Free tool for agents & landlords

A bilingual rental contract, done in minutes.

Stop copying last year's Word file. Fill in a simple form in the TPN app and get a clean Thai–English lease agreement, formatted and ready for both parties to sign — generated right on your phone.

Open in the TPN app See how it works

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What it does

From a handful of details to a signature-ready lease.

The Rental Contract Generator turns the answers you'd give any tenant — who's renting, which property, how much, how long — into a properly structured residential lease. Every clause appears in Thai and English side by side, so your Thai landlord and your foreign tenant are reading the same agreement. No legal jargon to draft, no template to hunt down, no formatting to fix.

Why bilingual matters

In Thailand, the language of the contract is the contract.

Thai courts work in Thai. A lease written only in English can still be enforceable, but if a dispute reaches a Thai court the document is interpreted from its Thai translation — and a mismatch between an English copy the tenant signed and a Thai copy the landlord relies on is exactly where deposits get lost and tenancies turn ugly. A side-by-side Thai–English contract removes that gap: both parties sign one document they can each read in full. It protects the foreign tenant, reassures the Thai owner, and makes the agent look like a professional rather than a middleman with a photocopier.

What's included

Every clause a residential lease needs.

The parties

Full legal names, ID or passport numbers, and contact details for the landlord and tenant — so it's unambiguous who is bound by the agreement.

The property

Address, unit or house number, property type and any furniture or appliances included — captured as an inventory so the deposit can be settled fairly at move-out.

Lease term

Start and end dates, renewal terms, and notice periods for either party — the difference between a clean exit and a contested one.

Rent & payment

Monthly rent, due date, accepted payment method and any late-payment terms, stated once so there's no monthly renegotiation.

Security deposit

Deposit amount, what it covers, and the conditions and timeline for its return — the single most common source of end-of-tenancy disputes.

Utilities & charges

Who pays for electricity, water, internet, common-area fees and maintenance — and at what rate, so utility bills never become a surprise.

Termination

The grounds, notice and consequences for ending the lease early on either side, so neither party is trapped or blindsided.

Governing law

A clear statement that the lease is governed by Thai law, including the Civil and Commercial Code provisions on hire of property.

Signatures

Signature blocks for landlord, tenant and witnesses, with space for the date and copies for each party.

How it works

Three steps, no Word document in sight.

01Step 1 of 3
Open the tool in the TPN app
Tap the button below to jump straight to the Rental Contract Generator inside the TPN app. If you don't have the app yet, you'll be prompted to install it — it's free.
02Step 2 of 3
Fill in the form
Enter the parties, property, rent, deposit, term and any special conditions. The form guides you clause by clause, so nothing important gets left out.
03Step 3 of 3
Generate the bilingual PDF
The app builds a formatted Thai–English lease PDF on your device. Review it, share it with both parties, print it and sign — all without leaving your phone.

Open in the TPN app

Your data stays yours

Generated on your device.

The contract is assembled on your phone, not on a server. The names, ID numbers and rent figures you type into a lease are sensitive — so they never need to leave your device to become a finished PDF. No account-bound document store, no third-party drafting service reading your clients' details.

FAQ

Renting in Thailand, answered.

For any lease you actually want to enforce, yes. Under the Thai Civil and Commercial Code, a lease of immovable property cannot be enforced by court action unless there is some written evidence signed by the party being held to it. A lease longer than three years must additionally be registered with the Land Office to be enforceable for its full term. A clear written contract is the practical minimum for both landlord and tenant — verbal agreements are extremely hard to prove if a dispute arises.

There is no law requiring a lease to be in Thai, and an English-only lease can be valid and enforceable. But because Thai courts operate in Thai, an English contract would be translated into Thai for any proceeding — and that translation, not your English original, is what the court interprets. The safest and most professional approach for a Thai-landlord / foreign-tenant deal is a single bilingual Thai–English document where both versions sit side by side and the parties agree on which language prevails. That way both parties read the same terms and there is no translation gap to argue over.

One year is the standard residential lease term in Thailand, very often with an option to renew. Twelve months is the sweet spot: leases of three years or less need only a signed written contract to be fully enforceable, while anything longer than three years must be registered at the Land Office and attracts registration fees and stamp duty. That is why most apartment and condo leases are written for one year — and why agents rarely draft a single contract beyond three years without explicitly handling the registration step.

The common arrangement is two months' rent as a security deposit plus one month's rent paid in advance — the familiar "two plus one". The deposit is held against unpaid rent, damage beyond fair wear and tear, and outstanding utility bills, and should be returned within a reasonable period after the tenant moves out and any deductions are itemised. Because the deposit is the number-one source of end-of-tenancy disputes, the contract should state the exact amount, exactly what it can be used for, and the timeline for its return.

A complete residential lease should name the parties (with ID or passport numbers), identify the property and any furnishings, set the lease term and renewal/notice rules, state the rent amount, due date and payment method, spell out the security deposit and the conditions for its return, allocate utilities and common charges, set out grounds and process for termination, confirm that Thai law governs the agreement, and provide signature blocks for both parties and witnesses. The Rental Contract Generator walks you through every one of these so none is left to chance.

Yes. Foreigners can freely rent residential property in Thailand — houses, condos and apartments alike — and have the same right to enter and enforce a lease as a Thai national. Renting carries none of the ownership restrictions foreigners face when buying land. A foreign tenant should simply make sure the contract is in a language they fully understand (a bilingual Thai–English lease is ideal), check that the person signing as landlord is the actual owner or an authorised representative, and keep a signed copy. Long-stay tenants should also confirm whether the landlord will file the TM30 residence notification required for foreign nationals.