Circumstances have forced me to give a 30 day notice to my landlord here in Chiang Mai city. I've only completed 6 of my 12 month lease. I understand that my 32 thousand baht deposit will be forfeited.. I broke the lease.

However..FazWaz is the agent ... And they expect me to pay $800 cleaning fee, 1,000 baht for 2 air conditioner cleaning and electric bills and water bills..normally 1500 per month. My lease states no such requirement. I think this is a bit unfair...fair or not...it's not stated in the lease.

What's normal here?

You pay nothing and lose the deposit, which is credited towards all those other expenses

On 8/18/2026 at 9:21 PM, JBChiangRai said:

You pay nothing and lose the deposit, which is credited towards all those other expenses

Is it written in the rental contract exactly as you state, or just your assumption / wish list?

Just now, scorecard said:

Is it written in the rental contract exactly as you state, or just your assumption / wish list? Or is it, as you state, the law of Thailand?

4 hours ago, scorecard said:

Is it written in the rental contract exactly as you state, or just your assumption / wish list?

It’s my experience as a landlord

1 hour ago, JBChiangRai said:

It’s my experience as a landlord

In other words it has no basis in law whatever???

9 hours ago, scorecard said:

In other words it has no basis in law whatever???

I gave you the correct answer.

2 hours ago, JBChiangRai said:

I gave you the correct answer.

So you are saying your comment is correct because it follows Thai law on this subject?

9 hours ago, scorecard said:

In other words it has no basis in law whatever???

No that is not correct.

His experience may be 100% as the law requires.

10 minutes ago, Dante99 said:

No that is not correct.

His experience may be 100% as the law requires.

Then why hasn't he said that?

14 minutes ago, scorecard said:

Then why hasn't he said that?

Why couldn't you figure it out?

21 minutes ago, scorecard said:

Then why hasn't he said that?

I answered your question, you questioned it and I told you my previous answer was correct.

46 minutes ago, Dante99 said:

Why couldn't you figure it out?

Its what I am trying to figure out by asking an obious not difficult question: 'Is this the law of Thailand". Not a difficult question.

19 minutes ago, scorecard said:

Its what I am trying to figure out by asking an obious not difficult question: 'Is this the law of Thailand". Not a difficult question.

I can't see where you have already answered this specific question.

Please also note, there's a ot of foreigners in Thailand renting properties eveywhere, many with a rental agreement, but how accurate / specific is the rental agreement and does that rental agreement cover all aspects of renting / departing the rental premises.

This specific subject get's lots of posts but not often quoting correct advice.

It's in the interests of all renters to know what Thai law says specifically about rental deposits. If you have a clear answer (as to the law on this subject), please share it and help other members.

17 minutes ago, scorecard said:

Its what I am trying to figure out by asking an obious not difficult question: 'Is this the law of Thailand". Not a difficult question.

If you sign a contract or agreement, you are obligated to fulfill that contract/agreement. That is probably the law everywhere. Usually a civil matter, so police usually won't get involved.

OP accepts the security is probably lost. $800 cleaning fee+, is an unknown, as OP didn't state if he signed any agreement to those conditions, though suspect he did. Or is that included in the rental agreement with property owner, and as suggested, already part of the security deposit.

He could get blacklisted from the rental sites, if they communicat with each other, or even, all owned by the same 'parent' company, as they all seem to have the same listings.

If OP is leaving the country, quickly, he may not have an issue. If staying, then FazWaz could lodge a complaint with a friendly PoPo station, and that might be an issue. Somehow civil cases do seem to end up in PoPo stations here, for settlement. OP could simply ignore any request to attend such a meeting. Unless some criminal law is broken, don't think they go looking for him.

Edited August 29Aug 29 by KhunLA

11 minutes ago, scorecard said:

I can't see where you have already answered this specific question.

Please also note, there's a ot of foreigners in Thailand renting properties eveywhere, many with a rental agreement, but how accurate / specific is the rental agreement and does that rental agreement cover all aspects of renting / departing the rental premises.

This specific subject get's lots of posts but not often quoting correct advice.

It's in the interests of all renters to know what Thai law says specifically about rental deposits. If you have a clear answer (as to the law on this subject), please share it and help other members.

Per the OP, there is no mention of cleaning fees and air conditioner fees. If they are not included in the lease, he is not responsible for them.

He has paid a security deposit to cover cleaning fees and whatnot, in the event he breaks the lease.

5 minutes ago, KhunLA said:

If you sign a contract or agreement, you are obligated to fulfill that contract/agreement. That is probably the law everywhere. Usually a civil matter, so police usually won't get involved.

5 minutes ago, KhunLA said:

It's still case by case, I used a recommended agent to find a tenant for a luxury house/pool in Jomtien area.

5 minutes ago, KhunLA said:

The agent asked me to come to the property quickly. I did and discovered a tenant had already moved in. I asked 'where's the rental agreement, agent responded 'no ned all by renters are recommened'. I asked 'recommended by who?' Agent was shocked by my comment. I asked 'where's the deposit?' Agent responded 'coming in 30 to 60 days'.

I decided 'this is not OK'. And I instructed the agent to remove the tenant from the property and I told her she was very unprofessional. She (agent) responded that she was insulted. I repeated (calmly) 'remove the tenant from my property' and I will hold you responsible / liable for any damage done and I asked 'did you take any date / time stamped photos internal / external to show the condition of the property.

5 minutes ago, KhunLA said:

Her response 'I don't do that I trust people'.

I called the police and a snr officer came quickly from the main Pattaya police station.

He listened and then told the agent 'get these people (tenants) out of here within 48 hrs.' Then the snr cops asked her 'have you received any deposit or actual rent money' She responded 'yes, but I reduced the rent the owner was asking by about 40%.

5 minutes ago, KhunLA said:

Snr. cop asked her a few more questions to which she gave naive / silly answers, cop then told his cop colleague to put her in handcuffs and take her to the station.

5 minutes ago, KhunLA said:

Snr cop asked me to follow the police vehicle.

5 minutes ago, KhunLA said:

Cop talked to her then sent another snr cop to the property to officially advise the tenants they had 48 hrs to be gone. Cop was also told to take numerous photos internal and external.

5 minutes ago, KhunLA said:

Back at the police station the snr. cop told the 'agent' you are a cowboy with no morals or intellect. you must:

• Get all the money paid to you to the police station within 36 hrs.

• You will remain in lock up for 60 days.

• You are prohibited from ever working again as a propertyagent in any role.

Tenant did move out, ageny money. Snr. cop went to the house with another cop, spoke to the agents 2 mid / late teenage kids who naively revealed they were given the deposit/rent money and had both bought new expensive motorcycles.

If OP is leaving the country, quickly, he may not have an issue. If staying, then FazWaz could lodge a complaint with a friendly PoPo station, and that might be an issue. Somehow civil cases do seem to end up in PoPo stations here, for settlement. OP could simply ignore any request to attend such a meeting. Unless some criminal law is broken, don't think they go looking for him.

"He could get blacklisted from the rental sites, if they communicat with each other, or even, all owned by the same 'parent' company, as they all seem to have the same listings."

1 minute ago, scorecard said:

"He could get blacklisted from the rental sites, if they communicat with each other, or even, all owned by the same 'parent' company, as they all seem to have the same listings."

Why would he be blacklisted?

2 hours ago, Yellowtail said:

Per the OP, there is no mention of cleaning fees and air conditioner fees. If they are not included in the lease, he is not responsible for them.

He has paid a security deposit to cover cleaning fees and whatnot, in the event he breaks the lease.

Absolutely correct. Unless the cleaning and air-conditioning servicing is specifically mentioned as NOT being included in the security deposit, the agent can take a hike.

32,000 bt deposit, jeez, that's a big chunk to walk away from, I wouldn't pay 1 satang more, they can cover cleaning and unpaid utilities from the 32,000 bt deposit. That's what these deposits are for, to cover damages, cleaning, unpaid bills.

7 minutes ago, grain said:

32,000 bt deposit, jeez, that's a big chunk to walk away from, I wouldn't pay 1 satang more, they can cover cleaning and unpaid utilities from the 32,000 bt deposit. That's what these deposits are for, to cover damages, cleaning, unpaid bills.

Breaking a lease is not walking away from it, it is forfeiting it.