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Answereda year ago

What should I do about my landlord's threats after a flooding incident in my rented house in Thailand?

Cole *****
asked Oct 27, 2025
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Hi all, have a non visa related question and would really appreciate any advice. Pardon the long post.

I’m currently living in a rental house which has about 1 month left on the lease. A pipe recently burst while no one was home and basically flooded the entire interior. I called the agent immediately upon getting home and finding out about it and she sent a plumber to fix the burst pipe and cleaners to clean up the mess. I was told by the agent on that day that the landlord had been informed and was going to be responsible for all damages and cleaning incurred.

However the agent is now telling me that the landlord has completely changed her tone after speaking to her lawyer and has gone back on everything she had said. Not only is she not going to repair or clean up the mess, she is insisting we are to be responsible for everything. The landlord has sent us a letter through the agent demanding we repair all damages, clean up the property and to pay for it all. She has also mentioned that we do not have the option to move out prematurely because of this incident and if we do so, it would be considered breaking the terms of the lease and our entire deposit would be forfeited. According to the landlord, we are fully responsible due to our “failure to properly attend to and prevent the situation in a timely manner”.

To put the icing on the cake the landlord has also threatened to involve the police and to take legal action if we do not comply. She claims our passports will be confiscated by the authorities and we will not be allowed to leave the country until the matter has been settled. According to her, this is the law.

I am a foreigner who is retired here in Thailand and I’m honestly quite taken aback by her response. Could anyone here please offer some advice on my next step? Am I truly at fault for this? What should I do next?
Answer summary
A tenant living in a rental property in Thailand has encountered issues with their landlord after a pipe burst, resulting in significant flooding. The landlord initially agreed to cover the repair and cleanup costs but later reversed this decision, demanding that the tenant handle all expenses and threatening legal action. The community advises the tenant to seek legal assistance, emphasizing that such disputes are typically civil matters and that police involvement is unlikely. Recommendations include documenting the situation, potentially moving out before the lease ends, and understanding that landlords may not return deposits as expected.
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Steve ****
Steve ****
Get a new rental. Shiftless landlord. You’re not getting your deposit back
David ********
David ********
Landlord had a lawyer send a scary letter. It's BS, she's bluffing. Get your own lawyer to send a threatening letter right back. I'd be inclined to threaten both her and her lawyer too, but not if advised otherwise by my own guy. Let your lawyer do the wording, that's his job.

I would have already kissed the deposit goodbye anyway. I amortize 100% over the life of the lease and act surprised when I get
***
-
***
back. Fun money! Thai rentals just don't work like we'd expect in the west. They just don't. Getting 100% back is a naive westerner concept here. In your situation I'd expect zero back for sure, but I damned sure wouldn't be paying anything above and beyond.

Also in your situation, I'd expect to be moving. This is a pissing contest that, now that it's started, isn't going to have a [ahem...] happy ending.
Cole *****
Cole *****
OP
@David *******
my sentiments exactly, will be getting a lawyer asap. the money is one thing but this just isn’t right.
โธมัส ************
โธมัส ************
3 times i didn't get back the damage deposit i've paid to the Landlord. That's Thailand. I don't know how much the repair and cleaning costs are but a Lawyer will cost you more. Cleaning and repairing a pipe sounds not so expensive.
Cole *****
Cole *****
OP
@โธมัส ***********
she is saying we have to pay for all damages and cleaning due to this incident on top of her keeping our deposit as we are “breaking the contract” and “the deposit is not enough to cover her losses”. Even if the lawyers costs more I don’t have a choice, this is too much.
Sylvia ********
Sylvia ********
@Cole ****
I recommend you seek professional advise with Mr
@Nitiwat ************
at Ken International Law office, he is very reliable and my lawyer for over 16 years
Sylvia ********
Sylvia ********
@โธมัส ***********
lawyer is free for 30 mins and then just write a letter, small fee. Stand up for your rights
โธมัส ************
โธมัส ************
@Sylvia *******
i have learned my lessons in 21 year here in Thailand . But you can do what ever you want with your money
Dave **********
Dave **********
She will leave you living in an uninhabitable house. Take lots of pictures. Save the contract. Save all responses by the agent as they are the correct response to this. Get a plumber in to state what happened on paper. She would have kept your deposit so it is lost already. Get legal advice. Send her a letter stating the house is now uninhabitable and that legally she is responsible to maintain. As such the contract is frustrated and you are leaving and not paying the last months rent. Send it after you move out. Leave her no opportunity to use any influence she may have with the police. The police are not interested in most civil matters. Your passport and status in Thailand are not at risk. Sad she is this way but my suggestion will help you cut your losses and move on with your life.
Von ***********
Von ***********
@Dave *********
very reasonable and constructive way of dealing with this dilemma.
Cole *****
Cole *****
OP
@Dave *********
yes i will do all that, thanks for the advice
Chris *********************
Chris *********************
You will be lucky to get your full or any deposit back ,from a thai landlord,
Wannikea *********
Wannikea *********
1 month left on the lease, cut your losses and leave.
Cole *****
Cole *****
OP
@Wannikea ********
she is saying we have to pay for all damages and cleaning due to this incident on top of her keeping our deposit as we are “breaking the contract” and “the deposit is not enough to cover her losses”. I’m afraid i’m not in a position to cut and run.
Wannikea *********
Wannikea *********
@Cole ****
you owe nothing, it's not your responsibility that the pipes burst. Finish your lease and leave. Likely no matter what this landlord is gonna do whatever to milk the deposit.
Kim *********
Kim *********
@Wannikea ********
what an advice. Just bow your head and accept that crap? No way
Damo ***********
Damo ***********
@Kim ********
this is Thailand… you understand that right?
Kim *********
Kim *********
@Damo **********
no - a realistic reply. You do know there are lawyers here? You do know extortion is a criminal offense? But you just go on accepting any injustice - up to you of course and I don't care. The "funny" reply was the reply I replied to.
Damo ***********
Damo ***********
@Sylvia *******
I understand... cut the losses and move......of course you can give me drinks hahaha
Sylvia ********
Sylvia ********
@Damo **********
sorry I meant not even talk to the owner, many loose their temper, better ignore her and deal with it professional, she'll be surprised when a letter arrives
Damo ***********
Damo ***********
@Sylvia *******
i not shout at anyone…. Go have some some drinks
Sylvia ********
Sylvia ********
@Damo **********
if use a lawyer, no shouting at the owner, we do have rights
Damo ***********
Damo ***********
@Kim ********
funny reply….
Kim *********
Kim *********
@Damo **********
funny question - so what?
Sylvia ********
Sylvia ********
Above comments are correct, not a police matter. Certainly see a lawyer, most give 30 mins free consultation and send her a letter! She thinks she can scare you, you show her your also in control of the situation
Cole *****
Cole *****
OP
@Sylvia *******
yes definitely speaking to a lawyer now. can’t let bullies get away with it.
Matty ****
Matty ****
Get a lawyer now . And quickly..

With that type of landlord you were never going to get your deposit back anyway , they would have found something..

This is the truth.

Many of the contracts in Thailand are so basically worded that it leaves a lot of room for interpretation. And also denial to cover what should be their responsibility.

They are not going to seize your passport and the police would not even want to waste their time with something like that.. making a threat like that in itself could be considered a crime.

Send a copy of a contract to a lawyer..

Obviously that person thinks they can bully you, because you are a foreigner.

Unless they can prove that you did something wrong or negligent that caused that damage

( I doubt you went and destroyed a pipe on purpose as no normal person would do that)

That would be covered under normal wear and tear which is usually always worded in some way.

I had a bad landlord and settled with only getting 60,000 back out of my 120k deposit when I moved here for the first year . I lost 50% of my deposit even after installing an extra air conditioning upstairs. Not everyone is so great.

.

Usually a lawyer will consult with you remotely for free and sometimes they will even send a notice of intent to take legal action for a small fee! .
Cole *****
Cole *****
OP
@Matty ***
thanks for the advice, a lawyer it is.
Brandon ************
Brandon ************
These types of things are a civil matter, and police don't want anything to do with it. They are most certainly not going to come and arrest you and seize your passport.

Your lease should indicate who is responsible.

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