“Friends lost their whole deposit at the end of a lease. How do I avoid that?”
My answerShane Ruddle, 20+ years in PattayaIt mostly happens to people who rented direct or through a freelancer. A proper agency mediates when there's a disagreement.
The contract should say clearly that normal wear and tear is acceptable. The trouble is that wear and tear is subjective, and that's where someone neutral helps.
Most experienced landlords are fair and the deposit goes straight back. Some keep 10 or 20% for small things, so expect a little to be kept.
Photos or a video on the day you move in are your best protection.
Up to date as of November 2026. Rules in Thailand change often, so check the current position before you act.
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