Thailand Required Disclosures for Landlords: What You Must Tell Tenants

Residential leasing in Thailand is governed by the Civil and Commercial Code (Sections 537–571) and, for business operators, the Notification of the Contract Committee Re: The Stipulation of Residential Property Leasing as a Contract-Controlled Business B.E. 2568 (2025). Effective September 4, 2025, any landlord leasing 3 or more residential units is classified as a 'Contract-Controlled Business' and must comply strictly with OCPB regulations to ensure transparency and fairness.

Key Disclosure Requirements

1. Property Condition Report (Move-In Inspection)

Business landlords must prepare a comprehensive move-in inspection report (OCPB 2025, Clause 4):

• Written record of the physical condition of the property and its fixtures
• Dated photographs of every room and area
• Jointly inspected and signed by both landlord and tenant
• Attached to the lease agreement as a formal appendix

2. Utility Rate Disclosure

Landlords are strictly prohibited from marking up utility costs. Electricity and water must be charged at the actual rates billed by government providers (OCPB 2025, Clause 3).

3. Lease Agreement Requirements

Business landlord lease agreements must:

• Be written in Thai with legible font and appropriate size
• State the full names and addresses of both parties
• Describe the leased property in detail
• Specify the lease term with start and end dates
• State the rent amount and payment schedule
• Specify the security deposit amount (max 3 months for short-term or 1 year for long-term) and return conditions (OCPB 2025, Clause 4)

4. Building Rules and Regulations

• Common area rules and building policies must be disclosed to tenants
• Pet policies, noise restrictions, quiet hours, parking rules
• Restrictions on interior modifications or renovations

5. Emergency Contact Information

• Phone number for the landlord or building manager
• Channels for reporting maintenance issues or emergencies

Requirements Specific to Business Landlords

Advance Invoicing

Business landlords must send written invoices for rent and utilities to the tenant at least 3 days before the payment due date (OCPB 2025, Clause 4).

Security Deposit Return Timelines

Deposits must be returned immediately upon lease end, or within 7 days if no damage is found, and within 14 days if deductions for verified damages are required (OCPB 2025, Clause 4).

Tenant Early Termination Right

Tenants in fixed-term leases have a statutory right to terminate after occupying the property for at least 50% of the term, provided they give 30 days' written notice (OCPB 2025, Clause 4).

Right of Entry

Landlords must provide prior written notice before entering the property for inspections, except in emergencies such as burst pipes or fire.

Penalties for Non-Disclosure

Failure to meet disclosure requirements or comply with contract-controlled business regulations subjects the landlord to criminal liability under Section 47 of the Consumer Protection Act, including:

• Fines of up to THB 200,000
• Imprisonment of up to 1 year
• Lease terms declared unfair by the courts

Best Practices for Landlords

1. Create a standardized disclosure package — Use consistent templates
2. Obtain signed acknowledgments — Keep copies for both parties
3. Update disclosures when changes occur — Especially utility rates
4. Prepare a tenant handbook — Consolidate all key information in one document

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