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Terminate rental contract

Featured Replies

Does anyone know anything about rental contracts? I have a 5 year rental contract from a new owner for a townhpuse in Pattaya Nong prue, now after 1 year I am being terminated and asked to move, are there any rules in Thailand that it is legal without a written warning!

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Don’t bother fighting it and move on.

22 minutes ago, Vandk said:

Does anyone know anything about rental contracts? I have a 5 year rental contract from a new owner for a townhpuse in Pattaya Nong prue, now after 1 year I am being terminated and asked to move, are there any rules in Thailand that it is legal without a written warning!

are you asking if you can get out of the rental contract? The landlord could enforce it in court using a lawyer, it's possible with 5 years, i would talk to him. The fair thing to do is pay the higher monthly rent based on a year rent rather than 5 year discount you got

Any contract over3 years has to be registered at the land office and taxes paid on it.

If you did that, he can only terminate based on a specific clause in the lease, so read your lease.

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10 hours ago, scubascuba3 said:

are you asking if you can get out of the rental contract? The landlord could enforce it in court using a lawyer, it's possible with 5 years, i would talk to him. The fair thing to do is pay the higher monthly rent based on a year rent rather than 5 year discount you got

No, he is saying the landlord kicks him out 4 years earlier.

2 hours ago, FritsSikkink said:

No, he is saying the landlord kicks him out 4 years earlier.

yeah i misread it

15 minutes ago, scubascuba3 said:

yeah i misread it

Try not to make mistakes

It's someone's livelihood your dealing with darl

Take he contract and go see a lawyer to examine the terms and conditions of the contract (if any) and take it

from there, I'll ask my lawyer friend in Pattaya and post her opinion soon.

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Just say yes and ask for your deposit back.

I wouldn’t want to live in a house with a bad relationship with the landlord. They wont be very responsive if something in the house goes wrong.

Surely, a contract is just that. I know T.I.T but there must be something in the contract regarding early termination from either party. If there's not, then just move out and find somewhere else, being very careful when signing any new contract.

21 hours ago, sungod said:

Just say yes and ask for your deposit back.

I wouldn’t want to live in a house with a bad relationship with the landlord. They wont be very responsive if something in the house goes wrong.

Oh do try to keep up with diplomacy,I know it's not a skill of yours working by yourself all your life but negotiating is one skill the OP can do in asking the landlord for a dinner meeting

Well the Thai owner wants you gone for some reason, so best thing is to go. Argueing the toss and fighting this with lawyers is not going to end well for you. Best action is talk it over in a calm friendly way with the owner so you can get your security deposit back, and find another place asap.

On 5/24/2026 at 8:09 AM, ezzra said:

Take he contract and go see a lawyer to examine the terms and conditions of the contract (if any) and take it

from there, I'll ask my lawyer friend in Pattaya and post her opinion soon.

spoke to my Thai lawyer friend in Pattaya, a 5 years rental contract is illegal, maximum 3 years, as as I said

depend on the terms nd conditions of the contract, if it gives the right to terminate the contact with a notice

ahead to quit, than you should get your deposit back and move on, if you need to consult my lawyer friend, her name is Patchara phone 081 8094491.

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2 hours ago, georgegeorgia said:

Oh do try to keep up with diplomacy,I know it's not a skill of yours working by yourself all your life but negotiating is one skill the OP can do in asking the landlord for a dinner meeting

Landlord is Thai (I'm assuming). Tennant isn't. This should be enough for anyone who has lived in Thailand for any length of time to tell you how any "negotiations" would go. Landlord wants you out, contract or not, then you're out. Find somewhere else and get your deposit back. I'm not saying there won't be legal avenues to go down but ask yourself "is it worth it?".

24 minutes ago, ezzra said:

spoke to my Thai lawyer friend in Pattaya, a 5 years rental contract is illegal, maximum 3 years, as as I said

depend on the terms nd conditions of the contract, if it gives the right to terminate the contact with a notice

ahead to quit, than you should get your deposit back and move on, if you need to consult my lawyer friend, her name is Patchara phone 081 8094491.

AI Overview

Yes, a 5-year rental contract is legal in Thailand under the Civil and Commercial Code. However, under Thai law, any rental agreement exceeding 3 years must be officially registered at the local Land Department to be legally binding and fully enforceable for the full duration.

Edited by dinsdale

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2 hours ago, georgegeorgia said:

Oh do try to keep up with diplomacy,I know it's not a skill of yours working by yourself all your life but negotiating is one skill the OP can do in asking the landlord for a dinner meeting

Why are you such a d!ck?

Next time try 10 year contract

Why would you live somewhere you are not wanted ?

That aside, most landlords, most places, TH included, have the right to cancel leases (30 days notice), if needing to repossess the property for urgent personal use.... I think

Mixed info via AI, and I have not desire to verify either. Just move.

I've used that escape clause myself once, (USA) to evict a tenant I didn't like. And a Sec 8 (Govt subsidized) tenant, who thought that was next to impossible to do, especially in the dead of winter.

Edited by KhunLA

Trying to live in a house that the landlord wants back, is not a recipe for a happy 4 years, get your deposit back and move on. for your own well being. life is short spending 4 years with a toxic landlord, even if you are in the right it will just wear you down

2 hours ago, sungod said:

Why are you such a d!ck?

Oh please there's no I need for name calling

I'm a Landlord myself and my Filipino tenant in Australia invited me to my rental apartment after the lease was coming up for renewal

There I had a beautiful dinner with wine and finished off by a beautiful massage

I immediately renewed his lease !!!!

9 minutes ago, georgegeorgia said:

Oh please there's no I need for name calling

I'm a Landlord myself and my Filipino tenant in Australia invited me to my rental apartment after the lease was coming up for renewal

There I had a beautiful dinner with wine and finished off by a beautiful massage

I immediately renewed his lease !!!!

Who had the happy ending?

10 minutes ago, fredwiggy said:

Who had the happy ending?

What a disgusting post but looking at the writer it doesn't surprise me

35 minutes ago, georgegeorgia said:

Oh please there's no I need for name calling

I'm a Landlord myself and my Filipino tenant in Australia invited me to my rental apartment after the lease was coming up for renewal

There I had a beautiful dinner with wine and finished off by a beautiful massage

I immediately renewed his lease !!!!

Were you catching or pitching? I suspect catching.

52 minutes ago, georgegeorgia said:

Oh please there's no I need for name calling

I'm a Landlord myself and my Filipino tenant in Australia invited me to my rental apartment after the lease was coming up for renewal

There I had a beautiful dinner with wine and finished off by a beautiful massage

I immediately renewed his lease !!!!

Hope you wore a condom.

1 hour ago, crouchpeter said:

Hope you wore a condom.

Catchers don't need a condom...

21 hours ago, dinsdale said:

AI Overview

Yes, a 5-year rental contract is legal in Thailand under the Civil and Commercial Code. However, under Thai law, any rental agreement exceeding 3 years must be officially registered at the local Land Department to be legally binding and fully enforceable for the full duration.

So what is the point in signing a 5 years or 10 years contract if they are not worth the paper they written on?

2 hours ago, ezzra said:

So what is the point in signing a 5 years or 10 years contract if they are not worth the paper they written on?

You said your "lawyer friend" told you 5 year contracts are illegal. I pointed out this isn't the case and this is your response.

On 5/26/2026 at 9:33 AM, dinsdale said:

You said your "lawyer friend" told you 5 year contracts are illegal. I pointed out this isn't the case and this is your response.

Oh I see, so it's legal but yet any contract 0ver 3 years need to be ''officially registered at the local Land Department to be legally binding and fully enforceable for the full duration''

I get the feeling that you were the smartest kid at prep school, weren't you?

On 5/23/2026 at 3:36 PM, Vandk said:

Does anyone know anything about rental contracts? I have a 5 year rental contract from a new owner for a townhpuse in Pattaya Nong prue, now after 1 year I am being terminated and asked to move, are there any rules in Thailand that it is legal without a written warning!

Check the terms.

Some have the term or right to give you X months notice if they sell the property that you have to vacate.

Regarding 5 year leases, they need to be recorded at the Land Department Office.

If there is No mention of the right to sell, give X months notice to tenant to vacate then you may be at an advantage.

If the last option is the case ask for

Moving expenses, and any other expenses you incur as a result of the early termination of the lease.

A contract of 3+ years not only has to be registered at the land office, they will charge taxes based on it.

If that procedure isn’t followed, the contract is not legal.

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