If you are renting a new condo in Bangkok, you should normally only be paying:

👉 1 month’s deposit + 1 month’s rent to move in.

Under Thai consumer protection law, landlords are not allowed to charge more than this when they qualify as a rental business.

This rule has been in force since May 2018, yet many renters are still being asked to pay too much upfront — often because the key condition is not explained clearly.

Here is the rule, explained simply, so you know when it applies — and when it does not.

🔑 The 1 Month Deposit Rule (Since May 2018)

Thailand’s Consumer Protection Board Notification B.E. 2561 (2018) applies only to landlords classified as business operators.

Who is a “business operator”?

• A landlord who owns 5 or more residential rental units

• Applies to condos, houses, and apartments

If your landlord has 5+ units, the law says:

• ✅ Deposit limit: 1 month deposit + 1 month advance rent

• ✅ Maximum move‑in cost: 2 months total

• ✅ Deposit refund: Within 7 days after the lease ends (unless there is verified damage)

• ✅ Utilities: Must charge government electricity & water rates (no markup)

• ✅ Early exit: Tenant may terminate with 30 days’ notice for valid reasons (often disputed, but legal)

⚠️ The Private Landlord Loophole (Under 5 Units)

If the owner has fewer than 5 rental properties, this law does not apply.

This is extremely common with Bangkok condominiums.

In this case, landlords can legally:

• ❌ Ask for 2 months deposit + 1 month rent (3 months upfront)

• ❌ Delay deposit refunds based on the contract (often 30–60 days)

• ❌ Set their own utility billing terms

🧠 What Happens in Reality?

Even landlords with 5+ units often:

• Still demand 2 months deposit, hoping tenants don’t know the law

• Include utility markups despite being classified as a business

If challenged with the Consumer Protection Board Notification B.E. 2561 (2018), some will comply — others will simply rent to someone else who won’t argue.

📌 How to Spot a “Business” Landlord Ignoring the Rules

A major red flag:

• 🚩 Electricity charged above government rates

This often indicates the landlord should be following the 5‑unit rules — but isn’t.

🆘 What to Do If You Were Overcharged

If your landlord owns 5 or more units and has charged you more than 1 month’s deposit + 1 month’s advance rent, you may have been illegally overcharged.

Who to contact:

• Office of the Consumer Protection Board (OCPB)

• 📞 Hotline: 1166 (nationwide, Thailand)

• 🌐 Complaints can also be submitted online or in person at OCPB offices

When filing a complaint, prepare:

• Your lease agreement

• Proof of payments (receipts / bank transfers)

• Any written communication with the landlord or agent

The OCPB has the authority to order refunds, require contract corrections, and impose penalties on non‑compliant business landlords.

🗣️ How to Speak to Your Landlord First (Practical Advice)

In many cases, the issue is lack of awareness, not bad faith — especially with small‑scale landlords who recently crossed the 5‑unit threshold.

A calm, practical approach often works best:

• Explain that the rule applies only to landlords with 5 or more units

• Refer specifically to Consumer Protection Board Notification B.E. 2561 (2018)

• Emphasise that you are seeking compliance, not conflict

• Ask whether they would prefer to adjust the deposit rather than risk a formal complaint

Many landlords will correct the issue once they realise:

• The rule is enforceable

• Tenants can escalate to the Consumer Protection Board

• Non‑compliant contracts can be ruled invalid

If the landlord refuses, you can then escalate with confidence.

Know the rule before you sign.

Most disputes happen after the contract is signed — when it’s already too late.

If you want, I can share:

• The exact Thai legal wording to check your contract

• How to identify hidden utility markups

• What questions to ask before paying a deposit