Thailand
Last verified August 7, 2026
Written for U.S. passport holders
Deposit Rules
- For residential leases, the security deposit is capped at 2 months' rent, on top of 1 month's rent paid in advance.
- A 2025 Office of Consumer Protection Board (OCPB) notification adds real teeth for professional/business landlords (those with 3+ rental units): they must return the deposit within 15 days of move-out or face statutory penalties.
- If you end the lease before completing the first year, the deposit is generally forfeited under standard lease terms.
Eviction Protections
- Self-help eviction — changing locks, removing belongings, cutting utilities — is illegal in Thailand and can expose the landlord to criminal charges, even if you've stopped paying rent.
- A landlord must go through the legal process: written notice (commonly at least 30 days) with a stated cause, and formal court action if you don't leave voluntarily.
The Gotcha
A landlord in Thailand cutting your utilities or changing the locks because you're behind on rent isn't a legal gray area — it's illegal self-help eviction, a criminal matter, regardless of whether you actually owe money. Owing rent doesn't waive your right to a proper legal eviction process.
Sources
This page was drafted from the primary sources below. Rules change — check the linked page directly before relying on any of this.
- Office of the Consumer Protection Board (OCPB) — Office of the Consumer Protection Board, Thailand