Thailand’s standard rental-contract rules cover qualifying rental businesses. Phuket landlords should confirm scope, utility calculations, deposit terms and the lease form.
Short answer: Thailand’s 2025 controlled-contract notification sets requirements for residential rental businesses that meet its criteria. It calls for a clear Thai-language standard form, limits combined advance rent and deposit, regulates utilities, and sets a deposit-return period if no damage is found. OCPB distinguishes apartment businesses from condominiums with co-owners and a juristic person, so do not assume every private condo lease is treated alike.
Ask OCPB or Thai counsel whether the operator, number of units and contract type are covered. For qualifying businesses, OCPB says the form should be clear, in Thai and delivered to the tenant. Advance rent plus deposit cannot exceed three months’ rent. Utilities cannot exceed the providers’ charges to the business, and the calculation must be written. If inspection finds no tenant-caused damage, return the deposit within seven days after the agreement ends. Other charges should be clear and not duplicated.
Compare the lease, utility method, check-in inventory and refund workflow. Phuket Stay Pro can help compare properties and management options; have independent counsel review the template. See buying, ownership, management and districts.
Fact-check: OCPB materials checked 18 October 2026. Scope depends on current criteria; condominiums and apartment businesses may be treated differently. Confirm with OCPB or Thai counsel.
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