Reading a Thai lease or sale contract

For a lease

• Term, start date, rent, any review of rent and the deposit, plus exactly what may be deducted from it.
• Notice periods, who maintains and repairs what, and whether subletting is allowed.
• Registration of the lease on the title deed, and what happens if the property is sold during the term.
• Early termination by either side, and the renewal terms, which should be written down even where renewal is by agreement.

For a purchase

• Price and payment schedule, and the transfer date.
• Conditions that must be met before completion, such as the title search and quota confirmation.
• What is included in the sale: furniture, fixtures, appliances, air conditioners.
• Which taxes and fees each side pays, and the remedy if the title turns out to differ from what was described.

Language and translations

Contracts here are frequently in Thai only, and translations prepared by an interested party should not be your only source. Commission a full translation from someone independent, then have a Thai-qualified lawyer confirm that the Thai text says what you believe you signed.

Deposits and payments

Deposits are typically non-refundable if the buyer or tenant walks away without a contractual right to do so. If your purchase depends on something else happening, such as a condominium quota check or a mortgage approval, write that condition into the contract before you pay anything.