Phuket rental contract: what must be inside before you sign

The contract is the only document protecting a tenant in Thailand — and the good news is a proper one is short and checkable in ten minutes.

Must-have clauses

• Parties: full names; for a company — registration details. The payment recipient must match the contract party
• The unit: complex, address and exact unit number — not «an apartment in Kata»
• Term and price: check-in/out dates, amount, currency, payment schedule
• Deposit: size, deduction rules, refund deadline
• Utilities: electricity rate (5–8 THB/kWh is fair — details), who pays water and internet
• Cancellation: full-refund deadline, partial-refund window. «Free cancellation» without dates is a slogan, not a term
• What's included: cleaning, linen change, parking, pool/gym access

Wording that should worry you

• Deposit refunded «at the owner's discretion»
• Owner may terminate at any time without compensation
• Fines for everything in small print
• No unit number — an invitation to the unit-switch scam

Form and language

A simple written contract in English is fully valid; no notary needed. Signing by exchanging scans or e-signature is standard market practice. For long stays, a Thai/English bilingual version is common.

In our listings the contract arrives before any payment — read it calmly, ask the manager anything. How the whole booking flow works: step-by-step guide.