Frequently asked questions
Plain answers to what buyers, renters, owners and home-loan applicants ask most — for every province in Thailand.
Clear answers before you decide
The questions on this page sit in six groups, matching what you are doing: renting, buying, owning, home loans, working with Happy Home, and questions from customers outside Bangkok. Read the group that fits, and follow each answer where it points: rentals on the [rent page](/rent), homes for sale on the [buy page](/buy), loan documents on the [loans page](/loans), and your own property on the [list-your-property page](/list-your-property). Still stuck? Message Happy Home on any channel.
Renter questions
Renting: what to know before you sign
How much is the rental deposit, and do I get it back?
The deposit is separate from the advance rent, and each home's contract sets its amount. When the landlord is a business covered by the OCPB notice, deposit plus advance rent together cannot exceed three months' rent. With no damage, the deposit is returned within 7 days — or within 14 days with evidenced deductions. Ordinary wear is not chargeable damage.
What is advance rent, and how much do I pay before moving in?
Advance rent is rent for your first month, paid before you move in; the number of months is set in each home's contract. When the landlord is covered by the OCPB notice, advance rent plus the deposit cannot exceed three months' rent. Before you pay anything, we send you the full move-in total, itemised.
How long is a rental contract, and can I renew?
The lease length is set in each home's contract — short or long. Tell us the period you need and we will suggest homes that match. Renewals and early moves follow the contract. One legal point: a lease longer than three years must be in written form and registered to enforce the agreed longer term.
Who pays for water, electricity and internet?
Your contract sets this. Some homes include utilities in the rent; others charge by the meter. When the landlord is a business covered by the OCPB notice, electricity and water must be charged at the actual rates of the public provider. Before you sign, we confirm the per-unit rates and what the rent already includes.
Can I keep pets, and how do I get permission?
Pet rules differ from home to home. Some allow pets, some take cats or dogs only, and some ask you to check first. Tell us about your pets early and we will only suggest homes where they are welcome, then confirm the arrangement with the landlord before you sign.
How do I book a viewing?
Book through LINE @happyhometh or the message form on the website. Tell us the listing reference, the area and the time that suits you. The team gets back to you and confirms your appointment at the property — viewings are by appointment.
What should I prepare on move-in day?
Before handover we inspect the home together and record its condition and inventory with the landlord, note the electricity and water meter readings as evidence, and go through the first-payment list — deposit, advance rent and any contract charges — itemised line by line.
Can foreigners rent through Happy Home?
Yes. Our website works in Thai and English, and you can message us in either language. Browse the listings, then contact us on LINE @happyhometh or the form with your budget, area and lease length. We suggest homes, arrange viewings and walk you through the contract terms before you sign.
The contract is in Thai — how do I understand the terms?
Before you sign, the team walks you through the important terms: rent, deposit, utilities, renewal and moving out. One legal point: a lease longer than three years must be written and registered to be enforceable. If any clause is unclear, ask us before you sign — never sign what you cannot read with confidence.
What if I need to move out before the lease ends?
Notice periods and early-move-out terms follow your contract. Tell us your plans early and we coordinate with the landlord. On the day, we join the final condition check together. When the landlord is covered by the OCPB notice, the deposit is returned within 7 days, or 14 days with evidenced deductions; ordinary wear is not chargeable damage.
Buyer questions
Buying: the steps and the costs
What are the steps to buy a home with Happy Home?
Start by browsing and viewing homes. Once you decide, we help you prepare your offer and terms, coordinate with the bank if you need a loan, and get the documents ready for transfer day, when the ownership change is officially registered. One team looks after you from the first viewing to the transfer.
Who pays the transfer fee and the taxes?
Each sale listing states who pays three closing items: the transfer fee, the specific business tax or stamp duty, and the withholding tax — buyer, seller, split, or negotiable. A transfer-costs note and any common fees prepaid at transfer are recorded too. If a listing has not confirmed these yet, we confirm with the seller before you decide.
Is there a reduced transfer fee at the moment?
Yes — for Thai individual buyers of qualifying homes. Where the sale price, the appraised value and the mortgage are all ฿7 million or less, the transfer fee and the mortgage-registration fee are reduced to 0.01% each for transfers by 30 June 2027; the ordinary rates are 2% and 1%. The relief does not remove every closing cost and does not cover foreign buyers.
Can foreigners own a condominium in Thailand?
Yes. The Condominium Act limits total foreign ownership to 49% of the total unit area of a condominium — a share of floor area, not a count of apartments — and the remaining quota of the specific building must be confirmed at the transfer. Direct land ownership is a separate matter. We check the quota position of the home you are considering before you commit.
Which documents do I need to buy?
Start with your identity documents. If you are financing the purchase, add the income records for how you earn — the typical lists are in the home-loan questions below. Each transaction can ask for more, so we build your full list with you and have everything ready before transfer day.
Can I view a home before deciding to buy?
Yes — and we recommend always viewing before you buy. Book through LINE @happyhometh or the form on the listing page. We show you the home at the agreed time and answer your questions about its condition and the neighbourhood, so you decide with your own eyes.
How does reserving a home work?
A reservation records your intent to buy and takes the home off the market while the contract and your loan preparation proceed. The reservation document sets the amount, the refund terms and the deadlines for that property. We explain every clause before you pay, and help you be clear about your loan position before you commit.
Can a foreign buyer get a home loan in Thailand?
It depends on the bank. Banks typically may look at a Thai work permit, a long employment history in Thailand and income earned in Thailand; every bank sets its own criteria. Happy Home helps you prepare the documents and confirms the list with the bank you choose. The approval decision is the bank's alone.
Owner questions
Owners: selling, letting and management
How do I list my property with Happy Home?
Send your property details on LINE @happyhometh or through the website's message form. Tell us the area, the property type and whether you want to sell or rent out. The team follows up, arranges to see the property and starts the listing steps with you.
Can Happy Home value my property?
Yes — ask through the form or LINE with your area and property type. We view the property, look at evidence from similar homes nearby and propose an asking price or rent. Always remember: a suggested price is the starting point for negotiation, not a formal valuation.
What does it cost to list with you?
We publish no standard fee schedule. Scope of service and fees are agreed per property, in writing, before you commit. Send your property details by LINE, email or the form and we will set out what we propose to do and what it costs before anything is signed.
How do you market my property and handle enquiries?
Your listing appears on our website with photos, the price and details in Thai and English. Enquiries come to our team, not your phone: we answer questions, qualify them, arrange viewings and keep you updated on progress. Before we publish, we agree the terms you want and the viewing steps with you.
How long does my listing stay online?
Every listing carries an expiry date agreed when you list. When that date passes, the system withdraws the listing from the website and connected channels automatically. If your home has not sold or let by then, we renew the listing. Tell us your plans and we will set a period that suits them.
I live far away or abroad — can I still list with you?
Yes. Send the details and photos by LINE, email or the form from anywhere. We arrange viewings and show the property for you, report how they went, and coordinate the next documents. If the home is standing empty, ask us about the property management service as well.
Can Happy Home manage my property after it is let?
Yes — Happy Home offers a property management service, both for let homes and for homes standing empty. The scope of work and the fee are agreed in writing for each property. Read the overview on the property management page, or ask us on LINE @happyhometh or through the form.
Should I sell my home or rent it out?
It depends on your plans, the home and the market where it stands. Talk to us and we compare the two routes in real numbers: what a sale could bring against a realistic rent, minus vacant periods, letting costs and your own commitments. We do not push either option — you decide on your own numbers.
Home-loan questions
Home loans: documents and our role
What does Happy Home do for my home loan — and who approves it?
Happy Home helps you prepare your home-loan documents against the list confirmed with your bank — typical lists differ by bank and product. We make sure your set is complete and correct before you apply. Approval, the loan amount, the interest and the terms are decided by the bank alone.
I am a salaried employee — which documents should I prepare?
Prepare a salary certificate or income statement, your salary slips and six months of bank statements, plus copies of your Thai ID card, house registration and marriage certificate if you have one. This is the typical list — banks differ. We confirm your exact list with the bank before you apply.
I run a business — which documents should I prepare?
Prepare six months of personal and business bank statements, 4–5 photos of the business with a sketch map, the business registration, a juristic-person certificate with the shareholder list, one year of tax filings and sales records. The list depends on your business and the bank — we confirm yours before you apply.
I freelance or sell online — what do I need for a loan?
Freelancers: six months of bank statements and your professional licence — for example as a doctor, engineer, lawyer or architect. Online sellers: the bank confirms which income criteria and platform payout records it accepts. Either way, we assemble your document set to match what your bank asks for.
Is the advertised interest rate the rate I will actually pay?
The Bank of Thailand's policy rate is not your mortgage rate. Advertised rates are usually an introductory period, after which the loan moves to a floating rate. Compare banks on the whole picture: the promotional period, the rate afterwards, insurance premiums and any bundled-product conditions. We help you build that comparison before you decide.
How long does a bank take to decide on a home loan?
The review time depends on the bank and on how complete your documents are. A correct set from day one keeps the process moving. We help you get the documents ready before you apply, then plan the purchase steps and transfer date once the bank's decision and terms are clear.
I heard 100% home loans are possible — is that true?
The Bank of Thailand allows 100% LTV ceilings for contracts dated 1 July 2026 to 30 June 2027: for collateral under ฿10 million, from a borrower's second housing-loan contract; for collateral of ฿10 million or more, from the first. But an LTV ceiling is a lending limit, not an approval — the bank still assesses your ability to repay.
What if the bank's appraisal comes in below the purchase price?
The bank lends against its own appraised value. If the appraisal is below the agreed price, or the approved amount is below what you asked for, you cover the difference in cash. Plan your budget with room for fees, repairs and moving costs too. We help you work through the numbers before you commit.
Get to know us
Working with Happy Home
Which areas does Happy Home serve?
Happy Home works with properties across Thailand, in every province. Browse listings by area on the website, or tell us the area and the kind of home you are looking for on LINE or the form — we will tell you plainly what is available there.
Can I speak with Happy Home in English?
Yes. Our website works in two languages — Thai first, with English beside it. You can message us in Thai or English on LINE, Messenger or email, and we reply through the channel you choose.
When is Happy Home available?
Opening hours are Monday to Saturday, 08:00–20:00. Office visits are by appointment. You can send a message on LINE, Messenger or email at any time, and we answer during opening hours.
How can I reach Happy Home without calling?
Every channel we run is messaging: LINE @happyhometh, Messenger and the message form on the website. No phone number is published, so there is no call channel. Leave a message with your preferred reply channel and we will come back to you on it.
Who is Happy Home?
Happy Home stands for Happy Home (บริษัท แฮปปี้โฮม จำกัด), registered on 15 October 2021. We help buyers, renters, property owners and home-loan applicants — from choosing and viewing a home to preparing the documents for the next step.
Where is the Happy Home office?
The office is at 93 Soi Therdthai 19, Bang Yi Ruea, Thon Buri, Bangkok 10600. Visits are by appointment — arrange a day and time through LINE @happyhometh or the website's form.
Questions from the provinces
Happy Home outside Bangkok
I am not in Bangkok — can Happy Home still help me?
Yes. Happy Home works with properties across Thailand, in every province. Tell us your province and the home you need on LINE or the form. We check what is available to view in your area and support the next steps just as we do for customers anywhere.
Does Happy Home have branch offices in the provinces?
Our office is in Bangkok. We do not claim branch offices or resident teams in other provinces. What we do offer is work with properties across Thailand, in every province, and you can reach us from anywhere on LINE, Messenger or email.
I cannot travel to the property — can I view it remotely?
Viewings are by appointment. If travelling is difficult, tell us your situation and we will arrange how to view the home with you case by case, with the listing photos and answers to your questions about the area. A formal remote-viewing service is still being confirmed.
I am dealing with this from another province or abroad — must I travel for the documents?
Enquiries, listing your property and document preparation all run with you over LINE, Messenger and email. Steps that need a signature or an in-person submission depend on your transaction — we confirm where and how each step can be done before you start, so you never travel twice for the same paper.
Talk to Happy Home
Ask in Thai or English on LINE @happyhometh, Messenger, email, or the website's form.
Every channel is messaging — no call needed
Office visits by appointment