Rental deposits in Phuket: normal size and how to get 100% back

Deposits in Phuket come back in full far more often than horror stories suggest — provided the tenant does three simple things on day one.

Normal deposit size

• Short stays (under a month): 3,000–10,000 THB or none at all
• One to six months: one month's rent
• Yearly contract: two months

More than two months is a reason to negotiate or walk.

Three habits that protect your money

• Video walk-through at check-in: every scratch, stain and chip, with the date visible. Send it to the manager's chat — that timestamps the unit's condition
• Photograph the meters (electricity, water) so you pay only for what you used
• Report breakages immediately, not at check-out: an aircon that died in week one and was never mentioned becomes «your» damage in month three

Fair vs unfair deductions

Fair: real damage beyond normal wear — broken, burnt, flooded. Cleaning only if the unit is left in a state and the contract says so. Unfair: worn sofa arms, a dead lightbulb, «repainting fee». Normal wear is the owner's cost worldwide, Thailand included.

If the deposit is being held

Request an itemised list of deductions in writing and compare it against your check-in video. A documented, polite dispute is won by tenants in most cases. Refund terms belong in the contract — check before signing. Full check-in checklist: here.