Moving Into a Rental in Thailand: A Practical Home Checklist

This checklist covers the practical parts of a home. It isn't legal advice. For lease terms and your rights as a tenant, ask a qualified adviser.

Before you sign

Electricity rate

Ask how electricity is billed: is the account with MEA or PEA, or does the building rebill? Request the tariff or rebilling basis and an itemised charge; do not assume a lease-stated flat rate is automatically permitted.

Get the terms in writing: compare the utility account, itemised bill and contract. Rental-contract protections vary by the type of rental business.

Estimate your bill: use the aircon running cost calculator with your actual rate. Electricity Cost in Thailand 2026: Price per Unit, Condo Bills and Aircon Costs

Aircon

Check the size: read the BTU rating on each indoor unit and compare it with the room size. What Size Aircon Do I Need in Thailand? BTU by Room Size

Ask about servicing: when were the units last serviced, and who pays for servicing during the lease?

Water (houses especially)

Look at the setup: find out the tank's size, where the pump is, and when the tank was last cleaned. What Size Water Tank for a House in Thailand?

Test the pressure: run a shower upstairs while a tap runs downstairs.

Sun and heat

Check west-facing glass: visit in the afternoon if you can. Rooms under the roof in houses can stay hot into the night. How Much Roof or Ceiling Insulation Do I Need? A Thai Home Guide

Air quality

Check the windows: do they seal properly? This matters in the smoke season. What Size Air Purifier for Thailand's PM2.5 and Burning Season?

On move-in day

Photograph the meters: take photos of the electricity and water meter readings with a date stamp.

Photograph every room: record walls, floors, appliances and any existing damage, and send the photos to the landlord or agent so there's a dated record.

Test everything: check that each aircon produces cool air and runs normally, then test the hot water, pump, lights and sockets.

Find the breaker panel and the main water valve.

In the first month

Compare your first itemised bill with the stated tariff or rebilling basis and the meter readings you photographed.

Make the bedroom comfortable: curtains to block the sun How Many Curtain Panels Do I Need? Measuring Curtains for a Thai Condo, and a purifier if needed.

Plan for power cuts if they're common in your area Battery Backup for Power Cuts in Thailand: How Long Will It Last?

Agree changes in writing: before painting, drilling or adding rails, get the landlord's agreement in writing. How Much Paint Do I Need? Thai Paint Can Sizes and Coverage