Free Thai–English Lease Agreement Template for Phuket Rentals (Word)

A free, editable Thai–English residential lease for Phuket houses and condos — every clause in both languages, with notes on how to fill it in and what to check before you sign.

Renting a house or condo in Phuket? A lease written in both Thai and English protects both sides: the owner reads the Thai, the tenant reads the English, and both read the same promises. Below is a free template you can download, edit and print — the same lease our agents generate in Matt PRO, with every amount and name left blank for you to fill in.

⬇ Download the template (Word, free)
Opens in Microsoft Word, Google Docs and Pages · Thai and English on every clause · no sign-up

Why a bilingual lease?

Thai is the language of Thai courts and government offices, and most Phuket owners are more comfortable signing in Thai. Many tenants are foreigners who need English. A lease written only in English can still be a valid contract, but if a dispute ever reaches a Thai court it will need a Thai translation — a bilingual lease avoids that step and removes the "I didn't know it said that" problem from the start.

What the template covers

23 numbered clauses, each in Thai with the English directly underneath, plus a check-out list and signature lines:

• The basics: the property and the monthly rent, the rental period, how and when rent is paid (including the owner's bank account), and late-payment interest.
• Money held: the security deposit and advance rent, what happens if the tenant leaves early, and when and how the deposit is returned after the joint inspection.
• Looking after the home: systems care and early defects, utilities, care of the premises, appliance repairs, alterations and the owner's right to inspect.
• The rules: no illegal items, no sublease or assignment, the tenant's belongings, fire, force majeure and amendments.
• Ending or renewing: vacating on termination or breach, renewal and notice, disputes, and an agent clause if an agent helped.
• Check-out conditions: cleaning, keys and meter readings, so the deposit return is clear before move-in.

How to fill it in

1. Names exactly as on the ID card or passport — the owner's Thai name and the tenant's name in English, with ID card or passport numbers.
2. The full address of the home in Thai and English (house number, moo, sub-district, district, postcode).
3. The rent, the pay day and the bank account the rent goes to. Write amounts in figures and in words — the template has space for both.
4. The deposit and advance rent. In Phuket, two months' deposit plus one month's rent in advance is a common arrangement for a 1-year lease.
5. The start and end dates and where the lease is signed.
6. Attach copies of both parties' ID cards or passports, and keep dated photos or a short inventory of the home's condition at move-in.

Before you sign

• Make sure you are dealing with the owner — or someone the owner has authorised in writing. Ask to see the owner's ID and proof of ownership (title deed or the condo's ownership papers).
• Read the early-termination clause. It decides what happens to the deposit if you have to leave before the end date.
• Agree on utilities — the electricity and water rates, and who pays internet and the common fee.
• Foreign tenants: a foreigner's place of stay has to be reported to Immigration (form TM30). Agree who files it.
• Short leases cost more: in our November 2026 rent report, a 6-month contract was about 15% more per month than a 1-year contract.

⬇ Download the Thai–English lease template
Free · editable · Thai and English

For agents: let Matt fill it in for you

If you rent homes out for owners, Matt PRO creates this lease automatically from the deal — names, address, rent, dates, deposit and the owner's bank details are filled in, missing items are listed, and you print it or download it as Word in one click. After signing, upload the signed copy to the deal. You can try it free for 30 days.

Frequently asked questions

Is a lease in English valid in Thailand?

A contract can be written in any language both sides understand, but Thai courts work in Thai, so an English-only lease would need a Thai translation in a dispute. A bilingual Thai–English lease avoids that.

How much deposit is normal for a Phuket rental?

Two months' rent as a security deposit plus one month in advance is common for a 1-year lease. Shorter leases and furnished villas sometimes ask for more.

When should the deposit be returned?

The lease sets the number of days after the joint check-out inspection; the template leaves this for you to agree, and lists what can be deducted.

Can I use this template for a condo?

Yes — it is a residential lease that works for houses, villas, townhouses and condos. Add any building rules (pets, parking, common fee) under Additional terms.

Is this legal advice?

No. It is a practical template used by Phuket agents. For unusual situations — long leases, company tenants, very high deposits — ask a Thai lawyer to review it.

This template is provided as general information, not legal advice. Check it against your own situation before signing.