Pattaya | Thailand

Elite Properties Renter's Guide | Pattaya




If you are planning to rent a house or condo in Pattaya and you’re not quite sure of what to expect, don’t worry we’ve got you covered.
We have prepared this rental guide to help explain the common practices observed here in Pattaya.
We have also put in a few tips that will help protect your interest as well as respect the interests of the Rental Property Owner.
Alright, let’s get started.


For those of you who do not need immediate occupancy, you can reserve a property by making a booking payment.
A booking payment is normally equivalent to 50% of the Deposit amount.
Upon making the booking payment you will receive a receipt and your selected property will be reserved for you, making it no longer available in the market for your booked period.
If you should decide that you no longer want to proceed renting the book property, the booking will be forfeited to the Rental Property Owner as compensation for any potential contracts turned down during this period.


Rental Property Owners require a Security Deposit upon signing a Rental Agreement Contract.
The Security Deposit is to ensure the Rental Property Owner that the Renter fulfills the stipulated responsibilities and obligation under contract specifically paying the full length of the contract, abiding by the proper usage of the property and keeping the property well-maintained until it is handed back.
In the event the Renter fails to comply with these particulars, the Rental Property Owner reserves the right to be reasonably compensated for the damages caused by the negligence of the Renter.
In cases where the damages exceed the Security Deposit amount, the Rental Property Owner may take the necessary legal action to seek further compensation.

Usually the deposit amount would be equivalent to two (2) monthly rental payments.
This amount cannot be used as a substitute for any late monthly rental payments and should be kept intact for the duration of the contract.

As a Renter, please keep in mind that any property damage that may have been cause by normal wear & tear should not be considered your responsibility and it doesn’t give the Rental Property Owner any right to deduct this from your security deposit.


Prior to the signing of a Rental Agreement Contract, both the Rental Property Owner and the Renter agree on a fixed Rental Rate.
This Rental Rate normally excludes the cost of Electricity and Water usage.
The Rental Property Owner typically leaves the other utilities such as Cable TV or Internet for the Renter to pay so that they can choose what type of subscription is necessary for them.

Monthly Rental Payments must be paid in advanced.
The Rental Property Owner may permit a grace period, usually from three to five (3-5) days, for any late payments.
However, if it goes beyond the allowed grace period.
A late payment penalty will be charge to discourage this behavior and to enforce the contract.

As a Renter, if you want to negotiate the Rental Rate to your favor try offering to pay more than one monthly rental payment in advanced.
It would usually take a six (6) month advance payment to do the trick, and if you are asking for a big discount on the rental asking price try offering a one (1) year advance payment. This will make it difficult for any Rental Property Owner to say no.
Remember, this doesn’t only get you a better Rental Rate but it will save you the trouble of making the payments every month.


Upon check-in, remember to do the following:

Electricity & Water Meter Readings
Check the utility meter readings to make sure you do not pay for any electric or water usage prior to your check-in.

Electronics & Appliances Function Check
Make sure all electronics & appliances in your new place are in working order. Here is a short list of items that you might have in your new place that you should do a quick function test on:
(a) Air-conditioning & Remote Control
(b) Fan
(c) Refrigerator
(d) Cooking Hub & Hood
(e) Oven
(f) Microwave
(g) Kettle
(h) TV & Remote Control
(i) Washing Machine
(j) Water Heater
(k) Sink Taps
(l) Shower Heads
(m) Toilet Flush & Bidet
(n) Drains
Now that you have the agent/rental property owner right in front of you, it’s the best time to notify them so they can get it fix immediately.
As much as possible, you would want your new place to be in complete working order. The last thing anyone wants to be welcomed into their new place by problems.

Inventory Check
Do a detailed check of the items provided in the property. If you notice anything broken report it immediately. Request for an inventory list from the Rental Property Owner. Make sure all items in the list are in the property. You don’t want to get blamed for something lost that wasn’t even there in the first place.

Existing Damages Check
Similar to the Inventory Check, report any noticeable damages to the property upon check-in. You wouldn’t want to be charged for any existing damage in the property. Also, keep in mind, that if there are some property damages that if left unattended may worsen through your stay so report it immediately and have it fixed as soon as possible.


Nobody looks forward to moving from one place to another.
Besides the longer you stay in a place the more you grow into it.
Each and every day it becomes more and more your home.
So, the simple solution is to renew your contract.
If you want to keep your home, you will have to give your Rental Property Owner a 30-day notification, so that the property will not be offered to any other potential renters.


Upon check-out, remember to do the following:

Electricity & Water Meter Readings
Check the utility meter readings to make sure you do not pay for any electric or water usage after your check-out.

Electronics & Appliances Function Check
Make sure all appliances are in working order before your check-out.
Last thing you want is to have the property owner deduct your deposit because of such damages.

Remember this goes for all property damages in a property, whether it be furniture, appliance or even just inventory.
Fixing the problem as soon as possible is the best way to go.
So, inform the Rental Property Owner about what happened and offer to fix the damage or replace what has been broken or lost immediately.
This is the smart thing to do as if you let the Rental Property Owner handle the repair or replacement there’s usually a service charge for the repair or pick-up and delivery for the replacement item.

Inventory Check
Check all the items the inventory list.
If you have damaged, broken or lost any of the items in the inventory list report it immediately.
Some property owners will allow you to replace the damaged, broken or lost item at your expense rather than having them deduct from your deposit.

Damages Check
Throughout your stay constantly do damage checks.
If you notice any damages that you did not cause but occurred during your stay report it immediately so that it can be repaired immediately.
The same goes with any damages that you may have caused to the property, please report it immediately.
Be aware that some property damages which are left unattended may worsen in time so best to have it repaired immediately.
You wouldn’t want the damage to worsen as the repair costs will most likely increase as well.

Settle all Outstanding Bills
Please make sure that all previous electricity and water bill should be already settled prior to your check out.
Also, if you had the Cable TV and/or Internet connected under your name please settle all bills and make sure that the subscription is either transferred or cancelled.

Order Laundry, Cleaning & Re-staging
When a Renter checks-in a Rental Property it will always be handed over properly cleaned condition.
Make sure you do the same when it is time to check-out of the property.
Beddings and Towels should be taken to the laundry for cleaning in preparation for the next client.
Give the property a proper cleaning, this helps the property look good for the check-out inspection otherwise you might be looking at some deductions from your deposit for leaving the property in a state of mess.

Collect Deposit (after any deductions)
Lastly, don’t forget to collect your deposit.
If you have followed the check-out guidelines your deposit shouldn’t suffer any unnecessary deductions.
Remember you can always use your deposit for your next place you plan to move to or to finally book your house or condo, when you finally decide to become an owner.