A Thai rental should begin with a signed room-by-room inventory and condition report supported by dated photographs or video. Record every included item, existing mark, appliance condition, meter reading, key and access card. Without a shared move-in record, normal wear, pre-existing damage and missing-property disputes become much harder to resolve at move-out.
What information belongs at the top of the report?
- property address and unit number;
- landlord and tenant names;
- lease start date;
- inspection date and time;
- people present;
- number of attached photographs or files;
- date for reporting hidden or missed defects.
How should each room be documented?
Use the same sequence for every room so the move-out comparison is easy.
- walls, ceiling and flooring;
- doors, windows, locks and screens;
- lights, switches and sockets;
- curtains, blinds and rails;
- furniture and built-in cabinets;
- air conditioner and remote control;
- existing stains, scratches, chips or cracks;
- cleanliness and odour.
What kitchen items should be listed?
- refrigerator and freezer;
- hob, oven and extractor;
- microwave and small appliances;
- washing machine or dishwasher;
- sink, taps and drainage;
- cabinet doors, shelves and drawers;
- cookware, utensils and tableware;
- appliance model or serial numbers where useful.
How should bathrooms be recorded?
- toilet, basin, shower and bath operation;
- water pressure and hot water;
- floor drainage and sealant;
- mirrors, cabinets and accessories;
- existing mould, staining or leakage;
- ventilation or exhaust fan;
- water-heater condition and controls.
Which meter and utility details matter?
- electricity meter number and reading;
- water meter number and reading;
- date and photograph of each reading;
- internet equipment and account responsibility;
- utility billing method;
- outstanding bill status where available.
How should keys and access credentials be listed?
- front-door keys;
- mailbox and utility-room keys;
- access cards or tags;
- parking remote controls;
- digital-lock codes or devices;
- building deposits attached to cards or remotes.
How should photographs be organized?
Take wide photographs showing the room and close images showing the defect. Name files by room and item, and keep the original date information.
- photograph all walls and floors;
- include close-ups of every existing defect;
- photograph meter readings;
- photograph furniture and appliance condition;
- store copies where both parties can access them;
- reference file numbers in the written report.
What happens after the inspection?
- Both parties review the final report.
- Corrections and disputed items are marked clearly.
- Both parties sign or acknowledge the same version.
- The tenant reports missed defects within the agreed period.
- Repairs promised at move-in are tracked in writing.
- The same report is used at move-out.
Plan your move through BAANLYY Relocate, review renter guidance in Learn and find support in the directory.
Create one shared move-in record.
Store the signed report and original photographs with the lease and payment records.
Find rental supportFrequently asked questions
What is a rental inventory and condition report?
It is a signed record of the property's contents, existing damage, cleanliness, meter readings, keys and condition at the beginning or end of a tenancy.
Should photographs be attached?
Yes. Dated photographs and video strengthen the written report by showing the location and extent of existing marks, damage and included items.
Who should sign the report?
The landlord or authorized representative and the tenant should sign or otherwise acknowledge the final report and any attached inventory.
Should meter readings be included?
Yes. Record the meter identifier, reading and date for electricity and water, and identify how final bills will be calculated.
Can a tenant add defects after moving in?
The lease or handover process should provide a short written review period for defects not reasonably found during the initial inspection. Report them promptly with evidence.
Sources & References
- Office of the Consumer Protection Board
- Department of Lands
- Metropolitan Electricity Authority
- Provincial Electricity Authority
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.
