Renting an Apartment in Phuket: Deposit, Lease, Bills
A business landlord with three or more units may not take deposit plus advance rent above three months of rent on a short-term lease. Leases must use the standard form, the deposit comes back within seven days if nothing is damaged, and the landlord files your address with immigration within twenty-four hours.
On this page
The three numbers a landlord quotes
A landlord quotes monthly rent, a deposit and advance rent. Under the standard short-term lease, which covers landlords letting three or more units, deposit and advance rent together may not exceed three months of the monthly rent.
Rent level, island-wide and crowd-sourced (15 October 2026): a one-bedroom apartment is THB 24,466.67 a month in the centre and THB 15,600.00 outside it.
A term of this kind is prohibited in the standard lease. The Gazette text reads:
ข้อสัญญาที่กำหนดให้ผู้ประกอบธุรกิจมีสิทธิเรียกเก็บค่าเช่าล่วงหน้าและเงินประกัน เมื่อรวมกันแล้วมีจำนวนเกินกว่าสามเดือนของอัตราค่าเช่าที่คิดเป็นรายเดือน
A contract term that lets the operator collect advance rent and deposit which together exceed three months of the monthly rent rate.
Contract Committee notification B.E. 2568, clause 6.1(2), Royal Gazette, 6 June 2025
Who the standard lease covers
The notification makes residential building rental a contract-controlled business. It was published in the Royal Gazette on 6 June 2025 and has been in force since 4 September 2025. It covers operators who let buildings for residential use with three or more units in total, including rental offered through electronic channels.
“Building” means a room, house, condominium unit, apartment or other residence let for living in, not a dormitory under the dormitory law or a hotel under the hotel law. A short-term lease runs no more than three years.
What the standard-form contract means for you
A covered landlord’s building and apartment leases must be drawn up on the standard-form contract. The lease carries Thai-language text and is drawn up in two matching copies.
Contract terms that are prohibited
The standard lease bars three terms that tenants often meet:
- A term letting the landlord forfeit the deposit or advance rent when the tenant is not at fault.
- A term letting the landlord or an agent enter to inspect without prior notice, except in an emergency.
- A term setting electricity and water charges above the rates the utilities charge the landlord.
Getting the deposit back
Under the standard form, when the lease ends the landlord must return the deposit immediately, unless the landlord wants to check for damage the tenant is responsible for. If the tenant caused no damage, the deposit comes back within seven days after the lease ends and the landlord has retaken possession.
If the tenant damaged the building or its fittings, the landlord may deduct the repair cost. No deduction is allowed for damage from normal use, wear from normal use, causes that are not the tenant’s fault, or force majeure. After a deduction, the rest comes back within fourteen days. The landlord bears the cost of sending the deposit back.
Electricity, water and internet
A covered landlord may charge electricity and water at no more than the rate the state charges, with no service fee or margin. Tenants charged above the permitted rate can seek advice from the OCPB hotline 1166.
PEA’s residential rates apply from the September 2026 electricity bill. PEA charges THB 3.0000 per unit for units 26 to 200 in its first residential category, and for units 1 to 200 in its second. Units 201 to 400 cost THB 4.1584 each. The rates exclude the monthly service charge, the Ft charge and VAT.
For budgeting, crowd-sourced figures put basic utilities for an 85 m2 apartment at THB 3,299.62 a month and 60 Mbps-plus broadband at THB 577.26.
TM.30: the landlord’s job
The house-master, owner or possessor of the residence must notify immigration within twenty-four hours of the foreigner taking up residence. Section 38 puts the duty on the landlord, not on the foreigner. A TM.30 can be filed in person, by registered post, or online after registering for a username and password. Failing the notification currently carries a fine of up to THB 2,000.
Phuket Immigration Office is at 482 Phuket Rd., Talad Yai, Mueang, Phuket 83000. Its homepage E-Service menu lists a resident accommodation notification system.
Ask your landlord for proof of the TM.30: in person the officer hands back a receipt of notification, and the online system can export proof of notification as a PDF. Your own address report to immigration is a separate duty. See the 90-day report guide and the TM.30 guide.
Ending a lease early
Under the standard form, a fixed-term tenant may end the lease after living there at least half the term, with at least thirty days’ written notice and no arrears. The landlord returns rent and other costs paid in advance for future occupancy within seven days of the tenant’s notice.
What rent looks like
On crowd-sourced figures a one-bedroom apartment runs THB 24,466.67 a month in the city centre and THB 15,600.00 outside it. A three-bedroom runs THB 70,025.00 in the centre and THB 40,525.00 outside. The figures rest on 479 entries by 41 contributors, last updated 15 October 2026.
Match the area to your day: the where to live guide compares seven areas, and the first week checklist lists what to do after you sign.
Step by step
- Ask how many units the landlord letsThe standard lease rules cover operators who let buildings for residential use with three or more units. A room, house, condominium unit or apartment counts.
- Insist on the standard-form leaseA covered landlord's leases must be drawn up on the standard-form contract, with Thai-language text, in two matching copies.
- Check the money terms before you payDeposit plus advance rent may not exceed three months of rent on a short-term lease. A term letting the landlord forfeit them when you are not at fault is prohibited.
- Check the utility rates on the formThe landlord may not set electricity and water charges above the rates the utilities charge the landlord.
- Have the landlord report your addressThe house-master or owner must notify immigration within twenty-four hours of the foreigner taking up residence.
- End the lease and claim the depositWith no damage, the deposit returns within seven days after the lease ends and the landlord has retaken possession.
Not confirmed: Whether the standard-form rules cover your landlord: they apply to operators with three or more units, so ask how many units the landlord lets. Which water rate is charged: ask for the previous tenant's bills. Whether the address reporting rules change: check the Phuket Immigration page before you file.
Common questions
How much deposit can a landlord ask in Phuket?
For an operator with three or more units on a short-term lease, deposit plus advance rent together may not exceed three months of rent.
How fast must the deposit come back?
Under the standard form, if the tenant caused no damage, within seven days after the lease ends and the landlord has retaken possession. After a deduction, the rest comes back within fourteen days.
Can the landlord keep my deposit for wear and tear?
No deduction is allowed for damage from normal use, wear from normal use or causes that are not the tenant's fault.
What do I pay for electricity?
A landlord letting three or more units may charge no more than the rate the electricity utility charges the landlord, with no service fee or margin. PEA charges THB 3.0000 per unit for units 26 to 200 in its first residential category.
Whose job is the address notice to immigration?
The house-master, owner or possessor of the residence, within twenty-four hours of the foreigner taking up residence. The duty is not on the foreigner.
Can the landlord enter without notice?
A lease term letting the landlord or an agent enter to inspect without prior notice is prohibited, except in an emergency.
Can I leave a fixed-term lease early?
Under the standard form, a fixed-term tenant may end the lease after living there at least half the term, with at least thirty days' written notice and no arrears.
Who do I call if I am overcharged for utilities?
The OCPB hotline 1166.
How much is rent in Phuket?
On crowd-sourced figures a one-bedroom apartment runs THB 24,466.67 a month in the city centre and THB 15,600.00 outside it.
Read next
General information checked against the sources listed above, not legal advice for your situation. Rules and office practice change; confirm with the immigration office or a licensed adviser before you act. See how guides are checked.
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Comments (4)
Early_Walrus9637
If im going to phuket for 2 months, how do i rent an apartment? Is airbnb the best or should i stay in a hotel?
vunnymck
Is Airbnb the best/cheapest option to rent an apartment for a month in Phuket? Specifically around Bang Tao. Any sources for locally agents would be appreciated. On a budget so the trying to hit the sweet spot for not too expensive, but still a nice place
Evnl2020
There are many apartments in phuket on Agoda, ranging from a few 100 to many 1000s baht per night. Personally I'd feel better booking through Agoda than through airbnb or a local agent. Besides filtering by apartment you could also filter on entire villa/house.
hotel_air_freshener
Last month I got to a condo that hadnt been used for months, all sorts of disgusting things going on. Not only did airbnb process the refund within 30 min after I sent pictures, they also gave me an extra 50$ credit.