slice-of-thai.com Rental Contract

On this page, you can download a free, multilingual housing/shop rental contract that you can use to rent from a Thai landlord.

You can choose from a bilingual English-Thai contract and a trilingual German-English-Thai contract (many thanks to Andreas Lemke for the translation and improvements)!

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This contract is designed to help bridge the language and cultural barrier to assure a smooth, problem-free rental for both tenant and landlord. Every word is in both English and Thai, side-by-side like this:

Thai-English Rental Contract Sample

The the trilingual German-English-Thai version has all 3 languages, side-by-side.

Why This Contract?

Nearly every foreigner who rents a house or shop in Thailand, especially outside Bangkok, is likely to get one of the "standard" two-page rental contracts, which the landlords purchase from the local stationary store.

The "standard" contract is problematic for both tenant and landlord, for several reasons:

  1. It fails to cover even the basics of rental, such as who pays for electricity and water, what the security deposit covers, who owns tenant improvements, etc.

  2. It is only in Thai, so most farangs have no idea what they are signing!

  3. It is written in an arcane Thai legalese that many Thai landlords do not even understand!

  4. It is obscenely biased in favor of the landlord, so much so that one Thai lawyer told me that several of the clauses in it are actually illegal and unenforceable, or at least laughable enough that it makes the whole contract into a sort of joke.

The primary purpose of a rental contract in Thailand is to help remind both tenant and landlord of all the important issues surrounding the rental, and allow them to cool-heartedly come to agreement on those issues, before the tenant plunks down any cash and before problems arise!

If you are from a Western country, you probably think of the contract more as a legal document that will help you in court if problems arise. Forget about that—this is Thailand! If some serious disagreement arises, you will lose no matter what. You can hire a lawyer if you like, but the legal system is hopelessly backlogged, and nearly every village headman and judge will be happy to take a bribe from his/her fellow countryman, or simply favor the landlord on nationalistic grounds, rather than kow-tow to the hot-headed farang. Your goal is to avoid problems by being calm and clear from the beginning.

If you are cynical as me, you probably read item 2-4 above and said to yourself "hmm, those are problems for the tenant, but they are features for the landlord, no?" Well, it's true that the biased, obscure, Thai-only contract gives a dishonest landlord much more room to wiggle and squirm out of his/her obligations. But here's the thing: if your landlord is that kind of person, you will get screwed no matter what contract you use.

A good landlord will share your interest in being clear and cool-headed from the beginning. Many Thai landlords are nervous when dealing with foreigners. A contract like this helps reassure them that their concerns are covered, and gives them more confidence that they can avoid unpleasant conflict and confrontation in the future.

If your landlord reads through this contract and refuses to use it, please consider his or her motives.

Some landlords will prefer the "standard" contract simply because it is shorter, and they can't be bothered to read a bunch of text or think about the details ("buat hua" they will say—headache). Consider whether you want to rent from such a landlord. If they are really trustworthy, patient, and generous, it might work out, but more often than not, I have observed that renting "no problem Thai style" from a Thai landlord leads to serious problems.

This is even true when the landlord has good intentions: simple language and culture misunderstandings can send two well-intentioned people into a completely avoidable fighting match. Avoid it yourself by using this contract!

Download the Contract

Important:

Warum dieser Vertrag?

Fast jeder Ausländer, der in Thailand ein Haus, Shop, Apartment o.ä. mietet, erhält vom seinem Vermieter einen dieser ein- oder zweiseitigen Standard-Verträge in thai.

Diese Standardverträge sind problematisch für Mieter und Vermieter aus folgenden Gründen:

  1. selbst grundlegende Dinge sind nicht enthalten, wer zahlt welche Nebenkosten, wem gehört was, auch und gerade bei Einbauten, Umbauten, Anbauten, Verbesserungen, Werterhöhungen. Wann gibt’s die Kaution zurück und wann nicht.

  2. Diese Verträge sind nur in thai, die meisten Farangs haben keine Ahnung was sie da unterschreiben.

  3. Sie sind in einem unklaren Juristen- Thai-Kauderwelsch geschrieben, das selbst Thais sie nicht verstehen!

  4. Sie sind in dunkler Machenschaft zum Vorteil des Vermieters aufgesetzt, so dass selbst Anwälte sagen, dass einige Klauseln illegal, nicht einklagbar und/ oder lächerlich sind. Die Verträge sind teilweise „sittenwidrig“.

Hauptgrund eines Thai-Vertrags ist es kaltherzig und schnell zum Abschluss zu kommen, um möglichst schnell an das Geld des Mieters heran zu kommen, bevor problematische Fragen auftauchen. Bist du aus einem westlichen Land, glaubst du möglicherweise, dass ein Vertrag dir vor Gericht hilft, wenn Probleme auftauchen. Vergiss es—dies ist Thailand! Wenn ernsthafte Streitigkeiten auftauchen, wirst du in jedem Fall verlieren. Du kannst einen Anwalt beauftragen, wenn du willst, aber das juristische System ist hoffnungslos veraltert, unfähig und korrupt. Während dich die Anwaltsgebühren arm machen, hat dein Vermieter schon den Anwalt bestochen und/oder eine Gefälligkeit erwiesen. Ein hitzköpfiger Farang hat da keine Chance, der Thai- Nationalstolz steht dagegen. Soviel zur Chancengleichheit.

Das Ziel unseres Vertrags ist, Probleme bereits vorab zu vermeiden. Der Vertrag ist ausgewogen, soll also weder Mieter noch Vermieter begünstigen oder benachteiligen. Der einseitige, obskure Thai-Standard- Vertrag, der nur in thailändisch existiert, gibt einem unehrenhaften, unehrlichen Vermieter viel Raum sich aus seinen vertragliche Verpflichtungen heraus zu winden. Allerdings kann auch unser Vertrag nicht vor geldgierigen, hinterhältigen und unaufrichtigen Vermietern schützen. Ein guter Vermieter wird von Anfang an, auch auf die Interessen des Mieters eingehen.

Ein Vertrag wie dieser sichert beide Seiten ab, und trägt zum gegenseitigen Vertrauen bei, so dass unangenehme Konflikte vermieden werden können. Sollte ein Vermieter es ablehnen diesen Vertrag zu benutzen, bedenke seine Beweggründe. Manche Vermieter bevorzugen ihre Thai-Verträge, weil sie kürzer, und zum einseitigen Vorteil des Vermieters sind. Überleg dir gut ob du von solch einem Vermieter mieten willst. Probleme und Geldverlust sind da vorprogrammiert. Vermeide es, indem du diesen Vertrag benutzt.

Vertrag runterladen

Wichtig:

Support
This Site
More than 1000 hours of work have gone into making this site. Please support my work and ongoing site improvements in one of these ways:
donate now   Donate Now
Use your credit card or PayPal to donate in support of the site.

get the best thai-english phrasebook app
Experience Thailand richly with my Talking Thai-English-Thai Phrasebook app.
get the best thai-english dictionary app
Learn Thai with my Talking Thai-English-Thai Dictionary app for iOS, Android, Windows.
get a cool thai-english paper dictionary
Don't leave home without the Thai-English English-Thai Compact Dictionary I co-authored.
get thailand fever
I co-authored this bilingual cultural guidebook to Thai-Western romantic relationships.
get the best chinese phrasebook app
Visit China easily with my Talking Chinese-English-Chinese Phrasebook app.
get books or almost anything
Pick a Thai learning book from my list or buy anything at all from Amazon.
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