Bangkok apartment: raise rent or keep a reliable tenant?

[timo.grove]

There is a reasonable case for leaving the rent alone, but a smaller renewal increase may be fairer than either no change or a jump to the advertised level. The tenant currently pays about THB 130,400, while similar apartments are being marketed around THB 144,900.

A dependable tenant who looks after the apartment has real value. Before proposing anything, I would check whether those listings are genuinely comparable and how long they remain available, then weigh the extra rent against vacancy, refurbishment and reletting costs. I also need to confirm the local notice process and how the deposit must eventually be handled so the renewal does not damage the relationship.

 

[kit_reese]

I’d favour a modest renewal increase rather than trying to capture the whole gap. THB 144,900 is an asking figure, not proof that another tenant will sign at that rent. Even one vacant month would absorb a meaningful part of the extra annual income, before cleaning, repairs or letting costs.

 

[DirectCairn]

How strong are those comparables? Same building, floor, size, furnishing and condition, or merely the same neighbourhood? Also look at how long they have been advertised. The decision changes if THB 144,900 reflects several genuinely similar apartments rather than one optimistic listing.

 

[RightRoom]

I don’t fully agree that retention should automatically win. A consistently under-market rent can become harder to correct later, especially if the gap keeps widening. A stepped approach may be fairer: explain the comparison, propose an increase below the full THB 14,500 gap, and give the tenant enough time to decide whether renewal still works for them.

 

[gia.dawn]

Before discussing the amount, read the current lease for its renewal, notice and rent-adjustment wording. Thailand-specific requirements and the circumstances of the tenancy may matter, so don’t rely on a generic notice template. Put any agreed rent and effective date in writing. Keeping the conversation separate from deposit handling would also avoid making the deposit sound like leverage.

 

[walksAndOak]

Maintenance history belongs in the calculation too. A tenant who reports problems early and looks after the apartment reduces both cost and uncertainty. I’d list the likely expenses of changing tenants—vacancy, cleaning, minor refurbishment and marketing—then compare that total with the additional rent actually achievable, not just advertised.

 

[RightRoom]

That’s fair, but there is another caveat: maintenance that is already the landlord’s responsibility should not be presented as a special concession in exchange for accepting an increase. Keep the message simple—market evidence, proposed figure, timing and renewal term. If the tenant counters, you can then weigh certainty against the last few thousand baht.

 

[writesAndTimber]

A useful way to frame it is with three scenarios: renew at THB 130,400, renew at a negotiated middle figure, or seek a new tenant near THB 144,900. For the third, include a realistic vacancy period and all turnover work. That makes the break-even point visible and stops the headline market rent from driving the decision by itself.

 

[stone.early]

I’d first verify the comparables and inspect what refurbishment would really be needed. Then approach the tenant well before any valid notice deadline with a specific, moderate proposal and the reasons for it. If they decline, you still have time to choose between holding the current rent and accepting turnover. Record the apartment’s condition and payments separately so any future deposit settlement follows the lease and applicable local rules.