General information only, not advice on a specific case. Check the version of the law in force.
Official sources
- สคบ. (เผยแพร่โดยเทศบาลนนทบุรี) — สาระสำคัญประกาศธุรกิจการให้เช่าอาคารเพื่ออยู่อาศัยเป็นธุรกิจที่ควบคุมสัญญา พ.ศ. 2562
- สคบ. — เก็บค่าน้ำค่าไฟแพงเกินจริง มีความผิด (เพดานเงินประกันรวมค่าเช่าล่วงหน้า 3 เดือน และบทลงโทษ)
- สคบ. กรณีศึกษา — หักค่าประกันความเสียหายเกินจริง
- REIC — รายการประกาศคณะกรรมการว่าด้วยสัญญา (ฉบับปี 2562 ลงวันที่ 31 ต.ค. 2562)
Legal service for foreign clients
Residential Rental Deposit Disputes in Thailand
Deposit withheld, inflated damage deductions or marked-up utilities — we check whether the landlord falls under the consumer-protection contract rules.
Quick answer
The Contract Committee Notification making residential building leasing a contract-controlled business (B.E. 2562) applies to landlords letting 5 or more units, whether or not in one place, to individuals for living in; it does not cover dormitories or hotels. The landlord must return the deposit immediately, or within 7 days where damage needs inspecting, may not charge water or electricity above the utility's rate, and may not make the tenant liable for normal wear and tear. We review the lease, the condition record and the deductions before advising whether to negotiate, complain to the OCPB or sue.
Contact our team for a quotation — Contact our team for a quotation; government fees are billed separately. · Timeframe stated in the quotation
Who this is for
- Tenants who moved out and have not had the deposit back
- Tenants charged more than the real damage
- Tenants billed utilities above the official rate
- Tenants locked out or whose belongings were removed before lawful termination
What you receive
- Check whether the 2562 notification or only the Civil Code lease rules apply
- Review of the lease for prohibited terms
- Demand letter for the deposit with itemised objections
- Preparing an OCPB complaint or a consumer-case claim
Documents to prepare
- The lease and the move-in condition record
- Proof of deposit and advance-rent payments
- Move-out photos and the landlord's deduction list
- Past water and electricity bills
How it works
3-step process
- 1
Check which rules apply
We look at how many units the landlord lets and the type of accommodation; if the notification does not apply, the Civil Code lease rules still do.
- 2
Test deductions against evidence
We separate real damage from normal wear using the condition record and photos.
- 3
Choose the route
We start with a demand letter, then consider an OCPB complaint or a consumer-case claim; the outcome depends on the evidence in each case.
FAQ
Frequently asked questions
Does the notification cover a landlord with a single condo unit?
The 2562 notification covers landlords letting 5 or more units, so a single-unit owner is outside it, but the deposit can still be claimed under the lease and the Civil Code.
How soon must the deposit be returned?
For a landlord covered by the notification, immediately when the lease ends, or within 7 days if damage needs inspecting.
How much deposit and advance rent can be demanded?
The OCPB states that under the 2562 notification advance rent and deposit combined must not exceed 3 months, and a non-compliant landlord faces up to 1 year's imprisonment, a fine of up to THB 200,000 or both.
Can the landlord deduct routine repainting?
The notification bars terms making the tenant liable for normal-use wear; a deduction must be tied to evidenced damage beyond normal use.
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Written by: Thai Law & Accounting Services — attorneys and licensed accountants
Professional review: A lawyer must review the applicable law and facts before use in a real matter. This notice does not establish that this page has been reviewed or certified by a lawyer.
Last updated: 2026-08
Information as of August 2026. Government fees and processing times change — verify with the relevant agency before acting, or let our team verify for you.