Bangkok Condo Deposit Guide — How to Get Your Money Back (2025)

How Deposits Work in Thailand

Let's start with the basics. In Thailand, the standard rental deposit is 2 months rent, paid upfront along with 1 month advance rent. That's 3 months total before you get the keys.

Here's the uncomfortable truth: Thailand doesn't have the same tenant protection laws you might be used to back home. There's no official deposit protection scheme, no government-held escrow, and taking a landlord to court is expensive and time-consuming.

This means landlords hold all the power — unless you prepare properly.

The 5 Most Common Deposit Scams

1. The "Normal Wear and Tear" Scam

Your landlord claims tiny scratches on the floor or slightly faded paint (that was already there when you moved in) are "damage" worth 20,000 baht. Suddenly your 60,000 baht deposit becomes 40,000 — or less.

How to prevent it: Document every existing imperfection at move-in. Photos with timestamps. Video walkthrough. Get the landlord to acknowledge existing issues in writing.

2. The Disappearing Landlord

You move out, everything seems fine, landlord promises to transfer the deposit "next week." Next week becomes next month. Then they stop answering your messages entirely.

How to prevent it: Get deposit return terms in the contract with a specific timeline (30 days max). Get their ID card copy. Have their Thai phone number and LINE.

3. Invented Damages

"The AC wasn't working when you left" — except it was. "There's water damage under the sink" — there wasn't. Without proof, it's your word against theirs.

How to prevent it: Video everything during move-out inspection. Turn on every appliance. Open every cabinet. Document that everything works.

4. The "Cleaning Fee" Surprise

Even if you leave the place spotless, some landlords charge 3,000-5,000 baht for "professional cleaning." Sometimes this is in the contract (read carefully), sometimes they just make it up.

How to prevent it: Check if cleaning fee is mentioned in the contract. If not, it shouldn't be deducted. If it is, factor it into your calculations.

5. The Delayed Return (Until You Give Up)

Some landlords bet that you'll leave the country and just give up on chasing your deposit. They stall with excuses: "accounting is processing it," "I need to check with the owner," "there's a bank holiday."

How to prevent it: Set a written deadline for return. Follow up persistently via LINE (creates evidence trail). Threaten Consumer Protection Board if necessary.

How to Protect Yourself BEFORE Signing

Document Everything at Move-In

This is the single most important thing you can do:

• Take photos of every room — walls, floors, ceilings, fixtures
• Record video walkthrough — narrate what you see, show timestamps
• Test all appliances — AC, fridge, washing machine, stove, water heater
• Check for existing damage — scratches, stains, cracks, water marks
• Email yourself the evidence — creates an unchangeable timestamp

Create an Inventory Checklist

Make a list of everything in the unit and its condition. Both you and the landlord should sign it. Include:

• Furniture condition (scratches, stains, damage)
• Appliance working status
• Wall/floor condition
• Fixture condition (taps, lights, door handles)
• Key/keycard inventory

Red Flags in the Contract

Watch out for these warning signs:

• "Non-refundable deposit" — This is actually illegal, but some try it
• Vague damage clauses — "Any damage as determined by landlord"
• No move-out inspection clause — You want your right to be present
• Automatic deductions — Pre-set fees regardless of condition

Questions to Ask Before Signing

1. "What's your typical deposit return rate?" (Watch their reaction)
2. "Can I see the move-out inspection form you use?"
3. "How many days after move-out until deposit is returned?"
4. "What's considered normal wear and tear?"
5. "Is there a cleaning fee? Is it in the contract?"

How to Protect Yourself DURING Your Stay

• Report issues in writing: Always use LINE or email. "Hey, the AC is making a weird noise" creates a record that you reported it.
• Don't make modifications: No painting, no drilling, no furniture changes without written approval.
• Keep receipts: If you pay for any repairs yourself, keep proof.
• Build relationships: Be friendly with the juristic office staff. They can be helpful advocates later.

The Move-Out Process — Step by Step

Step 1: Give Proper Notice

Check your contract for notice requirements — usually 30 days. Give notice in writing (LINE message + email). Include your intended move-out date.

Step 2: Schedule Move-Out Inspection

Request a specific date and time for joint inspection. Ideally before you remove all your belongings, so you can address any issues on the spot.

Step 3: Be Present During Inspection

Never let them inspect without you. Bring your original move-in photos/video for comparison. Take new photos during the inspection.

Step 4: Document Everything

Record the inspection on video. Show that appliances work, walls are intact, floors are clean. Narrate as you go.

Step 5: Get Written Confirmation

Ask the landlord to sign a document confirming the unit's condition at move-out. Even a LINE message saying "everything looks fine" is useful evidence.

Step 6: Agree on Deductions IN WRITING

If there are legitimate deductions, get itemized list with specific amounts. Don't accept vague "we'll calculate later."

Step 7: Set Exact Date for Return

Get commitment to specific date. "Within 30 days" is better than nothing, but "by December 15th" is better. Get bank account details confirmed.

What To Do If They Won't Return Your Deposit

Step 1: Formal Written Request (Day 1-7)

Send a polite but firm message: "As agreed, please transfer my deposit of X baht to account Y by [date]. Please confirm." Screenshot everything.

Step 2: Involve the Juristic Office (Day 7-14)

If the landlord owns a unit in a managed building, the juristic office may be able to help mediate. They have relationships with all owners.

Step 3: Consumer Protection Board (Day 14-30)

This is your biggest weapon. File a complaint at the Office of the Consumer Protection Board (OCPB). It's free and often gets results — landlords don't want government involvement.

Website: ocpb.go.th
Hotline: 1166

Step 4: Small Claims Court

For amounts under 300,000 baht, you can use small claims court. No lawyer needed. Filing fee is minimal. But this takes time and you need to be in Thailand.

Step 5: Social Media Pressure (Last Resort)

Posting on Facebook groups, Google reviews, or here on CondoReviewsThailand can sometimes motivate landlords who care about reputation. But be factual — defamation laws in Thailand are strict.

Buildings with Good Deposit Return Rates

Check our building reviews to see which buildings have good deposit return rates. Look for buildings where reviewers specifically mention getting their full deposit back.

Final Checklist

Share Your Experience

Had a deposit experience — good or bad? Your review helps other renters know what to expect. Search for your building and share your experience.