We reviewed the terms in 604 listings from our catalogue in autumn 2026. Here is what landlords and tenants usually agree on for the deposit, advance payment and lease term — and what to check before signing.
Security deposit
The deposit is mentioned in 227 listings. In 90% of cases, it is equal to two months' rent; less often, it is one month (19 listings) or three months (3 listings). The deposit is returned after move-out, minus the cost of any damage and unpaid bills. It is best to specify the return period in the contract; it is usually up to 30 days.
Payment in advance
Almost always, tenants pay one month in advance (164 listings); occasionally, they pay two months (6 listings). At move-in, you usually pay the deposit and the first month's rent at once: with a two-month deposit, that is three monthly payments.
Lease term
Of the 276 listings that specify a term, 97% offer a lease of one year or longer. Six-month leases are uncommon (7 listings), and three-month leases are almost never offered. A shorter term usually costs 10–20% more.
Pets
Pets are mentioned in 161 listings: pets are allowed in 90, not allowed in 59, and considered on request in 12. If you are coming with a dog or cat, it is best to search among pet-friendly listings from the start and include the animal in the contract.
What to check before signing
The contract should be in two languages — Thai and English or Russian. Check who pays for electricity, water, internet and pool maintenance (see the separate article). Make an inventory of the furniture and appliances, with photos taken at move-in. Confirm the deposit return period and whether the lease can be extended on the same terms. Also check who will handle your address notification: under the law, the immigration service must be notified of your arrival within 24 hours (form TM30). This is the responsibility of the owner, property manager or whoever provides your accommodation, so ask in advance who will do it.
Frequently asked questions
What deposit do landlords usually ask for in Phuket?
Most often, it is two months' rent — this is the case in 90% of our listings that specify a deposit. One- or three-month deposits are less common.
How much do I need to pay when moving in?
Usually, the deposit and the first month's rent in advance. With a two-month deposit, that is three monthly payments.
Can I rent a home for 3–6 months?
Yes, but the choice is smaller: 97% of listings with a stated term offer a lease of one year or longer. A shorter term usually costs 10–20% more.
When is the deposit returned?
After move-out, minus the cost of any damage and unpaid bills. Put the return period in the contract — it is usually up to 30 days.
Who registers a tenant with the immigration service?
The owner, property manager or whoever provides the accommodation must do it within 24 hours of move-in (form TM30). Agree in advance who will handle it.