Last updated on August 16, 2026
Included with Silver membership · THB 1,490 for the year. Three lease scans a day, every day, plus the full template library. See what membership includes →
LAWYER-DRAFTED LEASE TEMPLATES — CHOOSE THE RIGHT ONE
Four bilingual Thai lease agreements, each built for its job
Drafted by our licensed Thai lawyers, English and Thai on every page, with plain-language instructions, deposit protection, TM30 clauses, and honest renewal terms after Supreme Court 4655/2566. Instant download, Word + PDF.
Condominium Lease — ฿790 · House & Apartment Lease — ฿790 · Land Lease with Right to Build — ฿1,290 · 30-Year Registered Lease — ฿1,490
Thai Lease Red-Flag Scanner: Is Your Rental Contract Fair?
Paste your Thai rental or condo lease agreement below. Our AI checks it against the Thai Civil and Commercial Code (ประมวลกฎหมายแพ่งและพาณิชย์) and the 2018 Residential Rental Controlled Contract, and flags anything risky in under a minute — deposit traps, illegal eviction clauses, unfair repair costs, and more.
What this Thai lease checker looks for
Expats and Thai tenants renting a condo, apartment, or house in Bangkok, Phuket, Pattaya, or Chiang Mai often sign a lease agreement (สัญญาเช่าบ้าน / สัญญาเช่าคอนโด) without knowing which clauses are actually enforceable under Thai law. This free tool checks five common trouble spots in Thai rental contracts:
- Deposit & advance rent (เงินประกันการเช่า) — is the security deposit within the legal 1-month cap, and can it really be refunded?
- Termination & eviction (การบอกเลิกสัญญาเช่า) — can your landlord really change the locks or cut your electricity for late rent?
- Early-exit penalties (ค่าปรับยกเลิกสัญญาก่อนกำหนด) — is a "no early termination" clause actually legal?
- Repairs & maintenance (ค่าซ่อมแซม) — who legally pays for aircon, plumbing, and normal wear and tear?
- Subletting & sale of the property (การเช่าช่วงและการขายทรัพย์สิน) — what happens to your lease if the owner sells the unit?
Every red flag comes with the exact Civil and Commercial Code section or Ministerial Notification behind it — the same citations a Thai lawyer would use — so you can negotiate from a position of knowledge, not guesswork. ทนายความไทยตรวจสอบสัญญาเช่าให้คุณฟรีในเบื้องต้น ก่อนตัดสินใจเซ็นสัญญา
Included with Silver membership · สำหรับสมาชิก Silver
The Lease Scanner is included with Silver membership, THB 1,490 for the year, and every level above it. That is three full scans a day, every day, plus the template library and member-only guides — for less than the cost of a single consultation about one lease. Each scan reads your whole agreement against the Civil and Commercial Code and tells you which section every problem comes from.
เครื่องมือตรวจสัญญาเช่ารวมอยู่ในสมาชิก Silver ปีละ 1,490 บาท ตรวจได้ 3 ครั้งต่อวัน พร้อมคลังแบบฟอร์มและเนื้อหาเฉพาะสมาชิก
Before pasting, consider removing your name, passport number, and other personal ID numbers — we don't need them to check the lease.
See the rest of your report
Enter your email to unlock every red flag, with the exact law behind each one.
This is not legal advice. This report was generated automatically and is provided for general information only. It does not create a lawyer-client relationship with ThaiLawOnline.com. Before relying on it, especially before signing a lease, withholding rent, or ending a tenancy, we recommend you speak with a lawyer.
Your lease text is processed to generate this report and deleted automatically within 1 hour. We do not use it to train any AI model, and neither does Anthropic, whose Claude model powers this tool.
Book a consultation with a lawyer →Is a Thai lease agreement legally binding without a lawyer?
Yes — a written Thai lease is enforceable once signed, which is exactly why it's worth checking before you sign, not after a dispute starts. This tool gives you an automated first read; it is not a substitute for a lawyer reviewing your specific lease. เครื่องมือนี้ไม่ใช่คำแนะนำทางกฎหมาย หากต้องการความเห็นจากทนายความโดยตรง สามารถนัดหมายปรึกษากับทนายความของเราได้
ThaiLawOnline.com has practiced Thai law since 2006, including landlord-tenant disputes, lease drafting, and Supreme Court (ศาลฎีกา) precedent on rental agreements. If this scanner finds high-risk clauses in your lease, book a consultation before you sign or renew.
What the lease scanner checks
Thai residential and commercial leases go wrong in a small number of predictable ways. The scanner reads your agreement against the Civil and Commercial Code and tells you, for each problem it finds, which section of the law it comes from. It looks at:
- Deposit terms — how much is held, on what conditions it is returned, and whether the forfeiture wording is enforceable.
- Termination and notice — whether either side can end the lease early, and whether the notice period is balanced or one-sided.
- Repair and maintenance obligations — which repairs fall on the landlord by law regardless of what the contract says.
- Renewal promises — the most common trap. A renewal option that is not registered is frequently unenforceable against a new owner.
- Registration and the three-year rule — a lease over three years that is not registered at the Land Office is enforceable for three years only.
Why this is a member feature
Each scan runs your full lease through a legal AI model against the Code. That has a real cost per document, so it sits behind membership rather than being open to anonymous use. It also means the people using it are people we can actually help if the scan finds something serious.
What you get at each level
| Bronze (free) | Silver — THB 1,490/yr | Gold — THB 5,800/yr | |
|---|---|---|---|
| Guides and articles | Yes | Yes | Yes |
| Lease red-flag scanner | — | 3 per day | 3 per day |
| Template library downloads | — | Yes | Yes |
| Member-only content | — | Yes | Yes |
| Lawyer review of your documents | — | — | Yes |
The comparison that matters: Silver costs less for a whole year than a single consultation about one lease. If the scanner catches one unregistered renewal clause or one unenforceable deposit forfeiture before you sign, it has paid for itself many times over. Join Silver →
Frequently asked questions
Is the lease scanner free?
No. It is included with Silver membership (THB 1,490 per year) and every level above it. It was previously open to free accounts; that changed in August 2026.
How many leases can I scan?
Silver and above can run three scans per day, up to twenty per month.
Does this replace a lawyer?
No. The scanner flags risky clauses and cites the law behind each one, which is enough to know whether you have a problem. It does not negotiate for you, and it does not know your circumstances. If it finds something serious, Gold membership includes a lawyer review, or you can book a consultation.
Can I scan a lease written in Thai?
Yes. You can paste Thai or English, and choose which language you want the findings in.
Is my lease stored?
Your lease text is processed to produce the scan. Do not paste documents containing information you would not want processed by a third-party AI service.
The lease scanner provides general information about Thai law, not legal advice, and does not create a lawyer-client relationship. Reviewed by Sebastien H. Brousseau, LL.B., B.Sc., practising in Thailand since 2004.
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