Rental nightmares in Thailand

You should use a thai professional service company for this I feel as they will be who you go to for any problems with your unit or the complex.

With the new law that non thai has to rent from a thai or a non thai who resides in Thailand full time and pays thai government taxes with a thai tax ID all other rental agreements are not valid if this condition is not meant.  That is what I understand about this new law. And just saying you did not know is not acceptable. 

Non thais can own 49% of the condo complex at most. And if you rent from them the owner still must resides in Thailand but if they are thai the thai can live anywhere

What out fir non thais company that say they are thai owned but are just a shell company as they thai government is looking for these and the non and thai for posable jail time and list of ownership.

Use a respectable thai rental agency only as you can get into a problem.

There are also tons of con jobs out there that are renting places they do not have rights to they just may have a access key or a key.  And then there are the cons that have the right to lease out but do not tell the owners and pocket all your rent. The real owners are not liable for this.

I am not a tax or law anything this is just what I understand about this from my personal perspective.

Hope (fingers crossed) that my experience is abouit to change.

So far I have reached out to multiple realty companies, trying to have a selection of apartments to look at for rent for short term (will be trying to get a 90 day visa) before arrival, so as to not be starting from scratch upon arrival, paying hotel nightly rates!

Business opportunity for someone who is settled there long term, to provide the service level in advance to which most foreigners are accustomed?

On my only trip to Thailand before moving here.

I check out a lot of condos by simple walk in to the office of condo towers.

The girls there help me contact the owners and translate for me, If the owner didn't speak English.

Wanted to see what kinder of condo i be able to get in my price range (max 15k per month), Check price and more in area i really like in Bangkok and Nonthaburi,

That way when i did move here, Inside the first week, I go to a condo tower i visit before.

And got my first place to rent.

Later on i found a townhouse by simple talking to people in area i like.

And again people help contact a owner, And i have a townhouse to rent.

We all so found condos online, So I/We have try some option.

I all ways advice against using a agent to help you out.

The agent dont care about if the area is good or bad.

What shop are in that area, if there is trouble at the condo tower, is there crime at it.

The agent very often all so make a deal with the landlord or landlords agent to get the foreigner to sign the contract at asking price or close to it.

That going to make the landlord a lot of additional cash every month/year.

And the agent helping the foreigner get a "Bonus" from the landlord.

All ways visits the area you plan to rent from early morning, afternoon and late evening.

That way you know what are there, what shop open or close doing the day.

Is there a bar or karaoke that open at evening/night time, That play loud music to late hours, If there is problem outside the place.

If you going to use public transport, Learn where the bus stop is, where the Songthaew (PiggyCar) stop.

If you need hospital "often", Is there a good government or military hospital near by.

Check the restaurants, small food shop on the street and so on.

Remember that asking price online is all ways higher then what the landlord hope to get.

It is so they can give you a discount so you feel good and the landlord get what he/she wanted in the first place.

All ways pay power and water bill directly to the company.

NEVER rent a place where the condo tower have is own power and water meters.

To many have report problem.

Thai landlord/agent like to tell you that you have to sign the contract now, As they have multi other people coming to look at that place.

NEVER let that pressur you. All ways be ready to simple say NO and leave.

Never sign a contract that you dont understand, Have someone you trust help you.

Or ask for time to get it translate.

Beside the 2 first place i live in Thailand, I all ways got my contract change to match what i want.

I change that the landlord can come and check the place whenever, Even whiteout me being there to Landlord have to contact me and we find a day together to come and check.

I all so learn doing the second place i live, That all ready back then Nonthabuti Immigration wanted TM.30 every year, So i got it in my contract that the landlord have to provide the documents and sign that papir every year.

Even in 2026 we still see foreigner post online that they cant get there landlord to do TM.30.

And therefor the foreigner cant do his/her 1 year extension.

Sorry for the long tekst :-)

@Never done that

Thanks, Never!!  I appreciate your good suggestions.  Most I have some experience with (over past two years rented in Mexico and Argentina, but with the advantage of being completely bilingual in Spanish.)

A couple of others are specific to Thailand, so, again,

Thanks!

When I lived in Thailand, one thing that really helped me was having multiple ways to pay. I found myself relying on cryptocurrency quite a bit for moving money internationally, so whenever I was looking at rentals or working with businesses, I'd ask whether they accepted crypto as a payment option. Not everyone did, but it's becoming a question I ask more often when I'm overseas. I also agree with the advice here about visiting the neighborhood at different times of the day and making sure you understand exactly what you're signing before committing.