What deposit documents should a Pattaya renter keep?

Keep the complete signed contract set

Save the signed lease together with every annex and the page showing the deposit and prepaid rent. The OCPB model also includes condition, inventory, invoice, receipt and payment information, so those records should stay in the same tenant file rather than being scattered across messages and devices.

Keep the final version actually signed, not only an earlier listing or draft. Preserve readable copies of both parties' signed pages and any written amendment that changes the rent, deposit, utilities, supplied items or handover condition. This is an evidence-retention step, not a statement about how a court would weigh a document.

• Signed lease and every referenced annex.
• Deposit and prepaid-rent receipt or payment record.
• Agreed inventory and condition or inspection record.
• Invoices, receipts and matching transfer confirmations.
• Written amendments and notices exchanged during the tenancy.

Create dated move-in condition evidence

The official model recommends photographs before occupation. Photograph the room and supplied items before moving belongings in, keep the original date information and align the images with the written condition or inventory record. The purpose is to show what was recorded at handover, not to claim that photographs automatically decide a dispute.

Ask both sides to acknowledge corrections to the inventory or condition record in writing. If an item, count or visible defect differs from the annex, record the difference before accepting the final handover. Keep the acknowledged version with the other signed handover documents.

Preserve the payment and communication trail

For every deposit, rent or other invoiced amount, keep the invoice, receipt and matching proof of payment. A transfer image without the lease, invoice or recipient context is less complete than a linked record that identifies what the payment covered.

Keep later condition reports and written notices with the original move-in set. At move-out, request a written condition record and an itemized explanation for any proposed deduction. Do not overwrite the earlier photos or inventory when adding the final evidence.

Use OCPB periods only when scope is established

The attached Form A calls for deposit return when the lease ends, unless the operator needs to inspect tenant-responsible damage. If that inspection finds no such damage, return is due within seven days after lease end and the operator regaining possession. After permitted damage deductions, the remaining balance is due within 14 days from that same starting point. Normal wear is excluded; keep the dated move-out and possession record.

The 2025 notification defines the covered business as offering at least three residential rental units to individual tenants, counted across one or several buildings and including electronic channels. It excludes dormitories and hotels governed by their specific laws. Contracts made under the previous 2019 notification before the new rules took effect continue under that framework until they end. Confirm the business, type of accommodation and contract date before applying a protection.