What should I do about a broken hot tub in my rented condo in Thailand?

Feb 12, 2023
2 years ago
Jeh *****
ORIGINAL POSTER
Tenant looking for advice on condo rented.

I signed a 1 year contract in English with a European owner, through a local agent, 12 days ago.

The hot tub on the balcony was said to be working, but at the time of showing it didn't have water in it.

Shortly thereafter, the maintenance technician filled the tub and demonstrated the jets working; but with cold water only! He said the heater did not work and that I should use it as a cold tub.

I shared my opinion that would defeat the purpose of a hot tub, and requested the repair or removal of the tub. It's taking up most of the real estate on the balcony and harbors pigeons that left dung, egg shells and debris underneath. They said they would look into it..

It appears the owner and the maintenance people have ignored my follow-up Line App. I understand I need to be patient in Thailand but I don't want to be the chump later, either.

I paid my rent and deposits in good faith. Is it too much to ask for a follow up!

In the States we would use a rent board, a lawyer letter or small claims court to handle these small situations.

Now TIT, so anyone experienced on the correct way to handle this here?
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TLDR : Answer Summary
A tenant shares their experience renting a condo in Thailand, where a hot tub claimed to be functional turned out to be not heated and became an issue. Despite requests for repair or removal, communication has stalled. The community advises various ways to handle the situation, including DIY repairs, offering to deduct repair costs from rent, and understanding the local rental laws and customs.
Chan ******
I think normally owner is willing to fix. Have you ask your agent? Or owner?
John ********
@Eric ******
you need a new heater. Cost about 5000 baht labor 1k
Jeh *****
ORIGINAL POSTER
@John *******
ok. Thank you
Eric *******
The correct way to handle this (and everything else happening to you in a foreign country, for that matter) is to adopt the proper way to think about it FIRST.

And to do so, you absolutely need to delete that formulation "in the States (or else ), we bla, bla bla ... " from both your HEAD and your VOCABULARY, or life will undeniably be much much harder as an expat anywhere you CHOSE to settle.

New Place = New Rules = New Laws = New Customs = New YOU.
Jeh *****
ORIGINAL POSTER
@Eric ******
Thank you very much.

I do know the essence all this already, but I posted the comment to learn precisely what you mentioned.

Perhaps you are the knowledgeable authority here. Since you appear to have the most appropriate approach to dealing with these issues in Thailand.

We're all ears...
Moses *********
Fill it with ice cold water and become a Wim Hof disciple

***************************************
Jeh *****
ORIGINAL POSTER
@Moses ********
I do take ice baths! If there wasn't an ice water plunge nearby I would! Great idea Though šŸ‘
Moses *********
@Jeh ****
Cool!

Or should I say

FRIGID!!
George *********
I wonder if he is paying tax on rental income? Suggesting to him you will take the complaint further might coerce him. Keep all invoices and payments.
Paul ********
@George ********
The problem with starting a war with a stranger is you give up the ability to determine when it ends. Payback can be a bitch.
David **********
No use for a hot tub here unless up far north in the winter time!
Jeh *****
ORIGINAL POSTER
@David *********
Maybe, but that depends on personal preference.
Andy *********
Don't be discouraged by the sheeple responses.

It's no wonder so many landlords do a terrible job as well as keeping the deposits.

Look at the defeatist comments of the wussies.

The landlords keep getting away with it because so many tenants are too lazy and scared to stand up for their rights.
John ********
@Andy ********
lived here 23 years never got deposit back even w lawyer
Andy *********
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Tara *******
Basically it states that the landlord is responsible to fix all appliances, furnishings, and fixtures. I would classify the hot tub as a furnishing. If they fail to, after 14 days theyā€™re in breach of contract. That should give you the option to break the lease. (Find out for sure - Iā€™m not versed in Thai law)

This varies from state to state. Florida is different from other states. Iā€™ve heard other states have better systems in place to regulate this type of thing. But in Florida if this were happening, and the landlord breached the contract youā€™d spend more money trying to fight it and most likely not get anywhere. The cost of having it repaired or removed wouldnā€™t be enough to make it worth going to court. And outside of court, thereā€™s not much you can do. If nothing else, I would definitely document very well the fact that the hot tub doesnā€™t work via email conversation with the landlord. You donā€™t want to be liable for that at the end of your lease. Also Iā€™m not sure if this is notarized. Iā€™ve heard all leases must be notarized. Otherwise it canā€™t be enforced. Sometimes they operate without notarizing, and people end up losing money. Just a heads up on that
Paul ********
@Tara ******
Florida is further away from Thailand than you can possibly imagine. Suggesting that how the law works there has even the tiniest relevance to Thailand is beyond absurd.

You were way over your head even before you admitted ā€œIā€™m not versed in Thai law.ā€
Tara *******
@Paulo ********
Itā€™s just my professional opinion. Thatā€™s why I said ā€œfind out for sureā€ and warned that Iā€™m not versed in Thai law. It was a favor to look at the lease and give my opinion.
Jeh *****
ORIGINAL POSTER
I totally agree. I'm also a heat and cold freak. There's nothing better than a hot steam or dry sauna, and then a cold plunge! I don't care what the weather is like hot or cold.

And another thing: somebody mentioned using the kitchen faucet to put hot water in the tub. that doesn't do anything to keeping the water hot. Having the tub ready to use with proper planning provides a great luxury in the home.
Brook ********
Jacuzzi is a registered trademark of the Investindustrial company.

They manufacture, among other things, hot tubs.

I plan have a hot tub when I build in CM.

There are many mornings and nights where one could enjoy heated hydrotherapy.
Mma *******
If you do leave- unfortunately you wont get your deposit back.
Andy *********
@Mma ******
Not necessarily true.

See article I linked.
Jeh *****
ORIGINAL POSTER
@Mma ******
that's okay I can go into the spa business. šŸ˜‚
Av **********
Fill it with dirt and grow ur smoke there
Jeh *****
ORIGINAL POSTER
@Av *********
I may be covered because there is stipulation in there regarding repairs limits and permission.
Tara *******
Unless the contract specifically refers to the hot tub and who is responsible for maintenance of it, you might have a hard time getting anywhere with that. Even in the states honestly.
Andy *********
@Tara ******
My mistake.

Thank you for correcting me.
Tara *******
@Andy ********
No worries.
Andy *********
@Tara ******
False.

Honestly.
Tara *******
And that article states exactly what I said. It gives the provision to break the lease. The court system often canā€™t require a landlord to fix things because that opens up a can of worms with it being a gray area. If a repair for $60k pops up it would require it to be repaired. Thatā€™s why it is the way it is. Itā€™s to protect the landlord from that happening
Andy *********
Tara Dixon

Depends on the state?

I guess I was wrong to make a blanket statement.
Tara *******
@Andy ********
The laws and systems depend upon the state. Each state governs their own real estate. Different licensing in each state. Different laws and systems. I have a lot of realtor friends in other states and they do things completely different from Florida.
Jeh *****
ORIGINAL POSTER
@Tara ******
I just uploaded the Lease In case anybody wants to take a stab at it.
Tara *******
@Jeh ****
Iā€™m actually super curious to see leases there. Iā€™ll def take a look!!
Andy *********
Thai Consumer Protection Board

02 141 3437

*****************************
Ian ********
fill it with soil and grow ya own weed... or fill it with water and chuck some fish in it... who the fcuk wants a hot tub there?
Ian ********
u r brand new šŸ¤£
Jeh *****
ORIGINAL POSTER
Ian Carton The ladies love it. Especially, with a seaview!
Nigel *********
@Jeh ****
Thems aint ladies.... you been done a second time
Paul ********
Paul ********
Bet your Paying big money
*****
Mike ******
I would doubt you will ever use a hot tub here, as it is never cool enough to enjoy. I have stayed in many hotels in Asia and have never seen a hot tub. Not saying there aren't any just that there are few customers that would want to use one. A Jacuzzi on the other hand might be quite relaxing.
Wylie *******
@Mike *****
chaing Mai can definitely get cold enough in the morning and late evenings to make a hot tub nice. Hell, I just got back from looper which is always busy with people in the hot water, with no jets. I've actually searched for places that had one but like you said they are not popular here. Hot water with no jets is, with jets not so much for some reason.
Angelik *******
@Mike *****
it depends on a house. I live in the south, but my current house gets really cold in rainy season, I would love to use a hot tub and a heater.
Jeh *****
ORIGINAL POSTER
@Mike *****
You know, I believe it is a jacuzzi. The names are often synonymous. But I know there's distinctions.
Phil ******
@Jeh ****
usually these tubs don't have heaters as thailand weather heats them naturally. However if your lease specially says "hot water" then approach your lessor and ask for it to be hot.

Personally I wouldn't bother.
Mitchell *******
Thailand is... different. But since it is a European owner, let him know that you will fix the heater, and take it off next month' rent. He may agree. Otherwise, you may just have to get it fixed on your dime. It probably won't cost you too much anyway.

And remember. This is Thailand. Getting mad at the locals will get you nowhere.
Jeh *****
ORIGINAL POSTER
@Mitchell ******
I've been in Thailand for almost 6 years out of the last 8.
Jonathan ********
@Jeh ****
so you know "almost" as "little", "moment" and "now" is meaningless šŸ˜‚
Steve **********
@Mitchell ******
This lesson should become a mantra.

'Dont get mad at the locals'
James ***********
Tell the landlord you will manage the repair and deduct the cost from next month's rent....(presumably the hot tub was a reason for you to rent & an asset the owner used to attract you to the property...and supports the rental price.)
Christopher ******
You could do the legwork of finding a repair service, getting an estimate to install/fix the heater, then offer to split the price with landlord? I mean if you want it done sooner rather than later.
Jamie *************
Very unlikely that they even care. You have two options, from my experiences, either pay for repair yourself, or leave it and deal with it. Third option...lose your deposit and move out. They have really very little recourse on trying to uphold the lease with you. Most just keep the deposit and rent it out to someone else a week later
Christopher ******
@Jamie ************
whether true or not, a lawyer once told me that the landlord can keep the deposit but if he wanted to sue to enforce the contract it could take a long time and the property has to remain not-leased and empty the whole time.
Jamie *************
@Christopher *****
ya, they're not going to risk money from another tenant, trying to chase down a foreigner for a few bucks. Especially if they're at fault for something.
Paul ********
Repairs of stuff like this in Thailand are usually comparatively inexpensive. Personally, after talking with owner and getting nowhere, I would pay a guy to repair it (or more likely just do it myself) and get on with my life.

Others will tell you to fight like hell. Up to you how you spend your time, money, and energy.
Jeh *****
ORIGINAL POSTER
@Paulo ********
Thank you. This was my first thought also. As I have just moved in, I thought it might be a good time to check all options.
Greg ********
'hot tub' is a north American term where it is necessary, jacuzzi or Spa is used elsewhere, I would be surprised if it has a heater built into it.
Phil ********
Empty the tub. Clean the bird shit out.

Get a long enough yard hose and connect it to the kitchen tap and refill the tub with hot water.

Get a cover or tarp to cover it.

šŸ™ƒ

TIT
Phil ********
so let the birds be.
Jeh *****
ORIGINAL POSTER
@Phil *******
Why not make an aquarium out of it also.
Jeh *****
ORIGINAL POSTER
@Phil *******
all the bird mess is happening on the side and under the tub. It would need to be disconnected and lifted up to be cleaned. Then a guard would need to be placed on the exposed side of the balcony as it's wide open.

Is this something a new tenant should really be doing...
Durrant ********
This is not the States. You should have done your research properly.
Braulio *********
@Durrant *******
Perhaps Thailand is not a wise location for the OPā€¦.Jai Yen
Jeh *****
ORIGINAL POSTER
@Durrant *******
Thanks for your help Durant. Any more genius suggestions?
Durrant ********
@Jeh ****
yes its Thailand anything goes even the legals support their own.
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