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Landlord-Tenant Dispute in Thailand
Resolving rental disputes in Thailand including eviction, deposit refunds, and your rights as a foreign tenant.
Last reviewed: 2026-06-01 · by Anglo Siam Law Editorial Team · How we research this topic
TL;DR
Residential leases are governed by Civil and Commercial Code §537-§571 (lease) and the Consumer Protection Committee's Notification on Residential Rental Properties B.E. 2561 (2018) for short-term residential leases. The notification limits security deposits, requires written lease terms, and prohibits unreasonable retention. Disputes can be resolved via mediation, the Consumer Protection Board, or court action.
Overview
Resolving rental disputes in Thailand including eviction, deposit refunds, and your rights as a foreign tenant. This guide explains what to expect, your rights, and the steps you should take to protect yourself in this situation.
Immediate Steps to Take
Review your lease agreement carefully
Document all issues with photos and written communication
Attempt to resolve directly with the landlord in writing
If deposit is withheld, send a formal demand letter
Consider mediation through the Consumer Protection Board
Consult a lawyer for significant amounts
Legal Considerations
Important legal points to understand about this situation:
Landlords cannot evict without a court order
Security deposits must be returned within 7 days of lease end
Verbal agreements are legally binding but difficult to enforce
Consumer Protection Board can mediate for free
Key Statutes
| Statute | Reference | Note |
|---|---|---|
| Civil and Commercial Code | B.E. 2466 (1923), §537-§571 | Lease of property |
| Consumer Protection Committee Notification on Residential Rental Properties | B.E. 2561 (2018) | Deposit caps, written terms, refund rules |
| Consumer Protection Act | B.E. 2522 (1979) | Consumer Protection Board jurisdiction |
Common Mistakes to Avoid
- Paying large deposits without written terms — the Notification limits deposit to one month's rent plus one month's advance rent in residential cases.
- Skipping inventory and photo records at move-in — affects damage-deduction disputes.
- Ignoring the registered-lease threshold — leases over 3 years must be registered to bind subsequent owners.
- Self-eviction by changing locks or shutting utilities — risks criminal exposure under Penal Code §358 (mischief) and §364 (trespass).
Embassy Assistance
What Your Embassy Can Do
Embassies generally cannot assist with private contractual disputes but may provide referrals.
Frequently Asked Questions
How much deposit can the landlord demand?
For residential rentals under the 2018 Consumer Protection Notification, typically one month's rent as security plus one month's advance rent. Commercial and longer leases follow contract terms.
Can the landlord enter the unit?
Generally only with notice and reasonable cause — the tenant has exclusive possession during the term. Emergency access exceptions apply.
What if the landlord refuses to refund the deposit?
First-line: written demand. Then: Consumer Protection Board complaint, mediation, or civil court action under CCC §568 (return of property) within prescription period.
Can I sublet?
Only with landlord consent under CCC §544. Unauthorised subletting is a ground for termination.
Expected Timeline
Informal resolution: 1-4 weeks. Mediation: 1-3 months. Court: 6-18 months.
Related Topics
Get Professional Help
When Legal Representation Matters
If you are experiencing landlord-tenant dispute in thailand, immediate professional legal assistance is essential to protect your rights and navigate this situation effectively.
Anglo Siam Legal provides experienced legal services across Thailand for both Thai nationals and foreigners.
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Foreign Property Ownership
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