On this page
State the amount and handover date
Check the agreement and payment record. Give the original deposit, any amount already returned and the date the keys were handed back. If final bills remain open, identify them and ask how they will be settled.
Check the applicable return period
Read the lease and establish whether the landlord falls under Thailand’s controlled residential rental-business rules. For covered operators, the official standard distinguishes a return without damage from a balance after actual damage deductions: seven and fourteen days respectively after the tenancy ends and possession is recovered. These periods should not be applied indiscriminately to every landlord. Other cases require the valid agreement and applicable law to be considered.
Make a usable request
For example: “I handed the property back on [date]. The original deposit was [amount]. Please confirm the refundable balance and payment date. My account details and handover record are attached.” Use a channel both parties can retain. Keep the response and payment record. If a deduction is disputed, address that particular item separately.
If a deduction is disputed, read Dispute a Rental Deposit Deduction.
Sources checked 4 November 2026: Office of the Consumer Protection Board: residential rental contract guidance, May 2026.
Ownership, tax and visa rules change and individual situations differ. This is general information, not legal advice — confirm with a qualified professional before acting.
Take the next step
Browse Chiang Mai homes or ask our local team for tailored help.