Patong Municipality posted warnings as a precautionary measure, reflecting concerns about rental disputes nationwide and the potential for disagreements over deposits and contracts to affect Phuket’s reputation as a safe destination for tourists and long-term residents.
Patong Mayor Lalita Maneesri told The Phuket News that while no formal tenant complaints have been filed this year, past incidents have highlighted the need for vigilance.
“The warning is a reminder that anyone who has an experience can report the landlord to Patong Municipality or Patong Police Station, and it is also a general caution to be careful,” she said.
Patong, Phuket’s busiest tourism hub, attracts both short-stay visitors and long-term residents, Mayor Lalita explained. With demand for rental properties rising sharply in recent years, the warning is meant to encourage tenants to stay informed and verify landlords, not to suggest that bad landlords are currently widespread in Patong, she added.
The warning from Patong Municipality highlighted that consumer protection laws now clearly define what landlords can and cannot demand.
Under the 2025 Contract Committee announcement published in the Royal Gazette: Security deposits cannot exceed one month’s rent, landlords cannot demand more than three months’ rent in advance, utilities must be charged at government rates, not inflated prices. Also, contracts must clearly state rent, payment schedules, fees and penalties.
FALLOUT
The warning by Patong Municipality follows the high-profile incident in May, where a Ukrainian woman was held accountable for widespread damage to a condo near Phuket Town, where she spraypainted the word ‘Swindler’ in large letters on the wall behind the bed. The Ukrainian women also failed to vacate the property after the lease expired.
The woman, Anastasia Fidanian, 20, was first arrested at Phuket Airport while trying to leave the country, and again at a condo in Phuket Town on a court-ordered arrest warrant for causing B350,000 in damage to the ‘Swindler’ condo.
Ms Fidanian told officers that she caused damage to the condo because she was upset that her deposit of B32,000 had not been returned.
NEW TOURISTS
Thaneth Tantipiriyakij, President of the Phuket Tourist Association, expressed concerns over Phuket now attracting both short-stay tourists arriving under Thailand’s free visa scheme and long-stay visitors, including families with children enrolled in Phuket’s international schools.
“There are free visa tourists who stay in Thailand for more than 30 days. These tourists may rent hotels on a daily, monthly or weekly basis,” Mr Thaneth said.
“With 10,000 tourists arriving daily, there will likely be an increasing number of people seeking weekly and monthly stays. Ultimately, they may opt not to stay in hotels, but instead opt for rental houses, villas or condos.
“In cases where people rent out properties without being legally registered in the rental system, without reporting to immigration or reporting their stay, the problem arises primarily with hotels, accommodations or villas outside the system,” he explained.
Mr Thaneth stressed that Phuket’s international schools also attract long-stay families who rent properties for months or years. He called for more cooperation from landlords and hotel businesses to comply with immigration reporting rules and to ensure safety standards are upheld.
BOOM RISKS
Maetapong Upatising, President of the Phuket Real Estate Association, warned that the island’s booming rental market is fueling new risks.
“Over the past year, real estate has grown significantly. With more foreigners renting, rental contract fraud incidents will also increase,” he said.
He pointed to the wave of new supply ‒ 16,000 condominiums due to enter the Phuket market this year and next ‒ as both an opportunity and a challenge. More options benefit tenants, but also increase opportunities for dishonest landlords and agents.
To counter this, the association is offering tenants consultations before signing contracts, background checks on landlords, and reviews of suspicious agreements.
“We will listen to the concerns of those who encounter bad landlords,” Mr Maetapong said. “But tenants must also protect themselves. Choose a reputable landlord, check contracts carefully and ask for advice.”
He likened the process to that of booking a hotel. “Tourists don’t just walk in. They check the hotel’s name, reviews, service, tax records and reputation. Renting should be the same. Most rental businesses already have service records ‒ you just need to look for them,” he said.
Tenants who feel uncertain about an agreement can submit contracts to the association for review. “If you find something fishy about the contract, or are hesitant to sign it, contact us for consultation,” he advised.
Tenants seeking advice or wishing to report issues can contact the Phuket Real Estate Association (PREA) at 086-4714874 or by email at prea.news@gmail.com
THE LONG ROAD
Mr Maetapong also highlighted the limits of legal assistance. “Regarding legal proceedings, we will assist as much as we can. But the tenant must verify that they are legally residing, not overstaying, and not violating any laws,” he said.
“In cases where the tenant is legally residing but is being taken advantage of by the landlord, we can file a lawsuit. Bring the contract documents to the association for consultation. But if the tenant is in breach of the law, they may not dare report or sue, and we cannot intervene.”
He stressed that rental scams are not unique to Phuket. “Tourists already have a negative view of rental scams everywhere. It’s important to acknowledge that scams happen in every business,” he said.
Yet, he argued that Phuket’s real estate sector is fundamentally safe because properties are tangible and verifiable. “With real estate, you can see the product, it’s real, and you can verify its authenticity. The Land Department can check whether a person is the actual owner of the property or has a long-term lease agreement. This ensures proper registration and peace of mind,” he explained.
Mr Maetapong noted that the PREA is also working with Phuket officials to ensure proper project screening and secure transfer procedures as new condominiums come online. “Real estate in Phuket is still growing, and there are more choices. But with growth comes risk ‒ and tenants must be alert,” he said.
HELPING HAND
The Phuket Tourist Association itself is not taking any proactive action, Mr Thaneth confirmed. Instead, Mr Thaneth said the association is relying on landlords to be “cooperative”, and urged landlords to be ethical and to abide by the law.
He called on landlords to report foreigners staying at their rented accommodations to Phuket Immigration, as required by law. He also called on landlords to abide by any contracts signed with tenants.
Other than that, tourists seeking to have security deposits returned, among other qualms with landlords, were to be resolved between themselves.
Also, at this stage, the Phuket Tourist Association has no intention of forming any type of body or providing any type of service to resolve disputes between tourists and landlords, Mr Thaneth confirmed.
“Now, whether there are any landlords who cheat on security deposits, or if tourists actually suffer damages from these individuals, causing a negative reputation and image ‒ there is no question, there are,” Mr Thaneth said.
“This is not just Phuket; it also happens in other southern provinces. In Phuket, the most common complaints involve: 1) taxis; 2) food overpricing; and 3) accommodation. These three complaints are the top of what has always been heard.
“As a representative from the PTA, we welcome all complaints. You can email your complaint to the association (or through the website). We will forward it to the Tourist Police, Phuket Provincial Police or other relevant agencies,” he added.
“Most police complaints are acted on very promptly, typically within two to three days. If you experience any of these issues, please write to our association and we’ll be happy to assist,” he said.
COMPLAINTS
Figures from the Office of the Consumer Protection Board (OCPB) show the scale of the problem nationwide. In 2024, a total of 3,493 real estate-related complaints were filed, led by Bangkok with 1,406 cases. Phuket logged 20 cases, of which 14 were resolved and six remain under review.
The OCPB Phuket Office confirmed that tenants ‒ including foreigners ‒ can file complaints if landlords refuse to return deposits, inflate utility bills or breach agreements. Complaints can be filed at the OCPB office at Phuket Provincial Hall, via the 1166 hotline, or through the OCPB Connect app (on Googple Play and the App Store).
An officer at the OCPB Phuket office explained that the agency attempts mediation first, but cases can be escalated to court if landlords are found at fault. “Foreign tenants may pursue cases directly, though having a Thai representative with power of attorney can speed up proceedings,” the officer said.
Tenants are advised to document property conditions before moving in, keep identical copies of contracts, and clarify all rules and charges in writing.
The OCPB noted that disputes over deposits and damages remain among the most common complaints. To avoid conflicts, tenants should agree in advance on liability for repairs and take photos of units when they first move in.