A Thai property management agreement should identify the contracting company or person, exact services, spending authority, fee schedule, rent and deposit controls, reporting cadence, tax-document responsibilities, insurance duties and termination handover. Do not give broad authority or property access without a written approval and accounting framework.
Who is the manager?
- legal name and business registration;
- authorized signatory;
- office and service contacts;
- bank account used for owner funds;
- insurance or professional credentials where relevant;
- subcontractors and delegated authority.
Which services are included?
- marketing and tenant enquiries;
- tenant screening and lease administration;
- rent collection and arrears follow-up;
- inspection and condition reports;
- repair coordination;
- juristic-person communication;
- move-in and move-out handling;
- owner reporting.
How should fees be stated?
- monthly management fee and calculation basis;
- leasing or renewal fee;
- inspection and project-management fees;
- repair markup or contractor commission;
- advertising and platform costs;
- tax treatment and payment timing;
- fees due after termination.
What authority does the manager have?
Separate routine authority from decisions that require written owner approval.
- maximum repair spend;
- emergency work authority;
- rent negotiation range;
- lease-signing authority;
- deposit deductions;
- legal notices or proceedings;
- access to the property and records.
How should rent and deposits be controlled?
- named receiving account;
- receipt and reconciliation process;
- deposit holder and ledger;
- owner remittance schedule;
- reserve balance if agreed;
- prohibited cash or personal-account handling;
- final accounting after move-out.
What reporting should the owner receive?
- rent received and outstanding;
- deposit movements;
- invoices and contractor evidence;
- inspection photographs;
- lease and tenant status;
- utility or common-fee issues;
- monthly and annual transaction exports.
How are repairs and contractors managed?
- approval threshold;
- quotation requirements;
- related-party disclosure;
- emergency notification;
- work inspection and warranty;
- invoice and payment evidence;
- handling of insurance claims.
What happens when the agreement ends?
- notice and termination date;
- final owner statement;
- transfer of rent and deposits;
- return of keys and access credentials;
- delivery of leases, records and contacts;
- tenant notification;
- ongoing claim or repair responsibilities.
Use Owners for owner resources, the directory for service providers and Learn for related guidance.
Control authority and money in writing.
Require traceable accounts, approval limits and a complete termination handover.
Find property management supportFrequently asked questions
What should a property management agreement define?
It should define authority, services, fees, rent collection, deposits, repairs, reporting, tax documents, insurance, termination and control of keys and accounts.
Should the manager collect rent into a personal account?
Owners should use a clearly identified account and written reconciliation process. Avoid unexplained personal-account arrangements or cash handling without receipts and authority.
Can a manager approve repairs without the owner?
Only within the written authority and spending limit. Emergency authority, notice requirements and documentation should be stated separately.
Who holds tenant deposits?
The agreement and lease should identify the holder, account, permitted use, records, deductions and refund responsibility.
How can an owner end the management relationship?
The agreement should state notice, final accounting, transfer of funds and records, tenant communication, key return and continuing obligations.
Sources & References
- Department of Business Development
- Revenue Department
- Office of the Consumer Protection Board
- Royal Thai Government Gazette
Primary and official sources are cited above. Government rules, fees and procedures in Thailand change over time and vary by office; always confirm current requirements with the relevant authority before relying on them. BAANLYY never takes paid placement in editorial content.
