Information guide for international students, not individual legal, tax or medical advice. Requirements and practices may change by nationality, territory and institution: always check the competent source before acting.
Operational framework
To study in Thailand, admission, entry, stay, address, work and tax remain distinct procedures. The ordinary route starts from Non-Immigrant ED or other expressly suitable category obtained through the channel indicated by the Thai representation; The following sections turn rules and risks into documentable controls.
Bilingual contract
Rule:The contract must identify parts, units, duration, rent, deposit, utilities, inventory and exit conditions; an informal translation does not replace the binding text.
What to do:Demand a readable copy and have the Thai clauses not included checked.
Operational verification:Link the rule to your nationality, course type and current version of the source; save page, date and receipt.
Identity and ownership
Rule:Agent, owner and manager of the condominium can be different entities.
What to do:Check document, power of attorney, title or right to rent and payment details through a second channel.
Operational verification:Please verify your name, passport number, address, territorial authority and deadline before sending or paying.
Deposit and advance
Rule:Amounts, refunds and withholdings depend on the contract and the applicable rules also based on the lessor’s activity.
What to do:Have each amount, deadline and reason indicated; pay with traceable receipt.
Operational verification:Enter the fulfillment in the calendar with advance notice, documented cost and alternative plan in case of rejection or delay.
Utilities
Rule:Electricity and water can be invoiced directly by the institution or recharged by the manager with different rates.
What to do:Photograph meters, ask for latest bills and rate per unit before signing.
Operational verification:Review this when your course, campus, address, job, insurance, or length of stay changes.
Condominium
Rule:Building rules may limit guests, pets, noise, parking and subleasing.
What to do:Read house rules and check access, security and emergency procedures.
Operational verification:Link the rule to your nationality, course type and current version of the source; save page, date and receipt.
TM.30
Rule:The accommodation must allow immigration requirements relating to the address.
What to do:Include the owner’s collaboration in the contract and ask for proof of communication.
Operational verification:Please verify your name, passport number, address, territorial authority and deadline before sending or paying.
Withdrawal
Rule:Notice, loss of deposit and renewal must not be deducted from agent messages.
What to do:Send the communication in the required form and close the meters and keys with a report.
Operational verification:Enter the fulfillment in the calendar with advance notice, documented cost and alternative plan in case of rejection or delay.
Scams
Rule:Copied advertisements, deposit requests from abroad and fake agents mainly affect newly arrived students.
What to do:Visit or use live video, verify the unit with management, and refuse payments to non-contractual third parties.
Operational verification:Review this when your course, campus, address, job, insurance, or length of stay changes.
Due diligence before handing over money
Do a three-level check: person, property and contract. For the person, confirm agent or owner through registry, office or consistent documents; do not just use the number provided in the advert. For the property, compare address, visit, photographs and actual availability. For the contract, identify applicable law, parties, duration, rent, bond, utilities, exit and repair procedure. If one of the three levels doesn’t add up, don’t pay to “don’t miss out”.
Use traceable payments with reason and keep receipt. A bank transfer does not in itself prove that it was a bond, rent or fee: the reason and the agreement make it clear. Do not hand over cash without a receipt and do not use crypto, gift cards or transfers in a foreign name. Protect your passport and bank statement: a real estate scam can also become identity theft.
Tenancy diary
Maintain a timeline from announcement to bond repayment. Archive agreements, condition reports, original photographs, receipts, notices, repair requests and responses. By phone, he then sends an email: “I confirm today’s conversation…”. Photograph the damage in context and in detail, without changing metadata. Record when you allowed access and what was done.
If a dispute arises, separate facts from conclusions. Write the date, obligation, proof, consequence and remedy requested. Avoid insults or threats to stop paying. Use the local form and ask for support before a deadline. Continuing to meet undisputed obligations strengthens your position.
Exit checklist
Calculate notice and delivery date; agree inspection; photograph every room, meters and keys; close or transfer utilities; communicate forwarding address when appropriate. Ask for a final rent ledger and start the official bond procedure. Keep evidence after the transfer and don’t assume that silence closes the case: check the claims and terms of the tribunal.
Official sources
Verified: 2026-08-16.