Before You Sign a Lease in Phuket: A 9-Point Checklist for Tenants

Most rental problems in Phuket start with something nobody wrote down: who pays for the pool, what the electricity rate is, or how the deposit comes back. A twelve-month lease is a short document. Reading it properly takes half an hour and saves a year of arguments.

Almost every long-term home we list is let on a one-year lease. This is the checklist we go through with tenants before they sign.

1. Who you are renting from

The person signing should be the owner named on the title deed, or someone with written authority from the owner. Ask to see a copy of the deed and the owner's ID, and check that the names match. If an agent or a relative signs instead, ask for the power of attorney.

2. The term, and what happens at the end

Check the start date, the end date and the renewal terms. Can you renew? How much notice does either side have to give, and can the rent rise at renewal? If you are planning to stay longer than a year, agree now on how a second-year rent will be set.

3. The deposit

A two-month deposit plus the first month's rent up front is the usual structure. The contract should say exactly what the deposit covers, what can be deducted, and how many days after move-out it is returned. Pay by bank transfer and keep the receipt.

4. The condition of the house on day one

Walk through the house with the owner or agent before you move in. Make an inventory of the furniture and appliances, and take dated photos of every room, including existing marks, stains and anything that does not work. Both sides should sign it. This is what protects your deposit a year later.

5. Electricity and water

Utilities are almost always on top of the rent. Ask whether you will pay the government rate on the official bill, or a rate set by the landlord or the estate. Ask to see a recent bill, and photograph the meters on the day you move in. A pool villa with air conditioning in every room can have a large electricity bill, so it is worth knowing the rate in advance.

6. What the rent includes

Get these in writing, one by one:

• Pool cleaning and chemicals
• Garden care
• Pest control
• Internet and TV
• The estate's common-area fee, if the house is in a gated development
• Housekeeping, if any

Pool and garden care are the items most often disputed. A line saying "included" or "paid by tenant" avoids the argument.

7. Repairs

Who pays for air-conditioning servicing, a broken water pump or a leaking roof? A common split is that the tenant handles small everyday repairs and the owner pays for anything structural or for appliances that wear out. The contract should say where the line is and how quickly the owner will act on a repair request.

8. Leaving early

Plans change. Check whether there is an early-termination clause, how much notice it requires, and what happens to the deposit if you leave before the year is up. If there is no clause at all, ask for one before you sign.

9. Paperwork you will need later

When a foreigner moves in, the owner has to notify Immigration using form TM30. Ask the owner to do it and to give you a copy of the receipt. You will also often need copies of the owner's ID and the house registration book for visa extensions, a bank account or a Thai driving licence, so ask for them at the start.

A few more things worth agreeing

• Pets: if you have one, say so and have it written into the contract.
• Who lives there: some contracts limit the number of occupants or ban subletting.
• Keys and gate remotes: list how many you received.

If anything in the contract is unclear, or it is written only in Thai, ask for an English version or have it checked by a licensed Thai lawyer before you sign.

Where to start looking

For what homes rent for in each area, see what ฿100,000 a month rents in Phuket, or browse long-term rentals in Rawai, Chalong, Koh Kaew and Bang Tao.

Found a house and want the contract checked against this list? Contact K. Thanya and we will go through it with you.