How to Rent a House or Apartment in Bangkok

How to Rent a House or Apartment in Bangkok

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If you are considering renting a house or an apartment in Bangkok, you might face a number of factors that at times makes it all seem a little confusing, difficult, unclear – or a combination of all.

For starters there is still a very obvious language barrier when trying to conduct any kind of business in Thailand – unless one is a native-level Thai speaker. And although the level of competent English being used in Thailand is slowly creeping up, there are still cultural implications and local regulations to consider.

The current multitude of websites and apps have admittedly made finding accommodation much simpler than ever before. There are also now many Thai property websites in English that might be useful in terms of garnering details.

However, due to the wide range of accommodation options in terms of houses, apartments, and condominiums to rent in Bangkok, there is also a lack of any real fixed rental standards in Thailand.

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Thus, it is handy for anyone seriously considering renting in Bangkok to equip themselves with as much useful knowledge as possible to aid them in their property search, especially when wading through factors such as language barriers, not knowing the area, dual pricing standards etc.

Where to start

Most people nowadays are likely to start their search for a place online. Of course, depending on where they are looking, it might not take long to come across a range of apartments and condominiums that look absolutely stunning.

Possibly also is the fact that these places turn out to be top-of-the-range options in much-sought-after centre of the city options, which unfortunately tend to be way out of the range of many people looking to rent in Bangkok.

It may sound daunting and is not always possible, but it is probably a good idea to actually be in the city before deciding on where, what, and how to rent. The search for an actual long-term place could easily take the better part of two weeks, but at least you will know for sure what you are getting. Or you could just try to save time and pick from a variety of available rentals of an estate agent.

In Bangkok it is not uncommon to engage the services of a Property Agent to find a property to rent. Property Agents are usually knowledgeable of the area and may be able to negotiate better rental rates. The services of the agent should include the sourcing of the properties and the organisation of viewings, as well as the preparation of agreements, and any inventory checks.

When considering location it is wise to be aware that ease of access to public transportation stations like the BTS Skytrain and the MRT Subway are major considerations for the majority of people living in the city. Driving is easily the most time-consuming activity of all in Bangkok, whose middle name is congestion if you hadn’t already heard.

Image bt robmbkk sourced from wikimedia commons

Deciding which area to stay in is likely to be one of the main factors, and this will affect the price range quite considerably.

Of course, if you have the means to live in one of the ‘expat’ or more internationally-flavoured areas of Bangkok, where staff and owners of residences are more likely to be English-speaking to some degree and more used to dealing with foreigners, that’s all good – you may even find that they respond to emails or call you back.

It is worth knowing though, that accommodation in this type of area could be anything between 2 and 5 times higher than it might in a more ‘Thai’ region of the city.

Apartment v Condominium

While the terms ‘apartment’ or flat’ are commonly used abroad, in Bangkok there are technical differences (that no-one is really too sure about) between some of the terms used for rentable accommodation other than houses.

‘Condo’, or condominium, is one of the most common terms used when renting in Bangkok. And there are apartments too, which are different to condos. But most people are not actually sure what qualifies a building as either one or the other.

‘Condos’ then are generally owned and rented out by private landlords, and may either be studio, one-room affairs, or be up to 3 or 4 bedrooms, price permitting. Apartments tend to be rooms in smaller residential buildings owned and managed by a single company that rents out the properties individually.

Image by speedtumm sourced from wikimedia commons

Condo buildings are also usually the much higher of the two, and have a wider range of facilities for residents such as a swimming pool, gym, washing services etc., with the range and quality of these services being reflected in the price of the rental. Condos usually come fully or semi-furnished, depending on the age, with rental rates usually being exclusive of utilities (water, electricity and internet/cable services).

In terms of monthly condo rentals, the main thing to be aware of is that newer buildings offer smaller units at more premium rental rates, and the older ones tend to offer larger unit at more affordable rates.

It is basically a matter of requirements and budget. The modern-style condos tend to offer impressive building facilities and chic interiors, while the more seasoned variety tends to offer more square metres and are generally more competitively priced. If this is the case and you are considering renting then look out for tell-tale signs of outdated interiors/building facilities that might be an issue such as windows that don’t close properly or lifts that are always under repair.

An additional cost that is quite common is the servicing of air-conditioner units usually in the middle of the rental term or every 3-6 months.

It is also important to note that the renter is NOT responsible for the Common Area Fees (‘suan glang’ in Thai) or Building Insurance Fees which are annually paid and are the Landlord’s responsibility.

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Rental Agreements

It is always best to have some form of written rental agreement where possible, whether renting a house, a condo, or an apartment. Not everyone gives them, especially where the use of English is limited, but the rental period needs to be made clear beforehand.

For house rentals the period is normally expected to be at least a year, and although this might be the case with some privately-arranged condo rentals, it is far more common to go on a monthly, 3-monthly or 6-monthly basis. For periods shorter than 3-4 Months, it is probably best to consider renting an apartment.

Rental costs for condos and apartments

As there is such a wide choice of condos and apartments in Bangkok, providing average rental prices is a tall order. The main thing to note is that each neighbourhood has its own set of commodoties that will contribute to the designated rental rates in that area, but anywhere in what might be considered the central or main areas of the city will be the highest, meaning upwards of 20,000 baht per month.

Image by kasomskultab sourced from wikimedia commons

Somewhat more budget options that are generally under15,000 baht are available, but of course the lower you go on price the more compromise there is likely to be on location, travel convenience, and facilities. That said, the BTS and MRT lines are now both quite extensive and are still in the process of expanding to the outer regions of the city.

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House Rentals

Although it depends largely on factors like location, the age of the building, and rental duration, sometimes renting a house can be no more expensive than a condominium. There are other factors to consider with a house such as security, access, maintenance, and duration of lease. And it might be more expensive – but not always – sometimes it can be worth looking around.

Pretty much everything in Thailand works on a grapevine basis that is not necessarily accessible to outsiders, which is why it pays to be in the city and having a look around before finding a place to rent. And the second best thing would be to know someone who knows someone who is renting out a house. This kind of deal can be very viable and may save considerable costs, but it takes time to establish contacts or get to know anyone, and this is why some people opt for an agency.

Either way it is a good idea to establish some kind of plan. So here are 4 Easy Steps on How to Rent a House or Apartment in Bangkok.

Rent a House or a Condo in 3 simple steps

Whether considering renting a house or any other kind of accommodation in Bangkok, the procedure won’t vary too much if it is approached in a reasonably logical and methodical manner, except perhaps in terms of minor details related to the particular property.

Step 1: Property Search & Viewings

It’s a given nowadays that either personal experience needs to have been had, or personal research needs to be done before considering preferable areas to live in.

Also, looking for, listing, and locating condos or apartments that you would like to view goes a long way in helping to determine rental and property requirements according to factors such as range of budget, location requirements, number of beds and size in m2, and preferred facilities. And also the responses, if any, from the people you contact (in Thailand it is quite normal for emails to go completely ignored).

So then it is on with scanning Thai websites (most of which are in English like THIS) or contacting a Property Agent.

Step 2: Offers and Negotiations

When you think you have found a place close to your requirements you can go ahead and commit to the rental, which may mean attempting some degree of negotiation.

In Bangkok, negotiation of rental rates and/or conditions is normal, typically on things like monthly rates, length of contract and any special requests, and it is important to be clear on these conditions.

It may also be worth noting that much is done ‘on a handshake’ in Thailand, with locals notoriously unable or unwilling to do things ‘by the book’. This is why, particularly as a foreigner, it is best to at least try and do things in as formal (or semi-formal) a way as is possible.

 Step 3: Booking and Signing Preparations

If all seems acceptable, it is normal to ‘reserve’ the space with a deposit. This will then go toward the payment of the first month’s rent. Landlords usually ask for a round 3 months deposit in advance, but this may be one of the negotiable factors.

Once paid, rental lease agreements and inventory lists will be put together, and the owner should ensure the space is cleaned and any issues/requests are sorted before signing.

It is worth noting as well that Thai people are not always that formal when it comes to agreements – especially written ones – so you might want to push for this if no agent is involved.

Step 4: Signing and Moving

Everyone (or at least the key members) involved in the rental should meet to sign and accept the terms of the contract and any relevant inventory.

The security deposit paid in advance to the owner may be equivalent to anything between 2 and 4 months’ rent. This is meant to be refunded at the end of the lease period and is subject to deduction charges if any damages above ‘wear-and-tear’ are deemed to have occurred (which can sometimes be interesting).

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During Tenancy

There may be a few maintenance issues during the rental period, and although these can usually be referred over to the owner or Property Agency, sometimes the replacement or repair of certain things is considered as the tenant’s responsibility. These are the things that need to be made as clear as possible beforehand to avoid any possible issues. If the issue is minor, for instance, like a light bulb, it may be possible to contact the building’s management who have handymen on-hand.

The general rule is going to be that anything considered normal wear and tear is the Tenant’s responsibility. Major issues, however, should fall within the responsibility of the landlord, and may cover issues like pipes, heaters, electronic appliances, etc.

Moving Out

Moving-out should be a straightforward process done according to a formal checkout appointment, where those involved in the rental agreement are present. This is the crunch point when the property will be assessed as per the inventory, and any potential damages considered beyond ordinary wear-and-tear will be highlighted.

This is also when any suggestion of possible deductions from the security deposit are likely to arise. All of these points should be covered and agreed on that day to limit the possibility of any ‘miscommunication’.