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How can I ensure I get my deposit back from my landlord despite the damaged sofa?

Rental AgreementsDeposit RecoveryLandlord-Tenant DisputesThailand Expat LivingTenancy RightsSofa DamageMoving Out Tips
Nov 26, 2023
a year ago
John ******
ORIGINAL POSTER
Hello group. I'm getting ready to move out of my rental house after 2 years and I would like some advice on dealing with my landlord with regards to getting my deposit back. Specifically, there is a sofa with cheap plastic lining that started falling apart after only 6 months of normal use. My worst fear is that she's going to blame me for the damage and keep the 30k baht deposit claiming that she needs it for a brand new sofa. Any advice on this matter would be greatly appreciated. 😀
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TLDR : Answer Summary
A user is seeking advice on retrieving a 30,000 baht deposit from their landlord after two years of tenancy, during which a sofa began to deteriorate within six months of normal use. Concerns arise about potential claims from the landlord for the cost of a new sofa, as the tenant did not report the damage during their stay. Community members weigh in on the importance of documentation, the challenges of getting a deposit back in Thailand, and various strategies for negotiating with the landlord, including repairing the sofa themselves or potentially covering costs before inspection.
Eric *******
Have the sofa fixed first hand, so you don't give them any excuses.

Once nicely repaired, there is no need to talk about this sofa anymore.

Then that's simple, just don't pay for your last month of rent, insisting to have it covered by your previous deposit, and get only the difference back if there's one.

This way, you remind them it was a deposit and not just a gift, AND if they ever refuse to give it back, you don't loose the whole thing.

It's the simplest and smartest way to go, in my opinion.
a year ago
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Eric *******
Have the sofa fixed first hand, so you don't give them any excuses.

Once nicely repaired, there is no need to talk about this sofa anymore.

Then that's simple, just don't pay for your last month of rent, Insisting to have it covered by your previous deposit, and get only the difference back if there's one.

This way, you remind them it was a deposit and not just a gift, AND if they ever refuse to give it back, you don't loose the whole thing.

It's the simplest and smartest way to go, in my opinion.
a year ago
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Marvin ********
Get a quote to repair sofa and tell her to keep that amount of the bond. That is what would be required as a tennant after only 2 years renting.
a year ago
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Dennis **********
Hi I’ve just arrived in pattaya is there any one got a condo for 2 months preferably not to far from every thing thanks
a year ago
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Martin *********
U should of delt with the issue at the time not 18 month later
a year ago
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Scott ***************
Advice. Quit expecting to get your deposit back.
a year ago
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Jo **********
we have many rental properties you must fight this. We would never hold back the deposit for this.
a year ago
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Don *********
Many people expect not to get the deposit and don't pay rent for last month. Most landlords don't understand wear and tear here in my opinion.
a year ago
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Neil ********
Standard is to not pay the last 2 months rent. You will not get the deposit back.
a year ago
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Mathias *******
That’s exactly what is going to happen!
a year ago
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Jordi ********
Everything becomes a problem with this mindset......
a year ago
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Bruce *****************
depends on your landlord....and they are all different....I had no trouble with mine, rented for a year...got back 100 percent within a week......they are reasonable with usual wear and tear....what is important is that the unit is immaculately clean when you move out....if you have the attitude of I do not care and leave it a mess as they will charge me anyway...I would think all hope is list...its worth making an effort....
a year ago
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Mika ********
Offer to buy a new sofa - there are plenty of sofas available for under
*****
b
a year ago
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Darren *********
Sit down and negotiate, it's true (especially post covid) that people are skint. Invite her for a sit down and ask her to do a pre-inspection/indicate what (if any penalties) may be incurred. Be open about your concerns about the sofa and maybe you can come to an agreement rather than leave it to the last moment. Take a Thai friend or translator if her English isn't good enough.
a year ago
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Kenny **********
Don't pay last months rent. 💯
a year ago
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James *********
Super Glue 👍
a year ago
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Marty *********
You will not know until you talk to the landlord.

I moved out of my Bangkok, Phra Khanong condo after 6 years. The landlord was great. After 3-4 years I replaced the worn out sofa by buying a new one at Ikea. When I moved out last March I discussed it with the landlord. She didn’t want to keep it so I moved it to my new house and left the condo with no sofa. We met with her, at the condo, on our last day and she returned to me the full 50,000 baht deposit.
a year ago
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Don *********
Best advice I can give is to prepare to lose all your deposit. Anything better than that will be an unexpected surprise
a year ago
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Edward ************
Yeah don’t be so tight and pay it. You lived cheap for so long now don’t be so selfish
a year ago
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Robert ***********
My friend it’ sounds like a cheap sofa .if u have looked after your home u should get your money back.
a year ago
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Alan ******
Go out buy new one, replace it yourself,
a year ago
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Paul *******
When renting my Thai wife advises the land lord we wont pay the last month or two rent to get the deposit back. If the landlord had taken security for utilities we dont pay the lastmonthe power,water and intetnet
a year ago
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Paul *******
Mike The rent had been paid in advance when we moved in and the arrangement was in place from day 1. Both parties have to accept it or it doesn't work. The homeowner we had a problem with was a foreigner who liked to screw his tenants. A week before we moved out we requested he did an inspection and rectified any of his concern and had it in writing so we got the full security back. Im talking about country areas not Bangkok.
a year ago
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Mike ******
@Paul ******
 good luck with that! You are lucky if it really worked out that way, but the first day you missed would have been the right of the renter to have you thrown out.
a year ago
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Mike ******
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John ******
OH DEAR, I wish you the best of luck….some you lose, others you also lose……
a year ago
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Tulip ********
Shows the calibre of some of the posters on here. Dishonourable duckers and divers without a pot to piss in. No wonder Thai wants to upgrade the dross clogging up the tourist trade. ""Don't pay rent"" idiots
a year ago
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Geoff ********
This happened to me with an L shape sofa. Our cats wrecked it. It was leatherette. A big corner one. I paid 6,500 for replacement fabric. and it was done in 2 days and delivered back...I offered them 500 baht extra to jump the queue..and they agreed..We told the owner when leaving the property. She got a newer sofa! Job done!
a year ago
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Phil ******
@John *****
 GOOD LUCK. Oh hire a lawyer if you have a problem. Its not here.
a year ago
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Bru ****
Don t pay the last month...
a year ago
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Simon **********
Buy a replacement.
a year ago
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Martin *********
About 5-6 years ago I moved out of mine 35k deposit.. there was a leather chair I never even looked at it was left in a closet for the 3 years I was there ..they said it had dilapidated because it hasn’t seen any light ! .. lost 3500 of my deposit 🙄
a year ago
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Erikh *********
That money was a gift 🙏
a year ago
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Dianne *****
Buy a cheap plastic cover for the couch, then no reason for any dispute
a year ago
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Wolfgang *******
The easy way, don't pay the rent. The owner can use the deposit.
a year ago
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Tulip ********
@Wolfgang ******
that's illegal and dumb advice. Only one winner in Thai v falang dispute.
a year ago
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Wolfgang *******
@Tulip *******
Maybe dumb 🤔

What you think how many people do that ?
a year ago
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Wolfgang *******
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John ******
ORIGINAL POSTER
@Wolfgang ******
 Unfortunately, I'm paid up 1 month in advance.
a year ago
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John ******
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Darren **********
Good luck!! That money is long gone
a year ago
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Hector *********
Get the sofa recovered and use up the deposit on rental weeks , it's a shit fight trying to get your money back but you never no but sounds like you no your landlord is tight arse 😁
a year ago
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Tulip ********
@Hector ********
it's a deposit, not paying rent will get the police involved. Bad advice
a year ago
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Hector *********
@Tulip *******
 then kiss that money goodbye 👋
a year ago
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Hector *********
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Barry *******
We recovered a sofa for 4K in a rental and still received Jack shit. Good luck but be prepared to wright it off.
a year ago
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Barbara *********
Buy a new liner. But they tend to be very slick and will use anything to keep your security unfortunately.😣
a year ago
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Steve **********
@Barbara ********
 as in every country .
a year ago
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Barbara *********
@Steve *********
 not all. In the USA, tenants have more rights than landlords. You can go to court and get your deposit back if your argument is compelling. Here, we have no rights. Wr just have to swallow the loss. Happened to us recently. I just let it go and move on.
a year ago
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Steve **********
@Barbara ********
 agree. Rent is so inexpensive here. Not worth the stress.

Agree re: US, have been rentee and rentor, never a problem.

US is such a litigious society, never think of a court here in 20 years.

Tramp suing judges wife for wearing a ' tramp red '

scarf.....he claims patent rights .
a year ago
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Barbara *********
@Steve *********
 i used to manage real estate in NYC.. Going to court for tenant issues was always a nightmare. And nyc is so easy on tenants and rough on us landlords. So many section 8s . long story. Glad I'm out of there. Still watch Judge Judy tho!
a year ago
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Barbara *********
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Terry ********
Normal use? Did that include 'Doggy fashion'?...lol. That would wreck a cheap sofa in no time at all...lol.
a year ago
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Roberto *********
A picture paints a thousand words. Hopefully you documented its demise by taking pics. Otherwise your dosh has gone!
a year ago
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Steve **********
@Roberto ********
 Its not worth the anguish...mai pen rai.
a year ago
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Steve **********
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Terry ********
I think that you should have brought it to her attention after 6 months.
a year ago
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Frank ************
Deep breath 1 2 3 your deposits gone
a year ago
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Merv ***********
Don’t worry about it. It’s a valuable life’s lesson.

I had a landlady want me to pay for air conditioner repair after it broke down .. been there a few years at 10,000 month (wan’t worth it really .. water press problems 2 story)

Anyway .. I stoutly refused .. gave notice .. got deposit back. Had a signed contract. Nakhon Si Thammarat (Khan)
a year ago
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Jason **********
Did you alert the landlord of the couch situation prior? as if not I think some responsibility lays with you for not allowing them to have it repaired before it got worse. Maybe look at getting it repaired/recovered before inspection.
a year ago
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Steve **********
You've been there 2 years. Buy her a 10,000k sofa ( cost you 400 a mo ) for its use .

They're give you back deposit..dont be so petty !
a year ago
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Nigel *********
@Steve *********
 then they're down a 10k sofa and still lose the deposit. Personally I'd have stopped paying rent a month ago and stopped paying electric 2 months ago.
a year ago
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Steve **********
@Nigel ********
 That's the attitude than gave farang the reputation in 1st place.
a year ago
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Steve **********
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Neal *******
Lotsa luck, pal.
a year ago
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Steve **********
You've been there 2 years. Buy her a 10,000k sofa ( cost you 400 a mo ) for its use .

They'll give you back deposit..don't be so petty !

You kept a ' fallen apart ' one for 18 mo's so couldn't be that bad.
a year ago
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John ******
ORIGINAL POSTER
@Steve *********
 Thank you Steve. I suppose I'll have to work out a deal with her.
a year ago
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Steve **********
@John *****
 I assume you've stayed in touch over your time there.

A good repoir always brings fairness.

Been here over 20 so have seen good, bad and ugly....the fact that you're still here means you've seen more good.
a year ago
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Steve **********
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Kool *******
If, after two years living there, and the sofa started falling apart after just 6 months, why didn't you ever say anything about it, after the year and a half it was broken before you are leaving? After two years, and not saying anything, this is on you.
a year ago
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John ******
ORIGINAL POSTER
@Kool ******
 You sound just like my mom. "Why didn't you say anything?"😂 You're right, it is on me. I should have said something. Thank you for your advice man. 😀
a year ago
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Phil ******
@John *****
 your mum knows better John
a year ago
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Kool *******
@John *****
 lessons get expensive. Let's just hope you remember for next time.
a year ago
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Kool *******
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Steve *******
@Kool ******
 yep 100% - you need to document any and all problems and concerns to the landlord. Otherwise ....they don't believe you.
a year ago
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Steve *******
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Randy ********
It’s an ordeal, most times, getting your full deposit back.

Did you document the sofa plastic when it started falling apart? Did you contact your landlord once it started? If so, you should be fine as you have notified them and have documentation of it.

If not, you’re more than likely going to lose at least part of the deposit. One thing I’ve learned here in Thailand. Document everything when it comes to rentals. Good luck.
a year ago
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Jon *********
Hi John, have you got any photos of when you moved in? Might be helpful for you. It's a given the landlord will deduct something, for cleaning or damages. I've been made to wait a full month in the past to get my deposit back not a good feeling to be owed 90k with reductions for cleaning! Have you got a thai person that can support you when the landlord does the inspection?
a year ago
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John ******
ORIGINAL POSTER
@Jon ********
 There was no damage when I first moved in but I do have a photo of the couch falling apart after 1 year. Unfortunately I never mentioned anything to the landlord. I don't mind paying for a repair job but not for a new couch. I suppose I could just get it repaired myself. I do have a Thai friend that can assist me.
a year ago
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Jon *********
@John *****
 hope it gets sorted soon mate.
a year ago
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Jon *********
@John *****
 i live in pattaya mate so it would be a bit of a stretch to come and thrash it out. Are you due back alot of money? There is a place in bangok that deals with this type of problem but the name escapes me..I lost 10k last time but figured i did well to get the rest back..Tricky one really mate!
a year ago
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John ******
ORIGINAL POSTER
@Jon ********
 My deposit is 30k. I think we'll be able to work it out fairly. Thanks for your advice mate.
a year ago
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John ******
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Tony ********
@John *****
 you didn’t mention anything to landlord? Hmmn, not in a strong negotiating position…. I’m thinking?
a year ago
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Tony ********
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Nigel *********
It's been spent.
a year ago
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Michael ********
Did you take photos when you moved in ?
a year ago
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Craig *********
How much for another cheap couch?
a year ago
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John ******
ORIGINAL POSTER
@Craig ********
 The problem is, it is a heavy sleeper couch that I'm thinking was refurbished with a cheap lining.
a year ago
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Marc *********
@John *****
 try getting it recovered,there’s a guy by Chalong circle who does repairs & very reasonably priced
a year ago
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Diamond ****************
@Marc ********
 do you have the contact for the guy in Chalong?
a year ago
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Marc *********
@Diamond ***************
 096-303-2667

Dang
a year ago
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Diamond ****************
@Marc ********
 thank you
a year ago
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John ******
ORIGINAL POSTER
@Marc ********
 Thanks Marc. I'll look into that. 😀
a year ago
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Marc *********
@John *****
 if you’re coming off the circle heading past the police station about 1km it’s on the left hand side of the road,I’ll ask the wife for a name etc
a year ago
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Marc *********
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John ******
ORIGINAL POSTER
That's great advice. Thanks for your help Craig! 😀
a year ago
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Craig *********
@John *****
 as you know Thais are pretty fair. Just be nice and I am sure it will work out. If not burn it down lol
a year ago
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Craig *********
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Craig *********
@John *****
 try make a deal maybe split cost. Save face and do something fair should work
a year ago
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Craig *********
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David *******
It would be a miracle if you got your deposit back. They will have already spent it
a year ago
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Dave **********
@David ******
 your comment boarders on racism, ridiculous 🙄
a year ago
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Dave **********
@David ******
 recived my Deposit back In Full both times when renting here in Thailand. Both times were one year rents.

My wife rents out a house and one renter wanted to leave the contract early and stay and until going to the airport at O Dark Thirty in the morning, She agreed and did an inspection the day before and gave a total refund as the renter had a family and had lost his money in a bussines deal. Sad story.

Turns out among other things they hid their kids broke the back off a one year old sofa and they did a temp fix so she would not notice. . Now no refunds until people move out and a real inspection can be made.

Lots of great renters and owners but their are bad ones.
a year ago
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Dave **********
@Dave *********
 You are so correct , I have been a landlord for twenty years and I have many stories to tell. My Thailand wife rents out 4 different condos. And the contract says We will refund your deposit.

One week after you move out. It often takes a while before you discover the damage that these people have done. Like children, they're trying to hide their mistakes. I'm constantly amused.

When someone here invests 2 million And then temporarily rents it out for 10,000 per month.

And they flip out over when they're going to get their deposit back. At that rate of return thailand people don't see a profit for twenty years. I have no sympathy for some of these folks. Go through an agency if your afraid of not getting your deposit back,they will advocate for you 😉
a year ago
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Dave **********
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Michael ********
@David ******
 i have only rented twice and both times got deposit back and one place was for 15 years, i had actually forgotten i had paid deposit.
a year ago
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Wolfram *******
@Michael *******
 same me.

If everything is ok with the rented house, so normally the owner gives the money back.

Four times I have rented a house for one or two years and hat no problems.
a year ago
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Wolfram *******
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