THE RENTALS PROCESS
If you are looking to rent a property, the first step is to fill out the PROPERTY SEARCH - NEEDS ASSESSMENT FORM (below) as completely as possible, the more details that you can provide the better for a match to be made on what you want. You do not need to fill-in the form but we feel that it will at least get you thinking about your requirements! Once we have gone through your requirements we will contact you within 24 hours with some options that meet your criteria. We can then arrange for you to view any of the places that you feel are suitable at a date and time of your convenience. Alternatively, you can just send an email to us at email@example.com detailing your requirements!
Once you have chosen a property to rent we can provide a Lease Agreement where the owner does not have one or we can check the owner’s Lease Agreement and negotiate the finer details on your behalf.
To help you to find the perfect property to rent in Bangkok we really only need to know 4 things:
Firstly, you need to decide where you want to live? The location you choose will depend upon your circumstances. Factors you may need to consider are:
- Does your ideal property need to be close to one of the mass transit systems (BTS Skytrain, MRTA Subway, Airport Rail Link or the BRT Bus Rapid Transit system) to enable you to travel to your place of work? If you have your own transport this may not be an issue to you and you may obtain better value being away from the main transit systems.
- Do you need to be close or within easy access to your children’s school?
- Do you need to be close to an Expressway entrance to allow you to travel to the outskirts of Bangkok or to the airport or your place of work?
- If you are not sure where you want / need to live we can suggest some options if you are not familiar with Bangkok. Please feel free to ask!
Decide what type of residential property you need and what size? Do you want to rent an , a , a or a ?
- How many bedrooms do you require for you and your family and potential visitors? Do you need a Study / Family room? Do you need a Maid’s room? Do you need a storage room?
- You may also decide that you need a property of a certain size in addition to the number of bedrooms. i.e. You need at least 200 sq.m of space for all of your furniture!
- Do you need the property to be Fully-Furnished, Partly-Furnished or Unfurnished. If you need an unfurnished property you will need to decide how much space you will need to cater for your own furniture!
Third, What is your budget to rent a property? You need to decide how much you can afford to spend on renting the property, excluding Utility bills (Electricity, Water, Telephone, Internet, Cable TV)? Most properties are rented excluding the utility bills unless you are renting a .
The rental price may be negotiable depending upon the length of the lease and how soon you can start the lease! The minimum lease term is 1-year to get the best rental rates. If you have your own furniture or can pay the rent in advance or can move into the property quickly this may also help with the rental price negotiation!
Fourth, decide if you have any special requirements such as
- You need a place that is Pet-Friendly
- You need a place that has a Children’s play area
- You need a place that has a swimming pool
- You need a place that has a fitness room
- You need a place that has a parking space
- You need a place that has a balcony/terrace
- Is there anything else that you need in your property?
All of the above details will help us to find the perfect home for you!
Based on your requirements of location, size, budget and any special needs, we will search our extensive database using our specially designed algorithm to locate a selection of properties that meet your criteria! Of course you yourself can also use the search facility on our website which will give you a selection of properties that are currently available. However, all properties may not be shown on our website as we only show those properties that are currently available but if you contact us directly we may also be able to show properties that are likely to become available in the following 1-2 months!
We can then arrange a tour of suitable properties at a time convenient to you as long as we can gain access to the property. This service is Free of Charge to clients renting a property through our company. We are paid by the owner’s of the property for providing the tenant-to-property matching service!
When you have made your decision to rent a property, we will contact the Lessor (owner) to negotiate on your behalf. The negotiation could be on price or on your additional requirements or on the timing of your move…..we aim to get a fair and mutually beneficial deal for both the Lessee and the Lessor.
To reserve a property usually requires a small before ultimately paying the (bond) and signing the Lease Agreement before the move-in date. The ‘booking fee’ may be up to 1-month’s rent. The Security Deposit is usually equal to 1-2 month’s rent (but occasionally 3 month's rent for larger properties). This booking fee would be considered as part of the security deposit. The security deposit is returnable to the tenant at the end of the lease term. The tenant would then also pay the rent on a monthly basis in advance. The first month’s rent is payable before the move-in date.
The law regarding Leasing of properties was changed in Thailand. Effective 1st May, 2018 owner’s of 5 properties or more are obliged to follow certain rules. The main changes from the previous law are that:
- Lessor’s cannot charge more than 1-month’s rent as Security Deposit.
- Lessor’s must return the Security Deposit within 7 days at the end of a lease term.
- Lessor’s cannot charge Utility bills higher than the rate charged to them by the Utility companies.
This law is still under review and may not be in effect in many apartment buildings where it is still possible to negotiate alternate lease terms.
All relevant paperwork and the lease contract is drawn up in English but it may also be drawn up in Thai language if required.
The tenant would be responsible for any utility bills (Electricity, Water, Telephone) and any other personal bills such as for High Speed Internet and Cable TV once the keys are handed over.
If you do not see a suitable property on our website, you can send an email to us at firstname.lastname@example.org with some brief details of your requirements.
THE BUYING / SELLING PROCESS
We can help you to find the right property to buy and make sure that the transfer to you is effected legally and efficiently! Below is a simple guide when transferring a property from a seller to a buyer!
If you are a Seller of a Condominium unit we can provide a valuation of the selling price for the unit and an estimate of the fees and taxes involved in the transfer of the unit to a potential buyer. Just contact us at email@example.com.
If you are the seller of a condominium unit you should
- Check if the buyer will pay cash or if they will need a loan from the bank. If a bank loan is required the bank will need to inspect and make a valuation of the condo unit.
- Be specific about what is included in the sale of the condo. Are all of the furnishings, fixtures and fittings to be included in the sale?
- Decide how much you will need as a deposit to take the property off the market before the property is transferred.
If you are a potential buyer of a condominium unit you should
- Check the Annual Maintenance Fee for the condominium unit. This may be given to you as a cost per sq.m per month so you will need to know the exact size of the unit.
- Understand the split of the costs involved in buying the condominium unit. Who pays the Transfer Fee, Business Tax (if payable), Withholding Tax and Stamp Duty?
- Understand what is included in the selling price? Are the furniture, fixtures and fittings included?
- Make sure that all of the bills at the condo have been paid by the seller before the transfer. This can be confirmed by the Juristic Person at the condominium.
- Check what the deposit amount (if any) is required to secure the purchase of the property prior to arranging transfer at the Land Department.
Notes for Foreigner’s Buying in Thailand.
- Foreigner’s can only buy Condominium units. They cannot buy Land or a House in their own name. However, it may be possible to buy under a Company name!
- Foreigner’s buying a Condominium unit must check that the ‘Foreign Quota’ has not been exceeded. Freehold Condominium buildings are limited to selling up to a maximum 49% of the available space to foreigner’s. Leasehold Condominiums do not have this restriction.
- The funds for the purchase of a condominium unit must come from outside Thailand unless you can justify that the funds have been earned legitimately in Thailand. The correct documentation must be obtained from the receiving bank in Thailand to enable the foreign buyer to process the transaction and to also help with remitting funds back to the foreign buyer’s home country if/when the condominium unit is sold.
- It may be possible to obtain a loan in Thailand to finance the purchase of a condominium within Thailand subject to restrictions.
We can help you to not only find your ideal property to buy but we can also assist in transferring the property from buyer to seller. Please feel free to contact us directly at firstname.lastname@example.org