A formal demand letter from our Thai lawyers to a landlord who has not returned your lease deposit. Fixed fee 5,000 THB. The letter sets out the lease, the deposit paid, the date you returned the property, the deductions you accept and the amount due, and fixes a deadline to pay before court action.
กฎหมายที่หนังสือทวงถามอ้างอิง
- A lease of immovable property needs written evidence signed by the party liable (มาตรา 538 แห่งประมวลกฎหมายแพ่งและพาณิชย์). Your lease and the deposit receipt are that evidence.
- The tenant is liable only for loss or damage caused by fault, and not for loss or damage that results from proper use of the property (section 562). Ordinary wear and tear is not a lawful deduction.
- The tenant carries out petty repairs (section 553), so small repair costs can be deducted where the tenant left them undone.
- A landlord’s own claims against the tenant under the lease must be brought within six months of the return of the property (section 563).
- Since 4 September 2025, a landlord who lets 3 or more residential units to individuals must follow the Contract Committee notification on residential leasing, made under the Consumer Protection Act B.E. 2522 section 35 bis: deposit and advance rent together capped at 3 months’ rent, and the deposit returned within 7 days, or 14 days where repair costs are deducted.
สิ่งที่ท่านต้องส่งให้เรา
- The lease agreement, and any renewal or addendum
- Proof of the deposit paid (receipt, bank transfer slip or the clause of the lease)
- The date you returned the keys, and the check-out record or photos if you have them
- Any message from the landlord about deductions
- The landlord’s name and address in Thailand
จังหวะเวลา
We send the letter within five working days of receiving payment and your complete documents, by registered post with acknowledgement of receipt and by email or LINE where we have the landlord’s details. If the landlord does not pay by the deadline, we quote the court stage in writing before any further work.
อะไรที่ไม่รวมอยู่ด้วย
- Court proceedings, which are quoted after review
- Negotiation calls beyond one reply from the landlord
อ่านคู่มือฉบับเต็ม: how to get your deposit back in Thailand.
รีวิว
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