# Chiang Mai Rentals: Deposits, Utilities & Hidden Costs > Demystify Chiang Mai rental deposits and the government-vs-landlord utility rate issue — standard terms, disputes and how to protect yourself. URL: https://chiangmaibrief.com/guide/deposits-utilities-landlord-costs/ Last-Modified: 2026-09-07 Author: The Chiang Mai Brief ## The two things that cost people money Rental disputes in Chiang Mai almost always come down to one of two issues: a deposit that didn’t come back, or an electricity bill three times higher than expected. Both are entirely avoidable, and both are avoided at the same moment — before you sign. This guide sits under our renting hub [/accommodation-and-renting/ →](/accommodation-and-renting/) and covers what to ask, what’s normal, and what to do when something goes wrong. ![A utility bill and calculator on a kitchen counter](/images/content/utility-bill-and-a-calculator-on-a-kitchen-counter.webp) ## Deposits: what’s standard | Rental type | Typical deposit | Paid alongside | | --- | --- | --- | | 12-month lease | 2 months’ rent | 1 month advance | | 6-month lease | 1–2 months’ rent | 1 month advance | | Monthly | 0–1 month | 1 month advance | So a 15,000 THB flat on a yearly lease needs 45,000 THB on day one. That’s the number to have ready, and it’s the reason a Thai bank account matters early. The deposit exists to cover damage and unpaid bills, not normal wear. In practice, what’s “normal wear” is decided by whoever has evidence. ## The move-in record This is the single highest-value twenty minutes in the whole rental process. On the day you get the keys, before you move anything in: 1. Photograph every room, wall, floor and ceiling. 2. Close-up every existing mark, scratch, stain, chip and burn. 3. Photograph the meter readings for electricity and water. 4. Test and film anything that doesn’t work — a socket, a tap, a window latch. 5. Email or message the whole set to the landlord the same day, with a short note. That message is your evidence. It costs nothing and it resolves virtually every deposit argument before it starts. ![Photographing a wall mark during a move-in condition check](/images/content/phone-photographing-a-scuff-mark-on-an-apartment-w.webp) ## The electricity markup Thailand’s Provincial Electricity Authority charges a regulated per-unit rate, currently in the region of 4–5 THB depending on consumption tier. Many condo landlords bill tenants at their own rate instead — 6, 7, sometimes 8 THB a unit. It’s legal in the sense that it’s contractual, and it’s extremely common. What’s not acceptable is a landlord who refuses to tell you the rate before you sign. Why it matters: a typical air-conditioned one-bedroom in hot season can consume 400–700 units a month. At the government rate that’s roughly 2,000–3,000 THB. At 8 THB a unit it’s 3,200–5,600 THB. Across March, April and May the difference is real money. **Ask for the per-unit rate in writing, before signing.** A landlord who answers straight away is telling you something good about how they’ll handle everything else too. Our guide to renting a condo [/guide/how-to-rent-a-condo-chiang-mai/ →](/guide/how-to-rent-a-condo-chiang-mai/) has the full list of pre-signing questions. ## Other charges to check - **Water.** Usually cheap and metered, sometimes a flat monthly charge. - **Common-area fee.** Some buildings charge tenants a monthly maintenance fee; many roll it into rent. - **Internet.** Rarely included. Budget 500–800 THB for fibre. - **Cleaning and aircon servicing.** Confirm who pays. Aircon servicing twice a year is normal and someone has to fund it. - **Parking.** Usually free for scooters, sometimes charged for cars. ## Getting the deposit back Three things decide this: **Notice.** Give the exact period the contract states, in writing. Verbal notice to a landlord who later doesn’t remember it is worth nothing. **Condition.** Clean the unit properly, including the aircon filters and the fridge. Fix anything you broke. **Handover.** Do a joint walkthrough with the landlord present, take final meter photographs, and settle outstanding bills there and then. If a deduction is proposed that you disagree with, ask for it in writing with a reason. Most landlords, faced with a documented move-in record and a calm request, drop it. If they don’t, the amounts involved rarely justify formal escalation — which is exactly why the photographs at the start are the real protection. Got questions? ## Common questions How big is a rental deposit in Chiang Mai? Two months' rent is the standard for a 12-month lease, paid alongside the first month in advance. Monthly and short-term rentals sometimes take one month or none. Always get a signed receipt stating the amount and the conditions for its return. Why is my electricity so expensive? Many condo landlords bill electricity at their own per-unit rate rather than passing through the government rate — commonly 6–8 THB per unit against roughly 4–5. Over a hot season with air conditioning running, that markup adds thousands of baht. Ask for the rate in writing before you sign. How do I make sure I get my deposit back? Photograph the unit's condition on move-in day and send it to the landlord in writing. Give the full notice period stated in your contract. Leave the place clean, settle final utility bills, and do a joint walkthrough at handover. Most disputes come down to the absence of a move-in record. More in this area ## Related guides Comparison ### 12-Month Lease vs Monthly Nomad Stays Choose between a yearly lease and flexible monthly stays in Chiang Mai — cost/flexibility trade-offs, deposits and who each suits. 5 min read [12-Month Lease vs Monthly Nomad Stays →](/guide/12-month-lease-vs-monthly-stays/) Step by step ### How to Rent a Condo in Chiang Mai Find and secure a Chiang Mai condo rental — where to search, viewing tips, contract basics and how agents work locally. 6 min read [How to Rent a Condo in Chiang Mai →](/guide/how-to-rent-a-condo-chiang-mai/)