Renting

Renting Long Term in Hua Hin, a Practical Guide to Leases, Deposits, Utilities and TM30

What to expect from a long-term rental in Hua Hin, from deposits and advance rent to electricity billing, TM30 reporting, move-in inspections, notice periods and getting your deposit back.

6 min readUpdated 20 October 2026

A long-term rental in Hua Hin is the easiest way to settle in, test a neighbourhood and decide whether you want to buy later. Most of the market works on simple monthly leases, but terms vary a lot between a private owner with one condo and a company that rents out many units.

This guide covers how a long-term rental in Hua Hin usually works, what to check in the lease, how utilities are billed, and how to protect your deposit.

How long-term leases usually work

Long-term usually means a lease of several months or more, with rent paid monthly. Twelve months is the most common term, and six-month leases are often available, sometimes at a higher monthly rent. Shorter stays are a different market and, for condos, often limited by law and building rules. See our guide to renting out your Hua Hin property for the owner's side.

At signing you normally pay a security deposit and the first month's rent in advance. The amount of the deposit is agreed between the parties. Ask for a written receipt for every payment and keep it.

Since 4 September 2025, a Consumer Protection Board notification controls residential lease contracts for landlords who rent out three or more residential units. For those landlords it limits the deposit and advance rent (for monthly leases, to no more than three months' rent), sets time limits for returning deposits, and stops utilities being charged above official tariffs. Many private owners with only one or two units fall outside it, so read your contract carefully either way.

What is usually included

Most rentals in Hua Hin are offered furnished. Before you sign, check in writing:

Furniture, appliances and air conditioners included, ideally as a list attached to the lease.
Whether the rent includes common-area fees (for condos) or village fees (for houses).
Who pays for internet, cable TV, garden and pool care, and pest control.
Who pays for air conditioner cleaning and minor repairs, and who handles major repairs.
Parking, pets, smoking, and whether guests may stay.

Electricity and water

How you pay for utilities matters as much as the rent.

In Hua Hin, electricity is supplied by the Provincial Electricity Authority (PEA). Water usually comes from the Provincial Waterworks Authority (PWA), though some housing estates have their own supply. When the meter is in the owner's name and you pay the official bill, you pay the government tariff.

Some landlords charge their own rate per unit instead, or a fixed monthly amount. For landlords covered by the 2025 notification, charges cannot exceed the official tariff, and you can ask to see the cost data. If your landlord is not covered, a higher private rate is a matter of contract, so ask the rate before you sign and compare it with a recent official bill.

Air conditioners and pool pumps use a lot of electricity in the hot season. Ask the owner for a few recent bills to get an idea of real costs.

TM30 and your own reporting duties

Thai immigration law requires the owner, house master or possessor of a residence to notify immigration when a foreigner comes to stay there. This is the TM30 notification. It is generally due within 24 hours of the foreigner's arrival, and fines for late or missing notifications apply to the owner or possessor.

As a tenant, you also benefit from it. Immigration offices commonly ask for proof of the TM30 when you apply for a visa extension or make other reports. Ask your landlord or agent to file it promptly and send you a copy of the receipt.

Foreigners have their own duties too. If you stay in Thailand more than 90 consecutive days, you must report your address every 90 days, in person, by post or online where eligible. In some cases you must also notify immigration when you change address. Check with Hua Hin immigration, as local practice can differ.

Move-in inspection

A careful inspection on day one is the single best way to protect your deposit.

Walk through every room with the owner or agent before you move in.
Photograph or film every wall, floor, appliance and piece of furniture, including existing scratches and stains.
Test the air conditioners, hot water, taps, toilets, lights, sockets, door locks and windows.
Record the electricity and water meter readings with a dated photo.
List keys, key cards and remote controls handed over.
Have both sides sign the inventory and keep a copy.

Report any problem in writing within the first days so it is not blamed on you later.

Giving notice and getting your deposit back

Read the termination clause before you sign. Leases usually set a notice period, often 30 days, and say what happens if you leave early. Under the 2025 notification, a tenant of a covered landlord on a fixed-term lease may end it early once at least half the term has passed, with 30 days' written notice and all payments up to date.

At the end of the lease:

Book a move-out inspection with the owner and compare it with your move-in photos.
Take final meter readings and settle the last utility bills.
Return all keys and get a signed handover note.
Ask for any deductions in writing, with receipts.

For covered landlords, the notification requires the deposit to be returned at the end of the lease, or within 7 days if an inspection finds no damage, or within 14 days after deducting repair costs where there is damage. Normal wear and tear should not be charged to you.

Red flags

Be careful if you see any of these:

Pressure to transfer a deposit before you have viewed the property or met the owner or agent.
A person who cannot show the title deed, condo ownership document or written authority from the owner.
No written lease, or a lease in a language you cannot read with no translation.
A landlord who refuses to file the TM30 or to give receipts.
Advertised daily or weekly rentals in a condo, which may break building rules and the law.
Prices far below similar units nearby.

Find your next home

Browse long-term rentals in Hua Hin, or read choosing an area in Hua Hin first. If you are planning a bigger move, our Hua Hin moving guide covers visas, healthcare and schools. For a question about a listing, please contact us.