Thailand Maintenance Obligations: Landlord and Tenant Responsibilities

Property maintenance responsibilities in Thailand are governed by the Civil and Commercial Code, which establishes clear duties for both landlords and tenants.

Landlord Responsibilities

Under CCC §546–550, landlords must:

Property Delivery

• Deliver the property in good, usable condition suitable for its intended purpose
• Ensure the property is fit for habitation

Major Repairs

Exceptions Landlords are not required to make repairs if:

• The damage was caused by the tenant's own use
• The repair qualifies as minor or routine maintenance

Tenant Responsibilities

Tenants are responsible for:

• Ordinary maintenance — cleaning and general upkeep
• Minor repairs — replacing light bulbs, fixing minor leaks
• Tenant-caused damage — repairing or compensating for damage caused by themselves or their household
• Notifying the landlord when issues requiring repair are discovered

Tenant Remedies When Property Is Defective

If the landlord fails to make necessary repairs, tenants may:

1. Issue a written request for repairs within a reasonable timeframe
2. Terminate the lease if the defect renders the property unusable for its intended purpose
3. Claim damages if the landlord's failure to repair causes loss

Right of Entry for Inspections and Repairs

• Tenants must not obstruct necessary repairs
• Landlords must give prior written notice before entering (except in emergencies)
• Emergency access — e.g., burst pipes, fire — is permitted immediately

Best Practices for Landlords

1. Define maintenance responsibilities clearly in the lease — Specify who is responsible for what
2. Respond quickly to repair requests — Preserves property value and tenant goodwill
3. Create a preventive maintenance schedule — Regular inspections of major systems
4. Document all repairs — Keep receipts and before/after photographs
5. Maintain a list of reliable contractors — For fast turnaround on repairs

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