{"id":12661,"date":"2026-11-10T05:20:14","date_gmt":"2026-11-09T22:20:14","guid":{"rendered":"https:\/\/www.thailawonline.com\/get-deposit-back-thailand-2\/"},"modified":"2026-11-10T05:20:14","modified_gmt":"2026-11-09T22:20:14","slug":"get-deposit-back-thailand","status":"publish","type":"page","link":"https:\/\/www.thailawonline.com\/th\/get-deposit-back-thailand\/","title":{"rendered":"\u0e27\u0e34\u0e18\u0e35\u0e02\u0e2d\u0e04\u0e37\u0e19\u0e40\u0e07\u0e34\u0e19\u0e1b\u0e23\u0e30\u0e01\u0e31\u0e19\u0e01\u0e32\u0e23\u0e40\u0e0a\u0e48\u0e32\u0e43\u0e19\u0e1b\u0e23\u0e30\u0e40\u0e17\u0e28\u0e44\u0e17\u0e22"},"content":{"rendered":"<p class=\"wp-block-paragraph\"><strong>If your landlord in Thailand has kept your lease deposit, a formal demand letter from a Thai lawyer is usually the first step to get it back.<\/strong> This page explains what a landlord may and may not deduct, the time limits that apply, and what happens if the landlord still refuses to pay.<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Who it is for:<\/strong> tenants of a house, apartment or condominium in Thailand whose deposit has not been returned, or has been cut without reason.<\/li>\n\n\n<li><strong>\u0e04\u0e48\u0e32\u0e18\u0e23\u0e23\u0e21\u0e40\u0e19\u0e35\u0e22\u0e21:<\/strong> \u0e2b\u0e19\u0e31\u0e07\u0e2a\u0e37\u0e2d\u0e17\u0e27\u0e07\u0e16\u0e32\u0e21 5,000 \u0e1a\u0e32\u0e17 (\u0e04\u0e48\u0e32\u0e1a\u0e23\u0e34\u0e01\u0e32\u0e23\u0e04\u0e07\u0e17\u0e35\u0e48) \u0e07\u0e32\u0e19\u0e04\u0e14\u0e35\u0e43\u0e19\u0e28\u0e32\u0e25\u0e40\u0e2a\u0e19\u0e2d\u0e23\u0e32\u0e04\u0e32\u0e2b\u0e25\u0e31\u0e07\u0e15\u0e23\u0e27\u0e08\u0e40\u0e2d\u0e01\u0e2a\u0e32\u0e23<\/li>\n\n\n<li><strong>\u0e23\u0e30\u0e22\u0e30\u0e40\u0e27\u0e25\u0e32:<\/strong> we send the letter within five working days of payment and complete documents.<\/li>\n\n<\/ul>\n\n\n\n<ol class=\"wp-block-list\">\n<li>Order the demand letter and send us your lease, proof of the deposit and the check-out details.<\/li>\n\n\n<li>We check the deductions against the lease and the law.<\/li>\n\n\n<li>We send the letter to the landlord with a deadline to pay.<\/li>\n\n\n<li>If the landlord does not pay, we quote the court stage in writing.<\/li>\n\n<\/ol>\n\n\n\n<div class=\"wp-block-buttons is-layout-flex wp-block-buttons-is-layout-flex\">\n<div class=\"wp-block-button\"><a class=\"wp-block-button__link wp-element-button\" href=\"https:\/\/www.thailawonline.com\/th\/product\/tenant-deposit-demand-letter-thailand\/\">\u0e2a\u0e31\u0e48\u0e07\u0e2b\u0e19\u0e31\u0e07\u0e2a\u0e37\u0e2d\u0e17\u0e27\u0e07\u0e16\u0e32\u0e21 5,000 \u0e1a\u0e32\u0e17<\/a><\/div>\n<\/div>\n\n\n\n<div class=\"wp-block-rank-math-toc-block\" id=\"rank-math-toc\"><h2>\u0e2a\u0e32\u0e23\u0e1a\u0e31\u0e0d<\/h2><nav><ul><li class=\"\"><a href=\"#law\">\u0e01\u0e0e\u0e2b\u0e21\u0e32\u0e22\u0e27\u0e48\u0e32\u0e14\u0e49\u0e27\u0e22\u0e40\u0e07\u0e34\u0e19\u0e1b\u0e23\u0e30\u0e01\u0e31\u0e19\u0e01\u0e32\u0e23\u0e40\u0e0a\u0e48\u0e32<\/a><\/li><li class=\"\"><a href=\"#consumer\">\u0e1c\u0e39\u0e49\u0e43\u0e2b\u0e49\u0e40\u0e0a\u0e48\u0e32\u0e17\u0e35\u0e48\u0e21\u0e35\u0e15\u0e31\u0e49\u0e07\u0e41\u0e15\u0e48 3 \u0e2b\u0e19\u0e48\u0e27\u0e22\u0e02\u0e36\u0e49\u0e19\u0e44\u0e1b: \u0e2b\u0e25\u0e31\u0e01\u0e40\u0e01\u0e13\u0e11\u0e4c\u0e04\u0e38\u0e49\u0e21\u0e04\u0e23\u0e2d\u0e07\u0e1c\u0e39\u0e49\u0e1a\u0e23\u0e34\u0e42\u0e20\u0e04<\/a><\/li><li class=\"\"><a href=\"#deductions\">\u0e23\u0e32\u0e22\u0e01\u0e32\u0e23\u0e2b\u0e31\u0e01\u0e17\u0e35\u0e48\u0e0a\u0e2d\u0e1a\u0e14\u0e49\u0e27\u0e22\u0e01\u0e0e\u0e2b\u0e21\u0e32\u0e22 \u0e41\u0e25\u0e30\u0e23\u0e32\u0e22\u0e01\u0e32\u0e23\u0e17\u0e35\u0e48\u0e17\u0e48\u0e32\u0e19\u0e1b\u0e0f\u0e34\u0e40\u0e2a\u0e18\u0e44\u0e14\u0e49<\/a><\/li><li class=\"\"><a href=\"#early\">\u0e01\u0e32\u0e23\u0e2d\u0e2d\u0e01\u0e01\u0e48\u0e2d\u0e19\u0e04\u0e23\u0e1a\u0e2a\u0e31\u0e0d\u0e0d\u0e32<\/a><\/li><li class=\"\"><a href=\"#sale\">\u0e40\u0e21\u0e37\u0e48\u0e2d\u0e1c\u0e39\u0e49\u0e43\u0e2b\u0e49\u0e40\u0e0a\u0e48\u0e32\u0e02\u0e32\u0e22\u0e17\u0e23\u0e31\u0e1e\u0e22\u0e4c\u0e2a\u0e34\u0e19\u0e17\u0e35\u0e48\u0e40\u0e0a\u0e48\u0e32<\/a><\/li><li class=\"\"><a href=\"#letter\">\u0e2b\u0e19\u0e31\u0e07\u0e2a\u0e37\u0e2d\u0e17\u0e27\u0e07\u0e16\u0e32\u0e21<\/a><\/li><li class=\"\"><a href=\"#court\">\u0e01\u0e32\u0e23\u0e1f\u0e49\u0e2d\u0e07\u0e04\u0e14\u0e35\u0e15\u0e48\u0e2d\u0e28\u0e32\u0e25<\/a><\/li><li class=\"\"><a href=\"#send\">\u0e2a\u0e34\u0e48\u0e07\u0e17\u0e35\u0e48\u0e15\u0e49\u0e2d\u0e07\u0e2a\u0e48\u0e07\u0e43\u0e2b\u0e49\u0e40\u0e23\u0e32<\/a><\/li><li class=\"\"><a href=\"#quote\">\u0e2a\u0e31\u0e48\u0e07\u0e0b\u0e37\u0e49\u0e2d\u0e2b\u0e23\u0e37\u0e2d\u0e2a\u0e2d\u0e1a\u0e16\u0e32\u0e21<\/a><\/li><li class=\"\"><a href=\"#faq\">\u0e04\u0e33\u0e16\u0e32\u0e21\u0e17\u0e35\u0e48\u0e1e\u0e1a\u0e1a\u0e48\u0e2d\u0e22<\/a><\/li><\/ul><\/nav><\/div>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"law\">\u0e01\u0e0e\u0e2b\u0e21\u0e32\u0e22\u0e27\u0e48\u0e32\u0e14\u0e49\u0e27\u0e22\u0e40\u0e07\u0e34\u0e19\u0e1b\u0e23\u0e30\u0e01\u0e31\u0e19\u0e01\u0e32\u0e23\u0e40\u0e0a\u0e48\u0e32<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">\u200b <a href=\"https:\/\/www.thailawonline.com\/th\/thai-civil-code\/section-537\/\">Civil and Commercial Code section 537<\/a> defines a lease (hire of property) as a contract to let another person use a property for a limited time in return for rent. A lease of immovable property cannot be enforced in court without written evidence signed by the party liable (<a href=\"https:\/\/www.thailawonline.com\/th\/thai-civil-code\/section-538\/\">\u0e21\u0e32\u0e15\u0e23\u0e32 538<\/a>). The Code has no section that fixes the amount of a deposit or when it must be returned, so for most landlords the lease itself governs the deposit.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Two rules of the Code limit what the landlord can keep. The tenant must look after the property with ordinary care and carry out petty repairs (<a href=\"https:\/\/www.thailawonline.com\/th\/thai-civil-code\/section-553\/\">section 553<\/a>). The tenant is liable for loss or damage caused by the tenant&#8217;s fault, by people living with the tenant or by a sub-tenant, but not for loss or damage that results from proper use (<a href=\"https:\/\/www.thailawonline.com\/th\/thai-civil-code\/section-562\/\">section 562<\/a>). Faded paint, worn floors and ageing appliances are the result of proper use.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"consumer\">\u0e1c\u0e39\u0e49\u0e43\u0e2b\u0e49\u0e40\u0e0a\u0e48\u0e32\u0e17\u0e35\u0e48\u0e21\u0e35\u0e15\u0e31\u0e49\u0e07\u0e41\u0e15\u0e48 3 \u0e2b\u0e19\u0e48\u0e27\u0e22\u0e02\u0e36\u0e49\u0e19\u0e44\u0e1b: \u0e2b\u0e25\u0e31\u0e01\u0e40\u0e01\u0e13\u0e11\u0e4c\u0e04\u0e38\u0e49\u0e21\u0e04\u0e23\u0e2d\u0e07\u0e1c\u0e39\u0e49\u0e1a\u0e23\u0e34\u0e42\u0e20\u0e04<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">\u0e20\u0e32\u0e22\u0e43\u0e15\u0e49 <a href=\"https:\/\/searchlaw.ocs.go.th\/council-of-state\/#\/public\/doc\/c1VEQWc4b1NqSitjNFZ6bExqS0ZZZz09\" target=\"_blank\" rel=\"noopener\">Consumer Protection Act B.E. 2522<\/a> section 35 bis, the Contract Committee can make a type of business a contract-controlled business and fix terms the business must use. Residential leasing is one. The Contract Committee notification on residential leasing B.E. 2568 came into force on 4 September 2025. It applies to a landlord who lets 3 or more residential units (houses, rooms, apartments or condominium units, in one building or several) to individuals. It replaced the 2019 notification, which applied from 5 units. Hotels and dormitories are outside it.<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Deposit and advance rent together may not exceed 3 months&#8217; rent.<\/li>\n\n\n<li>The deposit must be returned at once, or within 7 days if the landlord inspects and finds no damage, or within 14 days when repair costs are deducted, counted from the end of the lease and the return of the property.<\/li>\n\n\n<li>A tenant may leave after half of the lease term with 30 days&#8217; notice.<\/li>\n\n\n<li>The landlord may not keep the deposit unless the tenant is at fault, and may not charge a fee to renew.<\/li>\n\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">If your landlord falls within this rule, a term that lets the landlord keep the whole deposit for any reason is likely to be unenforceable against you. Our <a href=\"https:\/\/www.thailawonline.com\/th\/lease-agreement-in-thailand\/\">\u0e04\u0e39\u0e48\u0e21\u0e37\u0e2d\u0e2a\u0e31\u0e0d\u0e0d\u0e32\u0e40\u0e0a\u0e48\u0e32<\/a> sets out the rest of the notification.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"deductions\">\u0e23\u0e32\u0e22\u0e01\u0e32\u0e23\u0e2b\u0e31\u0e01\u0e17\u0e35\u0e48\u0e0a\u0e2d\u0e1a\u0e14\u0e49\u0e27\u0e22\u0e01\u0e0e\u0e2b\u0e21\u0e32\u0e22 \u0e41\u0e25\u0e30\u0e23\u0e32\u0e22\u0e01\u0e32\u0e23\u0e17\u0e35\u0e48\u0e17\u0e48\u0e32\u0e19\u0e1b\u0e0f\u0e34\u0e40\u0e2a\u0e18\u0e44\u0e14\u0e49<\/h2>\n\n\n\n<figure class=\"wp-block-table\"><table><thead><tr><th>\u0e23\u0e32\u0e22\u0e01\u0e32\u0e23\u0e2b\u0e31\u0e01<\/th><th>\u0e2b\u0e31\u0e01\u0e44\u0e14\u0e49\u0e2b\u0e23\u0e37\u0e2d\u0e44\u0e21\u0e48<\/th><\/tr><\/thead><tbody><tr><td>Unpaid rent up to the date you returned the keys<\/td><td>\u0e43\u0e0a\u0e48<\/td><\/tr><tr><td>Unpaid electricity and water, from the meter readings<\/td><td>\u0e43\u0e0a\u0e48<\/td><\/tr><tr><td>Repair of damage you or your occupants caused<\/td><td>Yes, at a reasonable cost, ideally with invoices<\/td><\/tr><tr><td>Small repairs you left undone (bulbs, taps, filters)<\/td><td>Yes, at a reasonable cost<\/td><\/tr><tr><td>Normal wear and tear: paint, worn floors, ageing appliances<\/td><td>No (section 562)<\/td><\/tr><tr><td>Defects recorded in the check-in report<\/td><td>\u0e44\u0e21\u0e48<\/td><\/tr><tr><td>A cleaning or admin fee not in the lease<\/td><td>\u0e44\u0e21\u0e48<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<p class=\"wp-block-paragraph\">Ask the landlord for a written list of deductions with photos and invoices. A landlord who will not explain a deduction in writing usually has trouble proving it in court.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"early\">\u0e01\u0e32\u0e23\u0e2d\u0e2d\u0e01\u0e01\u0e48\u0e2d\u0e19\u0e04\u0e23\u0e1a\u0e2a\u0e31\u0e0d\u0e0d\u0e32<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Many leases say the tenant loses the deposit if they leave before the end of the term. That clause is a <a href=\"https:\/\/www.thailawonline.com\/th\/glossary\/penalty-clause\/\">\u0e42\u0e17\u0e29\u0e41\u0e1a\u0e19<\/a>. \u0e20\u0e32\u0e22\u0e43\u0e15\u0e49 <a href=\"https:\/\/www.thailawonline.com\/th\/thai-civil-code\/section-383\/\">section 383<\/a>, a court may reduce a penalty that is disproportionately high to a reasonable amount, taking into account every legitimate interest of the landlord. If the landlord let the property again quickly, the loss is small, and so is a reasonable penalty. For landlords with 3 or more units, the tenant may in any case leave after half of the term with 30 days&#8217; notice.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Where the lease has no fixed term, either party may end it at the end of a rent period with notice of at least one rent period, and no more than two months is required (<a href=\"https:\/\/www.thailawonline.com\/th\/thai-civil-code\/section-566\/\">section 566<\/a>).<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"sale\">\u0e40\u0e21\u0e37\u0e48\u0e2d\u0e1c\u0e39\u0e49\u0e43\u0e2b\u0e49\u0e40\u0e0a\u0e48\u0e32\u0e02\u0e32\u0e22\u0e17\u0e23\u0e31\u0e1e\u0e22\u0e4c\u0e2a\u0e34\u0e19\u0e17\u0e35\u0e48\u0e40\u0e0a\u0e48\u0e32<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">A sale does not end the lease. The buyer takes over the rights and duties of the seller towards the tenant (<a href=\"https:\/\/www.thailawonline.com\/th\/thai-civil-code\/section-569\/\">\u0e21\u0e32\u0e15\u0e23\u0e32 569<\/a>). Whether that includes the duty to return your deposit depends on what the deposit secured. In <a href=\"https:\/\/www.thailawonline.com\/th\/supreme-court-decisions\/44-2553-buyer-of-let-property-recovers-post-transfer-rent-and-deposit\/\">Supreme Court decision 44\/2553<\/a> the buyer was entitled to the tenant&#8217;s security deposit and the seller had to hand it over. In <a href=\"https:\/\/www.thailawonline.com\/th\/supreme-court-decisions\/1990-2552-tenant-utility-deposit-stays-with-former-landlord-not-buyer\/\">Supreme Court decision 1990\/2552<\/a> an advance paid to the former owner as security for utilities and taxes was a side term, not a duty of the lease, so it did not pass to the buyer. Before you sue, we work out from which landlord to claim.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"letter\">\u0e2b\u0e19\u0e31\u0e07\u0e2a\u0e37\u0e2d\u0e17\u0e27\u0e07\u0e16\u0e32\u0e21<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">A letter from a lawyer changes the conversation. It sets out the lease, the deposit paid, the date you returned the property, the deductions you accept and the amount due, and it fixes a deadline to pay before court action. Many landlords pay at this stage. The letter also proves that you made a clear demand, which matters later in court. Our <a href=\"https:\/\/www.thailawonline.com\/th\/product\/tenant-deposit-demand-letter-thailand\/\">tenant deposit demand letter<\/a> \u0e23\u0e32\u0e04\u0e32 5,000 \u0e1a\u0e32\u0e17<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"court\">\u0e01\u0e32\u0e23\u0e1f\u0e49\u0e2d\u0e07\u0e04\u0e14\u0e35\u0e15\u0e48\u0e2d\u0e28\u0e32\u0e25<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">If the landlord does not pay, the claim goes to the civil court. A <a href=\"https:\/\/www.thailawonline.com\/th\/thai-civil-procedure-code\/section-189\/\">small claims case<\/a> under the Civil Procedure Code is one where the amount claimed does not exceed 40,000 baht or a higher amount fixed by Royal Decree. The claim may be filed in writing or stated orally to the court (<a href=\"https:\/\/www.thailawonline.com\/th\/thai-civil-procedure-code\/section-191\/\">section 191<\/a>), the court tries to settle the case at the first hearing (<a href=\"https:\/\/www.thailawonline.com\/th\/thai-civil-procedure-code\/section-193\/\">\u0e21\u0e32\u0e15\u0e23\u0e32 193<\/a>), and court fees in a small claim are capped at 1,000 baht (<a href=\"https:\/\/www.thailawonline.com\/th\/thai-civil-procedure-code\/section-190-4\/\">section 190 quater<\/a>).<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">If the landlord lets property as a business, the claim may be a consumer case under the <a href=\"https:\/\/searchlaw.ocs.go.th\/council-of-state\/#\/public\/doc\/YUpvUUJ0Njc3NkQvczdieno3M0c5UT09\" target=\"_blank\" rel=\"noopener\">Consumer Case Procedure Act B.E. 2551<\/a>, which covers a civil dispute between a consumer and a business operator (section 3). A consumer filing a consumer case is exempt from court fees, subject to the court&#8217;s power to order otherwise (section 18). Either way, we quote the court stage in writing before any work starts.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Time limits run against the landlord too. A landlord&#8217;s claims against the tenant under the lease must be brought within six months of the return of the property (<a href=\"https:\/\/www.thailawonline.com\/th\/thai-civil-code\/section-563\/\">section 563<\/a>). A landlord who keeps your deposit and says you owe more must sue within that time.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"send\">\u0e2a\u0e34\u0e48\u0e07\u0e17\u0e35\u0e48\u0e15\u0e49\u0e2d\u0e07\u0e2a\u0e48\u0e07\u0e43\u0e2b\u0e49\u0e40\u0e23\u0e32<\/h2>\n\n\n\n<ul class=\"wp-block-list\">\n<li>The lease and any renewal or addendum<\/li>\n\n\n<li>Proof of the deposit paid<\/li>\n\n\n<li>The check-in report and photos, if any<\/li>\n\n\n<li>The date you returned the keys, and photos of the property on that day<\/li>\n\n\n<li>Every message from the landlord about the deposit<\/li>\n\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"quote\">\u0e2a\u0e31\u0e48\u0e07\u0e0b\u0e37\u0e49\u0e2d\u0e2b\u0e23\u0e37\u0e2d\u0e2a\u0e2d\u0e1a\u0e16\u0e32\u0e21<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\"><a href=\"https:\/\/www.thailawonline.com\/th\/product\/tenant-deposit-demand-letter-thailand\/\">\u0e2a\u0e31\u0e48\u0e07\u0e2b\u0e19\u0e31\u0e07\u0e2a\u0e37\u0e2d\u0e17\u0e27\u0e07\u0e16\u0e32\u0e21<\/a> \u0e43\u0e19\u0e23\u0e32\u0e04\u0e32 5,000 \u0e1a\u0e32\u0e17 \u0e2b\u0e23\u0e37\u0e2d\u0e2a\u0e2d\u0e1a\u0e16\u0e32\u0e21\u0e40\u0e23\u0e37\u0e48\u0e2d\u0e07\u0e01\u0e32\u0e23\u0e1f\u0e49\u0e2d\u0e07\u0e04\u0e14\u0e35\u0e14\u0e49\u0e32\u0e19\u0e25\u0e48\u0e32\u0e07<\/p>\n\n\n<div class=\"tlo-qf\" id=\"tlo-qf-1\">\n\t<h3 class=\"tlo-qf__h\">\u0e02\u0e2d\u0e43\u0e1a\u0e40\u0e2a\u0e19\u0e2d\u0e23\u0e32\u0e04\u0e32\u0e41\u0e1a\u0e1a\u0e40\u0e2b\u0e21\u0e32\u0e08\u0e48\u0e32\u0e22<\/h3>\n\t\t\t<p class=\"tlo-qf__sub\">\u0e1a\u0e2d\u0e01\u0e2a\u0e34\u0e48\u0e07\u0e17\u0e35\u0e48\u0e04\u0e38\u0e13\u0e15\u0e49\u0e2d\u0e07\u0e01\u0e32\u0e23 \u0e17\u0e19\u0e32\u0e22\u0e04\u0e27\u0e32\u0e21\u0e44\u0e17\u0e22\u0e17\u0e35\u0e48\u0e44\u0e14\u0e49\u0e23\u0e31\u0e1a\u0e43\u0e1a\u0e2d\u0e19\u0e38\u0e0d\u0e32\u0e15\u0e08\u0e30\u0e2d\u0e48\u0e32\u0e19\u0e41\u0e25\u0e30\u0e15\u0e2d\u0e1a\u0e01\u0e25\u0e31\u0e1a\u0e14\u0e49\u0e27\u0e22\u0e04\u0e48\u0e32\u0e1a\u0e23\u0e34\u0e01\u0e32\u0e23\u0e41\u0e1a\u0e1a\u0e40\u0e2b\u0e21\u0e32\u0e08\u0e48\u0e32\u0e22 \u0e44\u0e21\u0e48\u0e43\u0e0a\u0e48\u0e01\u0e32\u0e23\u0e1b\u0e23\u0e30\u0e40\u0e21\u0e34\u0e19\u0e15\u0e32\u0e21\u0e0a\u0e31\u0e48\u0e27\u0e42\u0e21\u0e07\u0e17\u0e33\u0e07\u0e32\u0e19.<\/p>\n\t\t<form class=\"tlo-qf__form\" data-nonce=\"26a7344c6d\" novalidate action=\"\">\n\t\t<label class=\"tlo-qf__l\">\u0e0a\u0e37\u0e48\u0e2d\u0e02\u0e2d\u0e07\u0e04\u0e38\u0e13\n\t\t\t<input type=\"text\" name=\"qf_name\" required autocomplete=\"name\">\n\t\t<\/label>\n\t\t<label class=\"tlo-qf__l\">\u0e2d\u0e35\u0e40\u0e21\u0e25\u0e2b\u0e23\u0e37\u0e2d\u0e27\u0e2d\u0e17\u0e2a\u0e4c\u0e41\u0e2d\u0e1e\n\t\t\t<input type=\"text\" name=\"qf_contact\" required autocomplete=\"email\" placeholder=\"you@example.com \u0e2b\u0e23\u0e37\u0e2d +66 ...\">\n\t\t<\/label>\n\t\t<label class=\"tlo-qf__l\">\u0e04\u0e38\u0e13\u0e15\u0e49\u0e2d\u0e07\u0e01\u0e32\u0e23\u0e04\u0e27\u0e32\u0e21\u0e0a\u0e48\u0e27\u0e22\u0e40\u0e2b\u0e25\u0e37\u0e2d\u0e40\u0e01\u0e35\u0e48\u0e22\u0e27\u0e01\u0e31\u0e1a\u0e2d\u0e30\u0e44\u0e23\n\t\t\t<select name=\"qf_service\" required>\n\t\t\t\t\t\t\t\t\t<option value=\"Divorce\" >\u0e2b\u0e22\u0e48\u0e32<\/option>\n\t\t\t\t\t\t\t\t\t<option value=\"Child custody or maintenance\" >\u0e2d\u0e33\u0e19\u0e32\u0e08\u0e1b\u0e01\u0e04\u0e23\u0e2d\u0e07\u0e1a\u0e38\u0e15\u0e23\u0e2b\u0e23\u0e37\u0e2d\u0e04\u0e48\u0e32\u0e2d\u0e38\u0e1b\u0e01\u0e32\u0e23\u0e30\u0e40\u0e25\u0e35\u0e49\u0e22\u0e07\u0e14\u0e39<\/option>\n\t\t\t\t\t\t\t\t\t<option value=\"Prenuptial agreement\" >\u0e2a\u0e31\u0e0d\u0e0d\u0e32\u0e01\u0e48\u0e2d\u0e19\u0e2a\u0e21\u0e23\u0e2a<\/option>\n\t\t\t\t\t\t\t\t\t<option value=\"Marriage or family matter\" >\u0e40\u0e23\u0e37\u0e48\u0e2d\u0e07\u0e01\u0e32\u0e23\u0e2a\u0e21\u0e23\u0e2a\u0e2b\u0e23\u0e37\u0e2d\u0e04\u0e23\u0e2d\u0e1a\u0e04\u0e23\u0e31\u0e27<\/option>\n\t\t\t\t\t\t\t\t\t<option value=\"Last will or inheritance\" >\u0e1e\u0e34\u0e19\u0e31\u0e22\u0e01\u0e23\u0e23\u0e21\u0e2b\u0e23\u0e37\u0e2d\u0e21\u0e23\u0e14\u0e01<\/option>\n\t\t\t\t\t\t\t\t\t<option value=\"Property purchase or transfer\" >\u0e01\u0e32\u0e23\u0e0b\u0e37\u0e49\u0e2d\u0e2b\u0e23\u0e37\u0e2d\u0e42\u0e2d\u0e19\u0e01\u0e23\u0e23\u0e21\u0e2a\u0e34\u0e17\u0e18\u0e34\u0e4c\u0e2d\u0e2a\u0e31\u0e07\u0e2b\u0e32\u0e23\u0e34\u0e21\u0e17\u0e23\u0e31\u0e1e\u0e22\u0e4c<\/option>\n\t\t\t\t\t\t\t\t\t<option value=\"Lease, usufruct or superficies\"  selected='selected'>\u0e2a\u0e31\u0e0d\u0e0d\u0e32\u0e40\u0e0a\u0e48\u0e32 \u0e2a\u0e34\u0e17\u0e18\u0e34\u0e40\u0e01\u0e47\u0e1a\u0e01\u0e34\u0e19 \u0e2b\u0e23\u0e37\u0e2d\u0e2a\u0e34\u0e17\u0e18\u0e34\u0e40\u0e2b\u0e19\u0e37\u0e2d\u0e1e\u0e37\u0e49\u0e19\u0e14\u0e34\u0e19<\/option>\n\t\t\t\t\t\t\t\t\t<option value=\"Company registration or corporate\" >\u0e01\u0e32\u0e23\u0e08\u0e14\u0e17\u0e30\u0e40\u0e1a\u0e35\u0e22\u0e19\u0e1a\u0e23\u0e34\u0e29\u0e31\u0e17\u0e2b\u0e23\u0e37\u0e2d\u0e19\u0e34\u0e15\u0e34\u0e1a\u0e38\u0e04\u0e04\u0e25<\/option>\n\t\t\t\t\t\t\t\t\t<option value=\"Work permit or employment\" >\u0e43\u0e1a\u0e2d\u0e19\u0e38\u0e0d\u0e32\u0e15\u0e17\u0e33\u0e07\u0e32\u0e19\u0e2b\u0e23\u0e37\u0e2d\u0e01\u0e32\u0e23\u0e08\u0e49\u0e32\u0e07\u0e07\u0e32\u0e19<\/option>\n\t\t\t\t\t\t\t\t\t<option value=\"Visa or immigration\" >\u0e27\u0e35\u0e0b\u0e48\u0e32\u0e2b\u0e23\u0e37\u0e2d\u0e01\u0e32\u0e23\u0e15\u0e23\u0e27\u0e08\u0e04\u0e19\u0e40\u0e02\u0e49\u0e32\u0e40\u0e21\u0e37\u0e2d\u0e07<\/option>\n\t\t\t\t\t\t\t\t\t<option value=\"Tax or revenue matter\" >\u0e40\u0e23\u0e37\u0e48\u0e2d\u0e07\u0e20\u0e32\u0e29\u0e35\u0e2b\u0e23\u0e37\u0e2d\u0e23\u0e32\u0e22\u0e44\u0e14\u0e49<\/option>\n\t\t\t\t\t\t\t\t\t<option value=\"Notary or document legalisation\" >\u0e01\u0e32\u0e23\u0e23\u0e31\u0e1a\u0e23\u0e2d\u0e07\u0e25\u0e32\u0e22\u0e21\u0e37\u0e2d\u0e0a\u0e37\u0e48\u0e2d\u0e41\u0e25\u0e30\u0e40\u0e2d\u0e01\u0e2a\u0e32\u0e23\u0e42\u0e14\u0e22\u0e17\u0e19\u0e32\u0e22\u0e04\u0e27\u0e32\u0e21 \u0e2b\u0e23\u0e37\u0e2d\u0e01\u0e32\u0e23\u0e23\u0e31\u0e1a\u0e23\u0e2d\u0e07\u0e40\u0e2d\u0e01\u0e2a\u0e32\u0e23<\/option>\n\t\t\t\t\t\t\t\t\t<option value=\"Criminal matter\" >\u0e04\u0e14\u0e35\u0e2d\u0e32\u0e0d\u0e32<\/option>\n\t\t\t\t\t\t\t\t\t<option value=\"Something else\" >\u0e40\u0e23\u0e37\u0e48\u0e2d\u0e07\u0e2d\u0e37\u0e48\u0e19 \u0e46<\/option>\n\t\t\t\t\t\t\t<\/select>\n\t\t<\/label>\n\t\t<label class=\"tlo-qf__l\">\u0e2a\u0e16\u0e32\u0e19\u0e01\u0e32\u0e23\u0e13\u0e4c\u0e02\u0e2d\u0e07\u0e04\u0e38\u0e13\u0e42\u0e14\u0e22\u0e22\u0e48\u0e2d\n\t\t\t<textarea name=\"qf_message\" rows=\"4\"><\/textarea>\n\t\t<\/label>\n\t\t<div class=\"tlo-qf__hp\" aria-hidden=\"true\">\n\t\t\t<label>\u0e40\u0e27\u0e49\u0e19\u0e27\u0e48\u0e32\u0e07\u0e0a\u0e48\u0e2d\u0e07\u0e19\u0e35\u0e49\u0e44\u0e27\u0e49<input type=\"text\" name=\"qf_website\" tabindex=\"-1\" autocomplete=\"off\"><\/label>\n\t\t<\/div>\n\t\t<button type=\"submit\" class=\"tlo-qf__btn\">\u0e23\u0e31\u0e1a\u0e43\u0e1a\u0e40\u0e2a\u0e19\u0e2d\u0e23\u0e32\u0e04\u0e32\u0e04\u0e48\u0e32\u0e1a\u0e23\u0e34\u0e01\u0e32\u0e23\u0e41\u0e1a\u0e1a\u0e40\u0e2b\u0e21\u0e32\u0e08\u0e48\u0e32\u0e22<\/button>\n\t\t<p class=\"tlo-qf__promise\">\u0e40\u0e23\u0e32\u0e15\u0e2d\u0e1a\u0e01\u0e25\u0e31\u0e1a\u0e20\u0e32\u0e22\u0e43\u0e19 24 \u0e16\u0e36\u0e07 48 \u0e0a\u0e31\u0e48\u0e27\u0e42\u0e21\u0e07.<\/p>\n\t\t<p class=\"tlo-qf__msg\" role=\"status\" aria-live=\"polite\"><\/p>\n\t<input type=\"hidden\" name=\"trp-form-language\" value=\"th\"\/><\/form>\n<\/div>\n\n\n\n<p class=\"wp-block-paragraph\">\u0e17\u0e35\u0e48\u0e40\u0e01\u0e35\u0e48\u0e22\u0e27\u0e02\u0e49\u0e2d\u0e07: <a href=\"https:\/\/www.thailawonline.com\/th\/lease-agreement-in-thailand\/\">\u0e2a\u0e31\u0e0d\u0e0d\u0e32\u0e40\u0e0a\u0e48\u0e32\u0e43\u0e19\u0e1b\u0e23\u0e30\u0e40\u0e17\u0e28\u0e44\u0e17\u0e22<\/a>, <a href=\"https:\/\/www.thailawonline.com\/th\/evicting-a-tenant-in-thailand\/\">Evicting a tenant<\/a>, <a href=\"https:\/\/www.thailawonline.com\/th\/debt-collection-lawyer-in-thailand\/\">\u0e01\u0e32\u0e23\u0e17\u0e27\u0e07\u0e2b\u0e19\u0e35\u0e49<\/a>.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"faq\">\u0e04\u0e33\u0e16\u0e32\u0e21\u0e17\u0e35\u0e48\u0e1e\u0e1a\u0e1a\u0e48\u0e2d\u0e22<\/h2>\n\n\n<div id=\"rank-math-faq\" class=\"rank-math-block\">\n<div class=\"rank-math-list\">\n<div id=\"faq-question-75296567740\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question\">\u0e1c\u0e39\u0e49\u0e43\u0e2b\u0e49\u0e40\u0e0a\u0e48\u0e32\u0e43\u0e19\u0e1b\u0e23\u0e30\u0e40\u0e17\u0e28\u0e44\u0e17\u0e22\u0e15\u0e49\u0e2d\u0e07\u0e04\u0e37\u0e19\u0e40\u0e07\u0e34\u0e19\u0e1b\u0e23\u0e30\u0e01\u0e31\u0e19\u0e20\u0e32\u0e22\u0e43\u0e19\u0e01\u0e35\u0e48\u0e27\u0e31\u0e19<\/h3>\n<div class=\"rank-math-answer\">\n\n<p>For a landlord who lets 3 or more residential units to individuals, the 2025 notification requires return at once, or within 7 days after inspection, or within 14 days when repair costs are deducted. For other landlords, the lease decides; if it is silent, ask for return promptly after you hand back the keys.<\/p>\n\n<\/div>\n<\/div>\n<div id=\"faq-question-75296567741\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question\">\u0e1c\u0e39\u0e49\u0e43\u0e2b\u0e49\u0e40\u0e0a\u0e48\u0e32\u0e2b\u0e31\u0e01\u0e04\u0e48\u0e32\u0e40\u0e2a\u0e37\u0e48\u0e2d\u0e21\u0e2a\u0e20\u0e32\u0e1e\u0e15\u0e32\u0e21\u0e1b\u0e01\u0e15\u0e34\u0e44\u0e14\u0e49\u0e2b\u0e23\u0e37\u0e2d\u0e44\u0e21\u0e48<\/h3>\n<div class=\"rank-math-answer\">\n\n<p>No. Under Civil and Commercial Code section 562, the tenant is not liable for loss or damage that results from proper use of the property.<\/p>\n\n<\/div>\n<\/div>\n<div id=\"faq-question-75296567742\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question\">\u0e2d\u0e2d\u0e01\u0e01\u0e48\u0e2d\u0e19\u0e04\u0e23\u0e1a\u0e2a\u0e31\u0e0d\u0e0d\u0e32 \u0e15\u0e49\u0e2d\u0e07\u0e40\u0e2a\u0e35\u0e22\u0e40\u0e07\u0e34\u0e19\u0e1b\u0e23\u0e30\u0e01\u0e31\u0e19\u0e17\u0e31\u0e49\u0e07\u0e2b\u0e21\u0e14\u0e2b\u0e23\u0e37\u0e2d\u0e44\u0e21\u0e48<\/h3>\n<div class=\"rank-math-answer\">\n\n<p>Not necessarily. A clause that forfeits the deposit is a penalty, and a court may reduce a disproportionately high penalty under section 383. Landlords with 3 or more units must also let a tenant leave after half the term with 30 days&#8217; notice.<\/p>\n\n<\/div>\n<\/div>\n<div id=\"faq-question-75296567743\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question\">\u0e2b\u0e19\u0e31\u0e07\u0e2a\u0e37\u0e2d\u0e17\u0e27\u0e07\u0e16\u0e32\u0e21\u0e23\u0e32\u0e04\u0e32\u0e40\u0e17\u0e48\u0e32\u0e44\u0e23<\/h3>\n<div class=\"rank-math-answer\">\n\n<p>5,000 THB fixed. We send it within five working days of payment and complete documents.<\/p>\n\n<\/div>\n<\/div>\n<div id=\"faq-question-75296567744\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question\">\u0e2b\u0e32\u0e01\u0e1c\u0e39\u0e49\u0e43\u0e2b\u0e49\u0e40\u0e0a\u0e48\u0e32\u0e44\u0e21\u0e48\u0e2a\u0e19\u0e43\u0e08\u0e2b\u0e19\u0e31\u0e07\u0e2a\u0e37\u0e2d\u0e17\u0e27\u0e07\u0e16\u0e32\u0e21\u0e08\u0e30\u0e17\u0e33\u0e2d\u0e22\u0e48\u0e32\u0e07\u0e44\u0e23<\/h3>\n<div class=\"rank-math-answer\">\n\n<p>We review the file and quote the court stage in writing. Small claims and, where it applies, the consumer case procedure keep costs and court fees low.<\/p>\n\n<\/div>\n<\/div>\n<div id=\"faq-question-75296567745\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question\">\u0e17\u0e23\u0e31\u0e1e\u0e22\u0e4c\u0e2a\u0e34\u0e19\u0e16\u0e39\u0e01\u0e02\u0e32\u0e22\u0e44\u0e1b\u0e41\u0e25\u0e49\u0e27 \u0e43\u0e04\u0e23\u0e15\u0e49\u0e2d\u0e07\u0e04\u0e37\u0e19\u0e40\u0e07\u0e34\u0e19\u0e1b\u0e23\u0e30\u0e01\u0e31\u0e19<\/h3>\n<div class=\"rank-math-answer\">\n\n<p>Under section 569 the buyer takes over the seller&#8217;s duties under the lease. Whether that includes the deposit depends on what it secured, as the Supreme Court decisions 44\/2553 and 1990\/2552 show. We check which landlord to claim from.<\/p>\n\n<\/div>\n<\/div>\n<div id=\"faq-question-75296567746\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question\">\u0e1c\u0e39\u0e49\u0e43\u0e2b\u0e49\u0e40\u0e0a\u0e48\u0e32\u0e1f\u0e49\u0e2d\u0e07\u0e40\u0e23\u0e35\u0e22\u0e01\u0e04\u0e48\u0e32\u0e40\u0e2a\u0e35\u0e22\u0e2b\u0e32\u0e22\u0e20\u0e32\u0e22\u0e2b\u0e25\u0e31\u0e07\u0e44\u0e14\u0e49\u0e2b\u0e23\u0e37\u0e2d\u0e44\u0e21\u0e48<\/h3>\n<div class=\"rank-math-answer\">\n\n<p>A landlord&#8217;s claims against the tenant under the lease must be brought within six months of the return of the property, under section 563.<\/p>\n\n<\/div>\n<\/div>\n<\/div>\n<\/div>","protected":false},"excerpt":{"rendered":"<p>If your landlord in Thailand has kept your lease deposit, a formal demand letter from a Thai lawyer is usually [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":12651,"parent":0,"menu_order":0,"comment_status":"closed","ping_status":"closed","template":"","meta":{"pmpro_default_level":"","site-sidebar-layout":"default","site-content-layout":"","ast-site-content-layout":"default","site-content-style":"default","site-sidebar-style":"default","ast-global-header-display":"","ast-banner-title-visibility":"","ast-main-header-display":"","ast-hfb-above-header-display":"","ast-hfb-below-header-display":"","ast-hfb-mobile-header-display":"","site-post-title":"","ast-breadcrumbs-content":"","ast-featured-img":"","footer-sml-layout":"","ast-disable-related-posts":"","theme-transparent-header-meta":"","adv-header-id-meta":"","stick-header-meta":"","header-above-stick-meta":"","header-main-stick-meta":"","header-below-stick-meta":"","astra-migrate-meta-layouts":"default","ast-page-background-enabled":"default","ast-page-background-meta":{"desktop":{"background-color":"var(--ast-global-color-5)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"tablet":{"background-color":"","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"mobile":{"background-color":"","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""}},"ast-content-background-meta":{"desktop":{"background-color":"var(--ast-global-color-4)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"tablet":{"background-color":"var(--ast-global-color-4)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"mobile":{"background-color":"var(--ast-global-color-4)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""}},"footnotes":"","tlo_reviewed_on":"","tlo_reviewed_by":"","tlo_edited_by":"","tlo_changelog":"","tlo_authority_on":"","tlo_box_sections":"","tlo_box_cases":"","rank_math_focus_keyword":"get deposit back Thailand","rank_math_title":"Get Deposit Back Thailand | Tenant Deposit Recovery","rank_math_description":"Landlord kept your deposit? 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