Bangkok Expat Checklist: Everything You Need Before Moving In

Before You Sign the Lease

The decisions you make before signing will determine the quality of your tenancy. Don't rush this phase:

• Confirm your visa type and duration — it affects your lease negotiating position and what landlords will accept
• Visit the condo in person before signing — photos are often 3+ years old; check actual condition
• Test the internet speed in the unit (ask agent for a speed test or use a 4G hotspot to check floor signal)
• Check the building's juristic office (management) hours and responsiveness — they handle maintenance
• Review the lease in English — insist on an English version; never sign Thai-only without a translator
• Verify who pays for air conditioning servicing — this is often a grey area in Bangkok leases
• Confirm what appliances are actually in the unit vs. what's shown in listing photos

Visa and Immigration Checklist

Your visa situation determines your legal right to rent and work in Thailand:

• Confirm visa type: tourist visas (SETV) can technically be used to rent but create complications for longer stays
• Non-B (business), Non-O (dependent/retirement), LTR, or SMART visa are ideal for long-term renting
• TM30 filing: your landlord must file a TM30 (foreigner notification) with immigration within 24 hours of your arrival
• Ask your CPT agent to confirm the landlord will handle TM30 — include this in the lease
• 90-day reporting: if you stay longer than 90 days, you must report your address to immigration (online or in-person)
• Work permit: required if you work for a Thai company — separate from visa; arrange through your employer

Bank Account Setup

Having a Thai bank account makes life dramatically easier:

• Bangkok Bank: most expat-friendly, English online banking, widely accepted for rent payments
• Kasikorn Bank (KBank): excellent app, fast transfers, popular with younger expats
• Required documents (typical): passport, Non-B or Non-O visa, proof of employment or enrollment letter
• LTR visa holders get streamlined banking access — fewer documents required
• Tip: some landlords require rent via bank transfer — set this up before your move-in date
• Wise or Revolut: good interim solutions for receiving foreign salary before a local account is open

SIM Card and Mobile Setup

Thailand has excellent and cheap mobile coverage:

• Best SIM providers: AIS (best coverage, most reliable), DTAC (good value), True Move H (strong data packages)
• Buy at the airport on arrival: 30-day tourist SIMs from ฿299–599 give unlimited data
• For long-term: register a post-paid SIM with your passport — unlocks cheaper rates and 5G access
• AIS Fibre and True Online also provide home internet — ask your agent which ISP is active in your building
• 5G coverage: available in all major Sukhumvit, Sathorn, and Silom areas as of 2026

Utilities and Services Setup

What to arrange in your first week:

• Electricity: registered in the landlord's name — you pay the monthly bill to them or the juristic office
• Water: same as electricity — landlord-billed, you pay usage
• Internet: call AIS or True to arrange installation (1–3 business days); your building concierge can often help
• Air conditioning servicing: request a service clean from the landlord within the first month
• Building access cards: collect these on move-in day — pool, gym, lobby, parking fob
• Rubbish disposal: Bangkok has building-level waste collection, usually handled by juristic office; confirm schedule

Health and Insurance Checklist

Healthcare in Bangkok is world-class but can be expensive without coverage:

• Health insurance: mandatory recommendation — international plans from Cigna, AXA, BUPA available; budget USD 1,200–3,000/year
• Register with a hospital: Samitivej (Sukhumvit 49), Bumrungrad (Nana), Bangkok Hospital — all English-speaking
• Get a Thai health insurance card if employed by a Thai company — Social Security covers basic care
• Dental: excellent and cheap in Bangkok — no insurance needed for most procedures (฿2,000–5,000 for a check-up and clean)
• Pharmacies: Boots and Watsons on every major Sukhumvit soi — full OTC medication, no prescription needed for most items

First-Week Practical Checklist

Things to sort in your first 7 days:

• Grocery shopping: Tops Supermarket and Villa Market for international goods; Big C / Lotus's for local prices
• Grab app: essential for taxis, food delivery, and parcel services; download before arrival
• Bangkok MRT and BTS apps: MRT for Blue Line, BTS SkyTrain app for route planning
• Rabbit card: reload-and-tap BTS transit card — pick up at any BTS station (฿100 deposit)
• International driving permit: if you plan to rent a motorbike or car — get before arrival in your home country
• Embassy registration: register with your home country's embassy in Bangkok for emergency contact
• Notify your bank: inform your home bank of your Bangkok address to avoid fraud alerts

Move-In Inspection

Protect your deposit by documenting unit condition at move-in:

• Photograph every wall, floor, appliance, and fitting on move-in day
• Note any pre-existing damage in writing — send photos to the landlord/agent by email within 48 hours
• Test every appliance: AC, fridge, washing machine, shower pressure, all lights and power points
• Confirm all keys and access cards are handed over — count them and record in writing
• Ask for a copy of the signed TM30 filing confirmation from the landlord

You're Ready — Let's Find Your Condo

CPT agents walk every expat through this checklist before and after move-in. We handle the lease in English, ensure your TM30 is filed, and stay available throughout your tenancy. Browse verified Bangkok condos or contact an agent for a personalised shortlist — zero fees for tenants.