On this page
Short answer: Most long-term rentals in Chiang Mai are 12-month contracts with a deposit of two months' rent plus one month paid in advance. Tenants provide a passport (and visa, for foreigners) or Thai ID. Before moving in, obtain a written contract, a signed furniture inventory, and dated photos of the meter readings.
Typical terms and costs
- Lease length: 12 months is standard. Shorter terms are available but cost more per month.
- Deposit: usually two months' rent, refundable at the end subject to the inventory and unit condition.
- Advance rent: normally one month.
- Utilities: electricity and water are paid by the tenant. Some buildings charge ฿6–8 per electricity unit against the government tariff of roughly ฿4–5, which matters for heavy air-con use.
- Other fees: internet, common-area and parking charges may apply. A furnished unit typically costs ฿1,500–4,000 more per month than the same unit unfurnished.
Documents required
- Passport with a valid visa or immigration document (foreign tenants), or a Thai ID card.
- Proof of income or employment for some premium units.
- A tenancy agreement in a language the tenant understands.
Checks before signing
- Confirm the person letting the unit is the owner or is authorised to do so.
- Record electricity and water meter readings on the first day.
- Agree a written furniture and condition inventory, supported by dated photos.
- Clarify the notice period, early-termination terms, and responsibility for repairs.
Areas and indicative rents (2026)
Nimman offers cafés, coworking and walkability, with mixed units averaging around ฿25,000/month. The Old City and Santitham are more central and lower-cost, with one-bedrooms from about ฿9,000. Hang Dong, San Sai and Mae Rim suit tenants who want a whole house, typically ฿25,000–60,000/month for two to three bedrooms. City-wide, studios average ฿9,000, one-bedrooms ฿14,000 and two-bedrooms ฿24,000.
Getting the deposit back
The deposit is normally returned when the unit matches the move-in inventory, allowing for fair wear and tear, and utility bills are settled. A signed inventory and dated photos are the main protection against disputes.
Current listings are available on the Chiang Mai rentals page, and there is more detail in the long-term rental guide.
Frequently asked questions
How much deposit is normal?
Two months' rent as a refundable deposit plus one month's advance rent, for a 12-month lease.
Can I rent short-term?
Yes, though monthly rates are higher. Daily short-term letting of condos is restricted by the Hotel Act and by many buildings' rules.
Are utilities included?
Rarely. Electricity and water are usually billed separately; check the per-unit electricity rate before signing.
General guidance only, last reviewed July 2026 — not legal advice. Read the tenancy agreement carefully and seek advice if any term is unclear.