Repairs: Tenants are often responsible for small issues like lightbulbs, clogs, or broken remote controls.

🏢 Common Area Fees (Condos)

In condominiums, common area fees (for pool, gym, security, etc.) are usually paid by the landlord, but it’s best to confirm this in advance.

📦 Move-In / Move-Out

• Security Deposit: Usually 1–2 months’ rent, refundable at the end of the lease if there is no damage.

• Final Cleaning Fee: Some landlords may deduct a cleaning fee from the deposit after you move out.

💬 At Real Hua Hin, we always clarify what is — and isn’t — included in each listing, so there are no surprises.

Yes — absolutely! Foreigners can legally and easily rent property long-term in Hua Hin and throughout Thailand. In fact, Hua Hin is one of the country’s most popular destinations for long-stay renters, especially retirees, digital nomads, and seasonal residents.

📄 What You’ll Need:

• Valid Passport (with visa page)

• In some cases, proof of income or a Thai bank account may be requested — but many landlords are flexible, especially in tourist-friendly areas like Hua Hin.

• A long-term lease agreement (usually 6 or 12 months) signed by both you and the landlord.

🏡 Rental Options:

• Condos, villas, and houses are all available for long-term rent.

• Most properties come fully furnished and include air conditioning, appliances, and Wi-Fi (or setup support).

🧾 Visa Considerations:

• A long-term rental does not grant you a visa, but having a lease agreement can support visa extension applications (e.g., retirement, education, or marriage visas).

✅ Local Tip:

Long-term rentals often offer better monthly rates than short stays, and you may be able to negotiate discounts for multi-year agreements.

At Real Hua Hin, we help foreign clients find the right home and assist with communication, contracts, and move-in support — making the process smooth and stress-free.

What Should I Check Before Signing a Lease in Thailand (Hua Hin)?

Before signing a rental lease in Hua Hin or anywhere in Thailand, it’s important to carefully review several key points to avoid future issues:

1. Verify the Landlord’s Ownership:
   Ask to see the title deed (Chanote or Nor Sor 3) to confirm that the person renting out the property is the rightful owner or authorized agent.

2. Lease Agreement Details:

   • Duration: Confirm the lease length (usually 6 months to 1 year for foreigners) and whether it includes automatic renewal or penalties for early termination.

   • Rent Amount and Payment Terms: Check the monthly rent amount, due date, and accepted payment methods. Also clarify if utilities are included or paid separately.

   • Deposit: Typically, a security deposit equal to one or two months’ rent is required. Make sure the lease states the deposit amount, conditions for its return, and timeframe.

3. Condition of the Property:
   Inspect the property thoroughly before signing. Check for any existing damage and request a written inventory or photos of furniture and appliances included. This protects you from disputes over damage when you move out.

4. Included Utilities and Services:
   Clarify which utilities (water, electricity, internet, cable TV) you are responsible for paying. Note that electricity in Thailand is charged per unit and can add significantly to monthly costs.

5. Maintenance Responsibilities:
   Determine who is responsible for repairs and upkeep during the lease — landlord or tenant. Commonly, landlords handle major repairs, while tenants handle minor issues.

6. Legal and Language Clarity:
   Ensure the lease is written in clear language you understand. If the lease is in Thai, consider having a trustworthy translator or lawyer review it. Some leases also include English translations.

7. Restrictions and House Rules:
   Check for any rules on pets, smoking, noise, subletting, or guest policies that may affect your stay.

8. Official Registration:
   For long-term stays, landlords should register your lease with the local immigration office, which you may need for visa extensions.

9. Location and Accessibility:
   Confirm the exact address and proximity to amenities like markets, hospitals, and transportation.

10. Contact Information:
    Get the landlord or property manager’s contact details for emergencies or maintenance requests.

Taking these steps will help you rent smoothly and enjoy your stay in Hua Hin. If in doubt, don’t hesitate to seek local legal advice or assistance from reputable real estate agents.

n Thailand, the responsibility for repairs and maintenance in a rental property typically depends on the terms agreed upon in the lease agreement. However, there are common practices you should be aware of:

1. Landlord’s Responsibilities:

   • Major structural repairs (e.g., roof leaks, plumbing issues, electrical wiring problems) are usually the landlord’s duty.

   • Ensuring that the property is safe and habitable at the start of the lease.

   • Repairing or replacing essential appliances or furniture that were included with the rental, unless damage was caused by the tenant.

   • Maintaining shared facilities (if renting in a condo or apartment complex) such as pools, elevators, or gardens.

2. Tenant’s Responsibilities:

   • Taking good care of the property and using it responsibly.

   • Minor repairs caused by normal wear and tear, like replacing light bulbs or unclogging drains due to everyday use, often fall on the tenant.

   • Repairing any damage caused by the tenant or their guests, such as broken windows, holes in walls, or stains on carpets.

   • Keeping the property clean and reporting any serious issues to the landlord promptly.

3. Lease Agreement:

   • Always check the lease contract carefully because it may specify exactly who handles which repairs.

   • Some landlords include clauses that require tenants to cover certain types of maintenance or repairs.

4. Communication Is Key:

   • If you notice any problem, notify your landlord or property manager immediately in writing or via messaging apps to keep a record.

   • Agree on timelines for repairs to avoid misunderstandings.

In summary, landlords in Thailand usually take care of major repairs, while tenants handle small maintenance and damages they cause. Clarifying these responsibilities in your lease and maintaining good communication will help prevent disputes.