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清迈租房押金：上限、退还期限与纠纷

有三套及以上房源的房东，收取的预付租金加押金合计不能超过三个月租金。如果你没有造成损坏，押金会在租约结束后七天内退还。扣除维修费用后，剩余部分在十四天内退还。

阅读英文版 (Read this guide in English)

本页目录
  1. 这个上限管得到你的房东吗？
  2. 押金上限
  3. 写进合同
  4. 拿回押金
  5. 房东扣着不退怎么办
  6. 付款之前
  7. 步骤
  8. 常见问题

出租三套及以上房源的房东，收取的预付租金加押金合计不能超过月租金三个月。把租金乘以三，就是上限。

这个上限、退还期限和扣款规则，都来自皇家公报关于住宅楼出租的通知及其标准租约范本。完整租约清单：租房合同指南。更多入住步骤：在清迈租公寓。

这个上限管得到你的房东吗？

它覆盖的是把三套及以上房源——无论在一栋楼还是多栋楼——出租给个人租客的房东。宿舍和酒店另有法律，不在范围内。这份通知自2025年9月4日起生效。

问清楚房东一共出租多少间房或多少栋房子。只有一两套房源的房东不受这份通知的上限和退还期限约束，所以租约本身就是你的保障：把金额和退还天数写进租约，并让对方签字。

押金上限

租约把两笔钱分开处理。押金是针对损坏的担保。预付租金是针对租金的担保，在结束时退还，或抵作最后一个月的租金。在短期租约（三年及以下）中，允许房东收取的这两笔钱合计超过月租金三个月的条款是禁止的。

ข้อสัญญาที่กำหนดให้ผู้ประกอบธุรกิจมีสิทธิเรียกเก็บค่าเช่าล่วงหน้าและเงินประกัน เมื่อรวมกันแล้วมีจำนวนเกินกว่าสามเดือนของอัตราค่าเช่าที่คิดเป็นรายเดือน

编者译文：规定房东有权收取预付租金和押金、且两者合计超过三个月月租金的合同条款。

皇家公报第142卷，2025年6月6日特刊第211 ง 部分，第6.1(2)条（ข้อ ๖.๑ (๒)）

泰国皇家公报页面，按编号段落列出被禁止的租约条款。
公报上列出被禁止的租约条款的页面，其中包括押金上限。 来源: Royal Gazette vol. 142, special part 211 ง, page 82 (OCPB-hosted copy) (在新标签页中打开), 截图于 2026年10月14日

所以两个月押金加一个月预付租金，正好在上限之内。再多就是标准租约禁止的条款。你如果没有过错，房东也不能没收你的押金或预付租金。

写进合同

标准合同范本里，押金和预付租金各有单独一栏，两栏都要填。付款要转入房东或公司名下的账户。签字前，拿着房东必须准备的书面状况记录，一起查看房屋，并保留你那份。这份记录就是你搬出时的证据。

拿回押金

如果你没有造成损坏，押金会在租约结束、房东重新收回房屋后七天内退还。房东按你指定的方式退还，费用由房东承担。

如果你确实造成了损坏，房东只能扣除实际维修费用，剩余部分在十四天内退还。可以要求查看维修收据。这些都是标准合同范本的条款，受约束的房东租约必须遵循其实质内容。

正常损耗不算你的账。正常使用造成的损坏，或并非你过错的原因，都不允许扣款；规定你要为这类情况负责的租约条款是禁止的。

泰文租约范本页面，含发票、状况记录和押金退还的条款。
范本中关于退还押金的条款。 来源: Standard short-term residential lease form A, annex to the notification, page 5 (OCPB-hosted copy) (在新标签页中打开), 截图于 2026年10月14日

如果你在固定租期过半后提前搬走，提前三十天书面通知且不欠租，已预付的未来租金会在通知后七天内退还。

房东扣着不退怎么办

  1. 发书面催告，引用租约里的退还期限。留一份副本。
  2. 打OCPB热线1166。
  3. 口头或书面提起消费者诉讼。清迈的租房就是清迈法院，或者房东居住地的法院。

消费者在案件审理期间不交诉讼费，但最后仍可能被判负担费用。带上租约、状况记录、付款记录和你与房东的聊天记录。

付款之前

  1. 问房东一共出租几套房源。
  2. 核对押金加预付租金是否超过三个月租金。
  3. 把两笔金额都写进租约。
  4. 付款到房东或公司名下的账户。
  5. 保留你的状况记录。
  6. 把退还天数写进租约。

↑ 本页目录

英文指南中的图表

图表中的文字为英文。

Deposit: the cap and the return clocks Standard short-term lease, operators letting three or more units Advance rent plus deposit: three months of rent at most Cap No damage: deposit returned within seven days Seven days Repair cost deducted: the rest within fourteen days Fourteen days Early exit: prepaid rent returned within seven days of notice Seven days ChiangMaiJao.com · Source: Royal Gazette notification on residential building rental, 6 June 2025, clause 6 and standard form A, clauses 10 and 13 Verified 14 Oct 2026 · Re-checked every 6 months Deposit: the cap and the return clocks Standard short-term lease, operators letting three or more units Advance rent plus deposit: three months of rent at most Cap No damage: deposit returned within seven days Seven days Repair cost deducted: the rest within fourteen days Fourteen days Early exit: prepaid rent returned within seven days of notice Seven days ChiangMaiJao.com · Source: Royal Gazette notification on residential building rental, 6 June 2025, clause 6 and standard form A, clauses 10 and 13 Verified 14 Oct 2026 · Re-checked every 6 months
The cap and the return deadlines side by side.
放大图表

步骤

  1. 确认房东是什么身份问房东一共出租几套房源；这份通知覆盖有三套及以上房源的房东。
  2. 算一下上限在短期租约中，预付租金加押金超过月租金三个月的条款是禁止的。
  3. 把金额写进租约标准合同范本里有押金金额和预付租金金额两栏。
  4. 付款到房东或公司名下的账户，并保留记录范本写明要转入房东名下的账户。房东要准备一份房屋状况的书面记录，并交给你一份。
  5. 搬出时索要押金如果没有损坏，房东会在租约结束、重新收回房屋后七天内退还。
  6. 被扣下就投诉先发书面催告，再打OCPB热线1166，然后口头或书面提起消费者诉讼。

未确认： 只有一两套房源的房东不在第4条范围内。这类房东没有规定的退还期限，所以要把退还天数写进租约。消费者法院是否受理针对只有一两套房源房东的押金诉讼，尚不清楚；立案前先问法院登记处。

评论 (9)

  1. biitsplease

    2 months deposit + first months rent is the norm. Lived here almost 5 years and it’s what I’ve always done, and everyone I know does the same - of course you can transfer your rent / deposit, I use wise for that purpose. Also, always make sure to confirm that you’ll get government rate on electricity and you’ll receive and pay the bill directly, not through the landlord - sounds like you already are paying the fair price, but some landlords cheat with that, so keep that in mind. Lastly, make sure your landlord is willing to do TM30 updates every time you travel. It takes them less than a minute to do online, but some landlords refuse to do it more than one time when you move in.

    1. biitsplease

      And it’s totally normal to not have a break clause - you move out early, you lose the deposit, that’s the way it works here

  2. Due-Tea5579

    Landlord refuses to send Deposit back?! I am living in Chiang Mai, and my rental contract has ended. My landlord is supposed to return my 16,000 THB deposit. I asked him if he could transfer it to my friend’s Thai bank account, since I don’t currently have a Thai bank account myself. I’m willing to give him a signed authorization saying that I authorize the payment to my friend. He said he would prefer to transfer it to an account in my own name. The problem is that I’ve already tried opening an account at several Thai banks, but they refused because of my current visa/immigration status. So getting my own Thai bank account doesn’t really seem possible at the moment. What should I do if he refuses to transfer the deposit to my friend’s account? Can he simply refuse to return the deposit because I don’t have a Thai bank account in my own name? I payed the money via bank transfer with Revolut, so Idk why he just cant send it back tho. But he hates me so, he will do me no favors.

    3 条回复

    1. Let_me_smell

      > Can he simply refuse to return the deposit because I don’t have a Thai bank account in my own name? Yes he is allowed but a signed authorization with a signed copy of your passport and signed copy of the account owners passport/ID is sufficient to allow him to transfer. He is allowed to delay the funds to prevent fraud or money laundry but once he has the paperwork to cover his ass he has to transfer the funds.

    2. hawk256

      Ask for cash. If he refuses then go to the local police. They will generally mediate between the two parties.

    3. ContributionEasy6513

      Cash in hand, you can pose with a picture for him. >he would prefer to transfer it to an account in my own name. What he prefers is of no concern. He has 7 days to return it, or whatever was written in the contract. >But he hates me so, he will do me no favors. Cool, if he refuses, say you will escalate it to the police. CM Police in Old City are pretty good. Landlords love to screw people over with the deposit. Wait until he finds issues with the property which magically amount to the value of the bond ;)

查看全部 9 条评论

  1. Excellent_Badger123

    Rental deposit issue I’m an expat living in Chiang Mai who’s been renting in the same building on a year long lease. I moved recently even though I had prepaid my landlord through the entire term of our rental agreement which ends in February. I also paid a 2 month deposit and 5000 baht a month for utilities. He doesn’t plan to repay the prepaid rent and has said he will take that time to do some upgrades before offering the place for rental in January or February. I suppose that there is no recourse even though he could certainly find a tenant for peak season in December if he wanted. My question is about the deposit. What deductions are normally taken out of rental deposits here? He’s mentioning storage fees, a broken chair, deep cleaning, excessive utility bills, etc. I left the place clean and in good condition. Is this normal? Am I being hosed?

    2 条回复

    1. ThaiLazyBoy

      The non-return of rental deposits is practically a national sport in Thailand. I believe 8 out of 10 foreigners renting long-term face this issue. If you don’t have photos or videos showing the condition of the apartment and its contents when you moved in/out, you won't be able to prove anything, even if you go to the police. Landlords understand that you’re only here temporarily, so they may take advantage of you, knowing there’s little you can do about it. It’s also important to understand that if you signed a lease until February but moved out earlier, the landlord has the right to withhold your deposit since you breached the contract terms. This causes them to lose income and incur expenses for finding another tenant. If you still have a copy of the rental contract, try contacting the tourist police. They are the only ones who might be able to assist you in this situation by mediating with the property owner.

    2. ThaiLazyBoy

      Do this as soon as possible before the landlord spends your money. Otherwise, it may take a long time. Name of the law ประกาศคณะกรรมการว่าด้วยสัญญา เรื่อง ให้ธุรกิจการให้เช่าอาคารเพื่ออยู่อาศัยเป็นธุรกิจที่ควบคุมสัญญา พ.ศ.2562

常见问题

清迈的房东最多能收多少押金？

对于有三套及以上房源的房东，预付租金加押金合计超过月租金三个月的条款属于禁止条款。

两个月押金加一个月预付租金合法吗？

合计正好是三个月，也就是短期标准租约的上限。

押金必须在多久内退还？

有三套及以上房源的房东：如果租客没有造成损坏，在租约结束、房东重新收回房屋后七天内退还。因损坏扣除费用后，剩余部分在十四天内退还。只有一两套房源的房东，通知没有规定期限。

七天退还是法律规定，还是只是合同范本里的条款？

这是标准合同范本里的条款，受约束的房东租约必须使用与该范本实质内容和条件相同的条款。

房东究竟能从押金里扣什么？

只能扣房东为修复租客造成的损坏实际支付的费用。正常使用、正常使用造成的损耗，以及并非租客过错的原因，都不在此列。可以要求查看维修收据。

房东能以正常损耗为由扣下押金吗？

正常使用造成的损坏、正常使用造成的损耗，以及并非租客过错的原因，都不允许扣款。规定租客要为这类损坏负责的条款是禁止的。

如果我没有做错任何事，房东能扣下我的押金吗？

规定房东在租客无过错时可以没收押金或预付租金的条款是禁止的。

退还押金的费用由谁承担？

房东承担按租客指定方式退还押金的费用。

押金不退，可以去哪里投诉？

先发书面催告，再打OCPB热线1166，然后提起消费者诉讼，可以口头或书面提出。案件可以在案由发生地的法院提起——清迈的租房就是清迈法院——也可以在房东居住地的法院提起。

押金诉讼要交诉讼费吗？

消费者从立案到审理全过程免交全部诉讼费，但最后阶段仍可能要负担费用。

本文是依据上述来源核实的一般信息，不构成针对你个人情况的法律意见。价格、规定和营业时间可能变化，请到现场再确认一次。指南的核实方式见： How we check （英文）。

发现错误？ 请告知编辑。