Click the Links to Support our Sponsors >> Thai Friendly | Luxury Pattaya Condo Rentals | Le Pub Soi Diamond | Pattaya Investigations | Australian Adult Video | Babydolls Agogo | Max Performer | Mizz Thai Pattaya Girls | Agoda Users PLEASE READ | Pattaya News | Pattaya Bars | Agoda Hotels | Donating to the Forum | Add your Text or Event here

  • Announcements

    • Ru4Real

      Nude or not nude, that is the question   01/05/18

      An inordinate amount of the Moderators Teams time is spent on ensuring inappropriate images are removed from the forums where necessary as per Rule 29. On investigating why people have posted nude images in a non-advanced area, the vast majority of the feedback we've had has been "I didn't realise where I was".  Therefore, we have added a visual indicator to help you quickly identify whether you are posting in the advanced or the non-advanced area. If you are in an advanced area you will notice the page background is now a pale green - green for go.                               If you do not see the green background it is your responsibility to double check where you are on the site prior to posting any images/videos. This is doubly important for those using Tapatalk due to the fact we have no control over the Tapatalk theme (i.e. Tapatalk users will not see this visual indicator). Offenders will be sanctioned.
    • whitespider

      Agoda Users - PLEASE READ   18/08/17

      URGENT Attention Agoda Users - Agoda have reduced their cookie length from 90 days to just one day. If you use Agoda, and you would like the forum to receive the commission for your booking, please click any Any Agoda link here IMMEDIATELY prior to making your booking. If you click and then book the next day, without clicking a link again here, Agoda now simply keeps 100% of it. Many thanks to everyone who has supported us in the past - it is very much appreciated.  

Recommended Posts

landmann
Posted (edited)

I would need some assistance from other forum members who have experience in dealing with local real estate agents.

I want to rent a large condo in Pattaya from May 01.2018 onwards. The particular condo was listed for rent/sale with 3 real estate agencies in Pattaya and I contacted them one after another during the past week. Note: I am familiar with the building, location and area and therefore I wanted to close the deal before I finally arrive. The facts:

The 1st agency informed me that the condo is rented until May 2018
The 2cd. agency responded back and informed me that the property will not be rented anymore according to the owner
The 3rd. agency responded back and informed me that the condo is available for rent immediately.

Anyway, in order to finanlize the deal the real estate agent asked for the - I guess - usual 2-months deposit to be wired into their bank account before a rental contract will be issued. The amount is THB 150K. If I would comply with it I have obviously afterwards only minor options/chances to add for example an addendum (possible purchase, verification of furniture) or change any terms within the contract.  Accordingly I have asked the real estate company to provide me first with the full lease agreement and disclose dates of the owner before I wire the funds. This morning I received a blank standard lease agreement which I think is wired because I want to know with whom I am dealing with besides the agent. Overall circumstances are strange due to the different availability information I received from the agents before.

Does anyone here has some more experience in dealing with local real estate agents and how does it usually works to finalize a rental online or disclose certain information ? I obviously want to make sure that I have a condo once I arrive..... and that I am not dealing with a bad apple. Thanks for any help and assistance.

 

Edited by landmann

Share this post


Link to post
Share on other sites
Pattaya_Brian

I would run as far away from that as you can get. It sounds waaaaay too fishy.

If things go tits up, and from what you said it sounds like they will, you'll have almost no recourse getting your money back. 

Run Forrest, run.

Share this post


Link to post
Share on other sites
Larssonn

only advice to avoid headache is to avoid clown agents in pattaya like the plague , all information you provided how "professional" they are clearly states why and a rental starting like this ......... wont end well 

Share this post


Link to post
Share on other sites
dave01

Maybe not the advice you are looking for... BUT, the best advice I got from the blokes on the board prior to moving here, was come over, rent a place (hotel/condo/guest house) for a short period of time and have a look around and deal with people in person.

I know that is not what the OP asked, but as above, I don't like the sound of what is being offered to the OP by the agent.

Share this post


Link to post
Share on other sites
landmann

Thanks so far for your comments. I greatly appreciate them.

Thus, I am waiting for a condo coming up in this building for a while so I dont really have a chance to wait until I arrive at the end of April. By this time its probably gone again. Any recommendation on how to proceed and secure the funds ? Its really not that much but I hate to be cheated somehow. Any recommendation for a real estate agency who could handle this properly ? I understand that very few agents have exclusive listings in Pattaya. Sorry if I bother you too much but I am really looking forward to stay in Pattaya for one year... just got my Visa.

Share this post


Link to post
Share on other sites
JAI DEE MAK
Posted (edited)

What building is it in?

Don't feel pressured its a renters market here in Pattaya.

You should only pay a booking deposit say 30,000tb not two months  security deposit.

JDM

 

Edited by JAI DEE MAK

Share this post


Link to post
Share on other sites
landmann

Hi JDM

Its at Musselana in Na Jomtien. Thanks for the info, I will give it a try and see what comes back.

Share this post


Link to post
Share on other sites
dickygozinya
3 hours ago, landmann said:

I would need some assistance from other forum members who have experience in dealing with local real estate agents.

I want to rent a large condo in Pattaya from May 01.2018 onwards. The particular condo was listed for rent/sale with 3 real estate agencies in Pattaya and I contacted them one after another during the past week. Note: I am familiar with the building, location and area and therefore I wanted to close the deal before I finally arrive. The facts:

The 1st agency informed me that the condo is rented until May 2018
The 2cd. agency responded back and informed me that the property will not be rented anymore according to the owner
The 3rd. agency responded back and informed me that the condo is available for rent immediately.

Anyway, in order to finanlize the deal the real estate agent asked for the - I guess - usual 2-months deposit to be wired into their bank account before a rental contract will be issued. The amount is THB 150K. If I would comply with it I have obviously afterwards only minor options/chances to add for example an addendum (possible purchase, verification of furniture) or change any terms within the contract.  Accordingly I have asked the real estate company to provide me first with the full lease agreement and disclose dates of the owner before I wire the funds. This morning I received a blank standard lease agreement which I think is wired because I want to know with whom I am dealing with besides the agent. Overall circumstances are strange due to the different availability information I received from the agents before.

Does anyone here has some more experience in dealing with local real estate agents and how does it usually works to finalize a rental online or disclose certain information ? I obviously want to make sure that I have a condo once I arrive..... and that I am not dealing with a bad apple. Thanks for any help and assistance.

 

ANYONE in Thailand can BE a Real Estate agency!    There are ZERO controls.   There is NO AGENCY OVERSIGHT.   There is ZERO government control of Real Estate COMPANIES.      THe Land Office for each area control the Cha-Notes for registration and transfer of property.

If you must speak to someone - email Brian  at     ownersdirectthailand@gmail.com    

He is USA citizen  and  will give you accurate information.     His secretary also speaks good English but Brian is the source of accurate information.

Share this post


Link to post
Share on other sites
Cerberus

It may be worth waiting till May the first.

New protections for tenants will soon come into effect that include limits on what landlords can charge and a way out of long-term leases.

Practices such as demanding multiple months of rent in advance and locking tenants out will become illegal May 1 under new safeguards in the Consumer Protection Act passed last month to more tightly regulate landlords and boost the rights of renters. The changes apply to property owners that lease five or more residential units, whether in one or multiple buildings.

“These new laws are done to protect tenants,” said Wirot Poonsuwan, a lawyer with a background in land rights. “On the other hand, landlords will now have their work cut out for them.”

One major change is that long-term leases can be terminated with 30-days notice provided tenants are current on their rent and give “reasonable” cause. That should make things easier for the nearly 20,000 members of the Take Over My Lease group on Facebook.

 

“Of course, a reasonable reason needs to be given,” said real estate consultant Sopon Pornchokchai. “For foreigners, that might be the need to move back to their country, and for Thais it might be the need to move due to a government position transfer. You can’t just up and leave whenever you want.”

Allowing renters to terminate their contracts will be a “big shock to the market,” he added. “Everyone’s going all, what are we gonna do? And now people will be getting lawyers and solicitors to check their contracts and everything, even if they never did before.”

Sophon said the news has largely gone unnoticed by the public but has been a big concern to big companies, including foreign ones, that rent land.

“The higher-ups all know about this,” Sopon said.  “Apartment owners are having a huge headache right now,” Sopon said. “Before, it was sabai sabai. Now it will be strict.”

The new regulations also prevent property owners from adding extra charges for things like water, electricity and Wi-Fi. Instead, they must charge only what is actually on the bill.

Tenants can also not be charged more than one month’s rent in advance, nor can their rent be increased before contract terms expire. Upon entering a lease, tenants cannot be charged more than one month in advance and a security deposit.

That means significantly lower move in costs, as most landowners presently charge two months rent and the equivalent of a third month as security deposit.

The de facto practice of punishing tenants who miss their rent by locking their doors or moving their stuff out will also be illegal.

The new regulations literally address the “fine print,” stipulating that contracts cannot contain type smaller than two millimeters.

Landlords who make illegal demands face up to a year in jail and 100,000-baht fine per lease violation. That means offending owners with five rentals could be jailed up to five years and fined up to 500,000 baht, Wirot said.

Instead of getting up to 60 days to return security deposits, landlords now must return them within seven days.

Landlords must also pay for routine maintenance and upkeep rather than charging tenants for repairing broken toilets, leaking roofs and broken door knobs.

Under the new law, unhappy tenants in multi-family housing may band together in the dozens or hundreds to file a joint complaint rather multiple individual complaints.

Those renting property therefore have under two months now to rewrite their contracts to comply with the new law or draw up new ones entirely.

Tenants may contact the Consumer Protection Board about their landlords by calling 02-141-3437. Property owners can contact the same Board’s Contracts Committee at 02-143-9767 to get help reviewing their contracts to verify they are legally compliant.

Correction: A previous version of the article did not explain that the amended law only applies to landlords who rent five or more properties.

Share this post


Link to post
Share on other sites
davidge

You are obviously very keen to get a condo arranged and settle into your year in Thailand BUT please listen to what others have already said.

Do NOT send money to an agent. Do NOT agree a long term deal without seeing the condo and meeting face to face.

From a very quick search, I found numerous condos to rent in that building. If you are sure you want to stay there, book a short term rental - 1 week, 2 weeks, MAX 1 month - then look for a long term rental once you are there.

 

Share this post


Link to post
Share on other sites
Oukiva
Posted (edited)

Can only agree: Be Careful !  You are talking are rather big amounts (for Thailand rental) :unsure:

As said above, I would not pay anything else that (maybe?) a small booking deposit, against receipt, and after being sure it's refundable if something reveals not to be as announced.

Logically you should not pay deposit and 1st rent fee before the contract is signed, and that should be done after you visited and checked the unit.

Far better if you can meet the owner. At minimum you need a way to contact him directly. You will need documents from him - and he will from you - mainly for the famous TM30 form now often asked by Jomtien Immigration.

As said above, from May 1st will be new rental contract rules/laws that may apply to the landlord. Worth to wait for them, even if we don't know how they will be enforced. See there : 

 

Don't rush! Take your time. It's not like it was the last condo available in Pattaya ! :rolleyes:

Edit: Come here first (hotel?), and it will be a lot easier... and safer.

Edited by Oukiva

Share this post


Link to post
Share on other sites
Pattaya_Brian
2 hours ago, landmann said:

Thanks so far for your comments. I greatly appreciate them.

Thus, I am waiting for a condo coming up in this building for a while so I dont really have a chance to wait until I arrive at the end of April. By this time its probably gone again. Any recommendation on how to proceed and secure the funds ? Its really not that much but I hate to be cheated somehow. Any recommendation for a real estate agency who could handle this properly ? I understand that very few agents have exclusive listings in Pattaya. Sorry if I bother you too much but I am really looking forward to stay in Pattaya for one year... just got my Visa.

Me thinks you are a little too anxious my friend. Calm down. Stay calm and by all means DO NOT be wiring a fucking Thai large sums of money until you have boots on the ground.

This unit you are talking about? You have already revealed that...

1. Two out 3 agents say it is not available.

2. The one who says it is available wants you to send him/her 150,000 baht in advance.

3. In return, he/she sent you a blank rental agreement.

WTF? 

Step 1: Get a hotel for a week or two so you can look around. 

Step 2: Sign a lease and hand over a deposit after a thorough inspection of the property you have found.

But most of all calm down. Pattaya isn't going anywhere. And neither are the hundreds of properties that are available.

Share this post


Link to post
Share on other sites
nil

Agree with the advice given here. You are arriving in the low season and there are a lot of units for rent, and at the price you are indicating, it is in the high end so more likely to be available. Rent some temporary accommodation for when you arrive and have a look around and negotiate a good deal. Some condo’s will arrange the contract between the owner and yourself while others will refer you to an agent. I prefer not to use agents, they add little value and there are some rogue ones about. You should be able to get a good discount from the listed price for long term rental. 

Share this post


Link to post
Share on other sites
imitebee
2 hours ago, Pattaya_Brian said:

Me thinks you are a little too anxious my friend. Calm down. Stay calm and by all means DO NOT be wiring a fucking Thai large sums of money until you have boots on the ground.

This unit you are talking about? You have already revealed that...

1. Two out 3 agents say it is not available.

2. The one who says it is available wants you to send him/her 150,000 baht in advance.

3. In return, he/she sent you a blank rental agreement.

WTF? 

Step 1: Get a hotel for a week or two so you can look around. 

Step 2: Sign a lease and hand over a deposit after a thorough inspection of the property you have found.

But most of all calm down. Pattaya isn't going anywhere. And neither are the hundreds of properties that are available.

To me the bold is the important bit.

When I came over last October I was convinced I wanted a certain condo, in a certain block, through a certain agent. They were pushing for me to send a deposit, as they were sure the condo wouldnt be available next week.... I held off, and booked into a hotel for a week.

When I went to look at the condo, I found it had been empty for 6 months. It stank. The engineers at the condo said there was a problem with the toilet and soil pipe. Over the next few days they tried to clear the damage and smell. No joy.

I declined the condo, and lost nothing. In discussion with the juristic office at the block, they showed me a selction of others. Ive been in a better condo, nicer view, newer furniture, less rent, for the past 5  months.

Guess what? The initial condo is still empty...

Share this post


Link to post
Share on other sites
brutox
8 hours ago, landmann said:

 

Does anyone here has some more experience in dealing with local real estate agents and how does it usually works to finalize a rental online or disclose certain information ? 

 

Nothing good will come of the flake agent with whom you are dealing.

landmann, everything you need to know is included within the above 15 posts.

Added emphasis .. never .. never, ever, ever .. give money .. to a property agent in Thailand (Thai, or farang are equally untrustworthy) .. full stop .. end of statement.

All pre-payments and deposits go directly into the owner's bank account, and then only after the agent has presented a completed contract with the owner's ID attached, and verifying yourself that owner's name matches the condo''s ownership registry with the building juristic.

The owner will pay the agent's commission.

 

Share this post


Link to post
Share on other sites
brutox
9 hours ago, landmann said:

 

Anyway, in order to finanlize the deal the real estate agent asked for the - I guess - usual 2-months deposit to be wired into their bank account before a rental contract will be issued. The amount is THB 150K.

 

Incidentally, landmann, at THB 75,000/month, you must be talking about the 200m2 Penthouse unit .. and, at that rate, it is easily THB 5,000 overpriced (based on trailing market), and reasonably THB 8-10,000 overpriced (based on projected market).

If it is any other unit in the building, you'd do well to get some help from a long-time local resident who understands recurring income property investment, and who in not a property agent.

 

Share this post


Link to post
Share on other sites
landmann

Hi, thanks to all for your input. I will talk to the real estate agent again and try to secure the condo for a 35K deposit with a contract, verification of the ownership etc..If they dont agree I let it go and wait until I arrive. You are all right: Pattaya does not run away, its low season and the market seems to be good for a renter. Cheers !!

Share this post


Link to post
Share on other sites
landmann

@Cerberus

thanks for posting the consumer protection info and the links. This was of a great help too.  Too bad that it just apply to someone who owns/rents 5+ condos.

Share this post


Link to post
Share on other sites
striderman
Posted (edited)
49 minutes ago, landmann said:

Hi, thanks to all for your input. I will talk to the real estate agent again and try to secure the condo for a 35K deposit with a contract, verification of the ownership etc..If they dont agree I let it go and wait until I arrive. You are all right: Pattaya does not run away, its low season and the market seems to be good for a renter. Cheers !!

i would not be sending a single baht

that is over 1100 dollars US

Edited by striderman

Share this post


Link to post
Share on other sites
brutox
Posted (edited)
43 minutes ago, striderman said:

i would not be sending a single baht

Don't you do it, landmann .. listen to your guys here, my man .. don't do it.

 

Edited by brutox

Share this post


Link to post
Share on other sites
gimmesum
19 hours ago, landmann said:

Thanks so far for your comments. I greatly appreciate them.

Thus, I am waiting for a condo coming up in this building for a while so I dont really have a chance to wait until I arrive at the end of April. By this time its probably gone again. Any recommendation on how to proceed and secure the funds ? Its really not that much but I hate to be cheated somehow. Any recommendation for a real estate agency who could handle this properly ? I understand that very few agents have exclusive listings in Pattaya. Sorry if I bother you too much but I am really looking forward to stay in Pattaya for one year... just got my Visa.

It's a renters market here. Relax.  Come down and look around.  It's low season.  Pattaya has vacancies out the ying yang.

Share this post


Link to post
Share on other sites
JAI DEE MAK

I have sent you a PM.

Take a look,  however I see some BM above have also done some searching for you so it will be old news now.

JDM

Share this post


Link to post
Share on other sites
Cerberus
16 hours ago, landmann said:

@Cerberus

thanks for posting the consumer protection info and the links. This was of a great help too.  Too bad that it just apply to someone who owns/rents 5+ condos.

You have had sound advice but still seem set on making a substantial payment to someone without any real legal security. I concur with all these gentlemen and strongly advise you not to do so. There is not a single one of us who has lived here more than a mere moment in time that would make such a payment.  Contracts here are virtually worthless due to the time they can take to be processed through a court.

Share this post


Link to post
Share on other sites
striderman
17 hours ago, brutox said:

Don't you do it, landmann .. listen to your guys here, my man .. don't do it.

 

this is like that scene from the 1967 movie cool hand luke.................what we have here is failure to communicate

Share this post


Link to post
Share on other sites

Create an account or sign in to comment

You need to be a member in order to leave a comment

Create an account

Sign up for a new account in our community. It's easy!

Register a new account

Sign in

Already have an account? Sign in here.

Sign In Now