New Residential Leasing Regulations is Issued in Thailand泰國推出新住宅租賃條例

On 6 June 2025, the Office of the Consumer Protection Board (“OCPB”) in Thailand published The Notification of the Contract Committee Re: The Stipulation of Residential Property Leasing as a Contract-Controlled Business B.E. 2568 (2025),[1] and the new rules has been effective on 4 September 2025.

泰國消費者保護委員會 (“OCPB”) 辦公室於2025年6月6日發布《佛曆2568年(2025)合約委員會關於將住宅物業租賃規定為合約控制業務的通知》，新規則已於2025年9月4日起生效。

The aims of the new rules is to eliminate unfair contract terms and practices that have been complained by consumers. The regulation applies to landlords who rent out 3 or more residential units as a business (previously this was 5 units).

新規則旨在消除消費者投訴的不公平合約條款和做法。該規定適用於出租3或以上住宅單元(之前為5單位)的房東。

The notification replaces the previous 2019 (B.E. 2562) version, introducing updated tenant protections for residential leases conducted by business landlords, including limits on deposits, required notice periods, and a right to early termination after 50% of the lease term. These provisions supplement, but do not replace, the Civil and Commercial Code.

該通知取代了先前2019年(佛曆 2562年)的版本，引入針對商業房東進行的住宅租賃最新租戶保護措施，包括押金限制、必要的通知期限以及在租賃期過半後提前終止租賃的權利。這些規定補充泰國民商法，但並非取代泰國民商法。

Under the new regulations, a lease agreement between a business operator and a lessee shall be in Thai language, clearly legible (minimum 2 mm type height and not more than 11 characters per inch), made in duplicate, and shall include at least:

根據新規定，經營者與承租人之間的租賃協議應使用泰語，清晰易讀(字體高度至少為 2 毫米，每英寸不超過 11 個文字)，一式兩份，並且至少應包括以下內容：

1.         Names and contact details of both parties (or authorized representatives).

雙方當事人(或授權代表)的姓名及聯絡方式。

2.         Description of the premises and fixtures/furnishings; a condition/inventory record attached to the lease.

房屋和固定裝置/家具的描述；附在租約後的狀況/財物清單記錄。

3.         Lease term (start and end dates), rental rate, payment method and schedule.

租賃期間(開始和結束日期)、租金、付款方式和時間表。

4.         Basis for calculation of utilities and service charges, and the payment schedule for each; utilities must reflect the official supplier tariff (no mark-ups).

公用事業和服務費的計算依據以及每項費用的付款時間表；公用事業費用必須反映官方供應商的關稅(無加價)。

5.         Amounts of security deposit and any advance rent.

押金和任何預付租金的金額。

6.         Invoices: invoices for rent, utilities, and service charges must be delivered to the lessee at least 3 days before the due date; the lessee has the right to inspect the underlying calculations and cost data.

發票：租金、水電費和服務費的發票必須在到期日至少3天前交付給承租人；承租人有權檢查相關計算和成本資料。

7.         Move-in inspection: the parties shall jointly inspect the premises and sign a condition report (photos may be attached); one signed copy is given to each party.

入住驗收：雙方共同驗收房屋，並簽署房屋狀況報告(可附照片)，雙方各執一份。

8.         Deposit return: the security deposit shall be returned immediately at lease end; if inspection is required: (a) within 7 days where no damage is found; or (b) within 14 days after deducting verified repair costs, with details of deductions and evidence provided.

退還押金：租約結束時應立即退還押金；如果需要檢查：(a)在未發現損壞的情況下 7 天內退還；或(b)在扣除已核實的維修費用後 14 天內退還，並提供扣除細節和證據。

9.         Repairs: the lessor is responsible for repairs save for minor items attributable to normal wear and tear or damage due to force majeure.

維修：除因正常磨損或不可抗力造成的損壞以外的小問題，出租人負責維修。

10.     Early termination (lessee): for fixed-term leases, the lessee may terminate after occupying the premises for at least 50% of the contract term by giving 30 days’ written notice and settling due charges to the effective date.

提前終止(承租人)：對於固定期限租賃，承租人可以在佔用房屋至少 50% 的合約期限後，以 30 天的書面通知和結清截至生效日期的應付費用的方式終止合約。

11.     Lessor termination procedure: the lessor must give prior written notice of at least 30 days for material breaches; in urgent cases affecting others, at least 7 days. Immediate termination is permitted only for violations of public order or morality as prescribed by law.

出租人解除合約程序：對於重大違約，出租人必須提前至少30天以書面通知；對於影響他人的緊急情況，必須提前至少7天通知。僅在法律規定的違反公共秩序或道德的情況下，才允許立即解除合約。

12.     Specify the method for calculating utility charges and service fees (being expenses incurred from providing convenience or security services for the tenant, which are not part of the lessor’s business operating costs).

確切說明水電費、服務費(為承租人提供便利或安全服務而產生的費用，不屬於出租人經營成本)的計算方法。

Moreover, a lease contract shall not contain clauses that:

此外，租賃合約不得含有下列條款：

1.         Unreasonably exempt or limit the lessor’s liability for breach or tort.

不合理地免除或限制出租人的違約責任或侵權責任。

2.         Allow collection of advance rent and security deposit exceeding the prescribed caps (generally not more than 3 months’ rent for short-term or monthly-paid long-term leases; or not more than 1 year’s rent for long-term leases paid annually).

允許收取超過規定上限的預付租金和保證金(短期租賃或按月支付的長期租賃一般不超過3個月租金；按年支付的長期租賃一般不超過1年租金)。

3.         Permit unilateral changes to rent, utility rates, or service charges during the term.

允許在租賃期間內單方面更改租金、水電費或服務費。

4.         Permit forfeiture of the deposit or advance rent without lessee fault.

允許在無承租人過失的情況下沒收押金或預付租金。

5.         Allow inspection of the premises without prior notice, except in emergencies.

除緊急情況外，允許在未事先通知的情況下檢查場所。

6.         Set utility charges above the official supplier/government tariff.

將公用事業費用設定為高於官方供應商/政府關稅。

7.         Authorize lock-outs, blocking access, or seizure/removal of the lessee’s property without lawful termination or due process.

未經合法終止或正當法律程序，授權進行停權、阻止進入，或扣押／移除承租人的財產。

8.         Impose renewal fees or automatic renewal without the lessee’s consent.

未經承租人同意，收取續約費用或自動續約。

9.         Allow termination by the lessor without a material breach by the lessee.

允許出租人在承租人未發生重大違約的情況下終止合約。

10.     Make the lessee liable for normal wear and tear, ordinary deterioration through use, or damage not caused by the lessee or due to force majeure.

讓承租人對正常磨損、使用過程中的正常損壞或非承租人造成或因不可抗力造成的損壞負責。

Furthermore, the annex to the Notification provides a lease agreement template and an inventory of leased property, which further protects and benefits the lessee.

此外，本通知的附件還提供租賃協議範本和租賃物清單，進一步保護和惠及承租人。

If a lease includes any clause that violates the regulations or unfairly disadvantages the tenant, such clauses are considered void and unenforceable. Tenants may file a complaint with the OCPB or file law suits.

如果租約包含任何違反規定或對租戶造成不公平損害的條款，該等條款將被視為無效且不可執行。租戶可以向OCPB投訴或提起訴訟。

In the case where the lessor violates the requirement to make the lease agreement in accordance with the Notification, under civil law, if the lease contains terms that differ from the Notification and are prejudicial to the lessee, such terms shall be deemed to comply with the Notification. The lessee may file a complaint with the OCPB to bring a lawsuit in court, or may file a lawsuit directly with the court.

當出租人違反依本通知規定簽訂租約的要求，根據民法，如果租賃合約包含與本通知不同且對承租人不利的條款，該條款應被視為符合本通知的規定。承租人可以向OCPB提出投訴，向法院提起訴訟、也可以直接向法院提起訴訟。

Under criminal law, the lessor may be subject to imprisonment of up to one year, a fine of up to 100,000 baht, or both. The prosecution will be carried out by the OCPB.

根據刑法，出租人可能被判處最高一年監禁、最高10萬泰銖罰款、或兩者併罰。將由OCPB進行起訴。

[1] The noticiation was published at https://www.banphet-mu.go.th/index/load_data/?doc=15988