New Regulations for Thailand's Housing Rental Contracts Effective September 4, 2025
The Office of the Consumer Protection Board (OCPB) of Thailand will implement new regulations starting September 4, 2025, standardizing housing rental contracts and strengthening tenants' rights. This report systematically analyzes the core provisions, changes in tenants' rights, market trends, impacts on investors, and differences in key cities.
What is the core objective of the new regulations for housing rental contracts in Thailand in 2025?
What is the scope of application of this announcement? Which landlords must comply?
If a landlord only rents out 1–2 properties, although not mandatory subjects, in actual rental disputes, courts and tenants generally still refer to the new regulation clauses for determination, so it is recommended to follow the regulations to reduce risks.
What mandatory requirements does the new regulation impose on the form of rental contracts?
- The contract must include details and calculation standards for rent, security deposit, service fees, and utility charges.
- It must be accompanied by an inspection checklist upon move-in (which may include photos), clearly stating the condition of furniture, appliances, and any wear and tear.
What restrictions does the new regulation impose on deposits and prepaid rent?
For example: Monthly rent of 30,000 THB → Maximum total of deposit plus prepaid is 90,000 THB.
This directly ends the previous phenomenon in Bangkok and seaside resort areas where deposits of 6–12 months were often required.
How is the deposit refunded when a tenant moves out?
- If there is damage: The landlord must provide proof of third-party repair quotes and refund the remaining amount after deducting reasonable repair costs within 14 days.
- Normal wear and tear cannot be deducted from the deposit (such as minor wall wear, furniture aging).
Can a tenant terminate the lease early?
How must utility and service fees be charged?
Previously, some landlords profited by 'doubling utility fees' will be completely prohibited.
Can the landlord unilaterally increase the rent during the lease term?
Can the landlord enter the property without permission?
How does the new regulation affect the supply and demand structure of the housing rental market?
- Landlord income buffers decrease → will focus more on tenant credit checks.
- The market will shift from 'extensive renting' to 'refined management + professional hosting'.
Will rents increase as a result?
Long-term: as supply increases and competition intensifies, rents will stabilize or adjust slightly with regional differences.
What changes will occur in the structure of market participants?
Which aspects of the new regulations have the greatest impact on overseas residential investors?
- Increased importance of fund management: Reduced deposits → stricter cash flow planning is needed.
- Recommended solutions: Choose professional property management or local legal advisors to reduce risks.
Will this weaken the attractiveness of residential investment?
Are commercial properties (office, retail, industrial) affected?
What changes will occur in the Bangkok market?
- Proportion of professional operators rises, rental management tends towards institutionalization and branding.
- New regulations are implemented most strictly → Higher compliance, fewer disputes.
What impact will the Pattaya market experience?
- Short-term rental proportion declines → Some properties shift to monthly and yearly rentals.
- Market transitions from 'tourist short-term rentals' to a 'stable residential' structure.
What is the trend of changes in the Chiang Mai market?
- Long-term residents (digital nomads/retirees) are more willing to rent long-term → Extended stay duration.