A lease agreement in Thailand may include clauses based on the general freedom of the parties to the contract and clauses based on a rental of real estate. The importance of the distinction between the two lies in the future applicability of contractual obligations and the effective rental of property rights (genuine rental rights). The actual rental options and obligations are enforceable to all other persons and are legally binding on the right holders of the rental property (the rental rights are followed with the property), and as soon as the owner (owner) cannot withdraw the option in the lease and cannot change his mind, contrary to the promises of contract in the lease agreement and possible difficulties for future applicability. Under Thai law and Supreme Court rulings, the agreed term in the lease is considered to be a real right of the taker, but an option to renew the lease is considered a contractual option or contractual obligation (no real lease right) to be applied in the future. Unlike a lease agreement governed by the normal tenancy of real estate laws, this particular type of lease is not defined in the civil and commercial code, but created by the Supreme Court of Thailand. In some cases, where the purchaser has made a significant investment in the improvement of the rental property that benefits the owner at the end of the contract, the lease could be considered a special reciprocal contract. If there is an agreement between the parties on the lease investment and the benefit to the landlord after the expiry of the term of the real estate lease could be considered a reciprocal special contract and (on the basis of supreme court decisions) another set of rules would apply to the contract (on the real estate lease). This type of special contract is not stipulated in the civil and commercial code, but is created by the Supreme Court, but has only limited application. The tenancy agreement is a contract between the landlord and the tenant. This contract protects both parties because it details the terms of the property agreement. In most cases, the tenant must pay a two-month deposit with the rent of the first month. It is not uncommon for a Thai homeowner to apply for a three-month deposit.
As a general rule, leases last one year. However, retail periods can range from a „short stay“ (usually three months) to a „long stay“ (one year).