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VIDEO: Every landlord’s worst nightmare! Tenants from hell trash luxury Pattaya condo


rooster59

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1 hour ago, JAZZDOG said:

That makes sense but I know as an owner of a guesthouse if I even lift a finger I void my RV. My concern would be in a tightened market Thais might look on farang investing and renting condos no matter the term an infringement on the rights of what a Thai can do. I guess it might be a matter of interpretation. 

By the same reasoning I suppose if I only rented my rooms long term I would be exempt of needing a WP?

Don't think so.

And also with the same reasoning a person renting their condo less than 30 days would require a WP if they did any type of work which would include changing a light bulb, signing a receipt or even

talking to guests?

The whole WP deal seems like a catch-all type law.

      If you look at the Thai laws there's some sense to them, or at least I can see what their thinking might have been when drafting them.  With the Hotel Act, you have an exemption for small enterprises--like a ground floor shophouse business that rents a few rooms out upstairs. The Hotel Law exempts them from obtaining a hotel license if they fall under the guidelines and they don't have to comply with all the many rules and regulations governing big hotels like Hilton.  

     With the new rental law of May 1, they also built in an exemption for owners who rent less than 5 units; they don't need to comply with the new regulations.  I believe in both cases the thinking was that it would be a hardship to require compliance for minor players and with the rental law they also might have thought that with under 5 units, you're not making your primary income.  When you have 5 units or more, they seem to be thinking, ok, now you are doing a big enough business that could be your primary income and you need to follow these new rules.  How they settled on 5 is anyone's guess; perhaps they came up with an average rent per unit and decided you were starting to make a primary income with 5 units.  

     In regard to the work permit, any short-term condo rentals are illegal so you would already be in violation of the law, regardless if you had a work permit.  If you are renting 4 units that you own long-term, I don't think you need a WP.  When you reach 5 you are considered to be operating a business and the new rental law requires you to do some sort of registration; I would imagine at that point a foreigner would also need a WP.  I agree the WP thing can be a gray area and I might be wrong in my thinking that you don't need one to rent a condo you own.  But, I can't remember reading any stories about anybody being arrested for doing a long-term rental on their condo.  

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12 hours ago, asiaexpat said:

Being a Landlord requires frequent house checks as well as collecting rent. From my past experience lack of monthly checks can be expensive when tenants remove furnishings and destroy fixtures. 

With other words, as a landlord never leave the property when rented. Act as a Security and at night sleep at the gate with the RC in Your hand. The day of the monthly payment drive with the tenant to the bank and collect the rent....:coffee1:

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My property manager does quarterly inspections. If she finds any issues she gives them three days to fix it. It won’t stop them from intentionally trashing the property before they move but it does help identify and fix issues with people who are just pigs. 

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3 hours ago, newnative said:

      If you look at the Thai laws there's some sense to them, or at least I can see what their thinking might have been when drafting them.  With the Hotel Act, you have an exemption for small enterprises--like a ground floor shophouse business that rents a few rooms out upstairs. The Hotel Law exempts them from obtaining a hotel license if they fall under the guidelines and they don't have to comply with all the many rules and regulations governing big hotels like Hilton.  

     With the new rental law of May 1, they also built in an exemption for owners who rent less than 5 units; they don't need to comply with the new regulations.  I believe in both cases the thinking was that it would be a hardship to require compliance for minor players and with the rental law they also might have thought that with under 5 units, you're not making your primary income.  When you have 5 units or more, they seem to be thinking, ok, now you are doing a big enough business that could be your primary income and you need to follow these new rules.  How they settled on 5 is anyone's guess; perhaps they came up with an average rent per unit and decided you were starting to make a primary income with 5 units.  

     In regard to the work permit, any short-term condo rentals are illegal so you would already be in violation of the law, regardless if you had a work permit.  If you are renting 4 units that you own long-term, I don't think you need a WP.  When you reach 5 you are considered to be operating a business and the new rental law requires you to do some sort of registration; I would imagine at that point a foreigner would also need a WP.  I agree the WP thing can be a gray area and I might be wrong in my thinking that you don't need one to rent a condo you own.  But, I can't remember reading any stories about anybody being arrested for doing a long-term rental on their condo.  

Actually then Airbnb is a good thing making it appear a more passive income

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If you rent out your property then one day or another it will be trashed and you'll be left footing the bill.  No point chasing these people as you'll be throwing good money after bad.  

 

It's a risk that you take and no point moaning thereafter.  One bad tenant and a significant amount of profit is wiped out.

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9 minutes ago, fanjita said:

If you rent out your property then one day or another it will be trashed and you'll be left footing the bill.  No point chasing these people as you'll be throwing good money after bad.  

 

It's a risk that you take and no point moaning thereafter.  One bad tenant and a significant amount of profit is wiped out.

Amen, If you don't buy right or build and make 20% on 60 % occupancy you're better off elsewhere with your money. If you live there half the year it makes better sense but by no means is it passive income. In a place like Pattaya where you can rent a new hi-rise that would cost 2M in Miami Beach for 1200 bucks a month why even think about being a landlord. I live in a 68 m/2 condo, direct ocean front, best amenities in town, 25K. The building is two years old, maybe 60% sold out and the unit is for sale 7M now.

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18 hours ago, mikebell said:

Surely tenants must provide copies of ID cards/passports which even Pattaya Plod could track down?

yes they would provide it but was reading her boyfriend was a farlang so she might have gone with him to his country , you never know he might move into a house near you depends where he is from 

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I have rented 4 places in BKK, Pattaya, chaing mai during the last 7 years ..

Not 1 landlord returned the deposit and there is nothing you can do about it....
So there are rotten apples everywhere...

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On 5/20/2018 at 6:38 AM, rooster59 said:

According to Ms Jindaporn the condo was rented out two years ago to a woman and her two daughters who had up until recently been paying 30,000 baht per month in rent.

If they've been renting  for 2 years at 30k/month, they have made a good profit despite any damages.

New toilet is around 2,000bht ........ 

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3 hours ago, BEngBKK said:

I have rented 4 places in BKK, Pattaya, chaing mai during the last 7 years ..

Not 1 landlord returned the deposit and there is nothing you can do about it....
So there are rotten apples everywhere...

I'm curious as to the reasons why your deposit was not refunded.  Can you tell? 

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On 5/20/2018 at 10:22 AM, bsdthai said:

What kind of idiot pays 30k for a condo per month? Im amazed how people know the cost of everything but value of nothing. Meaning the costs to build these snap together condos is next to nothing per condo. Chicks probably a drug dealer/user.

"What kind of idiot pays 30k for a condo per month"

 

Because not everyone is a loser living in a crappy fan room shoe box?

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On 5/19/2018 at 8:22 PM, bsdthai said:

What kind of idiot pays 30k for a condo per month? Im amazed how people know the cost of everything but value of nothing. Meaning the costs to build these snap together condos is next to nothing per condo. Chicks probably a drug dealer/user.

What kind of idiot you ask? Obviously someone earning more than 30k per month.

What kind of idiot is shocked that someone pays 30k in rent each month? Probably some pauper living off an income less than 30k per month.

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On ‎5‎/‎20‎/‎2018 at 3:12 AM, stud858 said:

SOLUTION

Rent to falang only with passport copied.  Too easy.  

 

Doesn't always work so easily.  Not happened to me but to friends in Bangkok and Chiang Mai.  Both rented to Farangs, one French and one Italian, both had their places trashed by partying tenants.  Having a passport copied doesn't mean much when the tenants are back in their own country.  Much too expensive to try to call them to account, especially if they deny it was them causing the mess.  My ex-wife had the same thing happen to her in London but had more protection through the tenancy agreement.  But it's more about the feeling than the cost.  It is almost like being violated.

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6 minutes ago, dunroaming said:

Doesn't always work so easily.  Not happened to me but to friends in Bangkok and Chiang Mai.  Both rented to Farangs, one French and one Italian, both had their places trashed by partying tenants.  Having a passport copied doesn't mean much when the tenants are back in their own country.  Much too expensive to try to call them to account, especially if they deny it was them causing the mess.  My ex-wife had the same thing happen to her in London but had more protection through the tenancy agreement.  But it's more about the feeling than the cost.  It is almost like being violated.

Violated, a wee bit dramatic mate. Did you not contemplate the possibility you might be "violated" when you let your property out. If the profit doesn't outweigh the potential loss then don't enter into the agreement.

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Situations such as that are why I have avoided buying properties as investments for rental.  Yes I understand financing and the attraction of leverage, and property increase in value, etc.  But the potential legal issues and tenant problems are such a turn off.  Instead I put part of my investment portfolio into REITs.  At the moment I only hold NLY but it returns 10% in dividends, and being in my ROTH IRA account those are completely tax free.  And I only risk what I put into it.  No people issues, no maintenance, no law suits, etc.

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I have rented 4 places in BKK, Pattaya, chaing mai during the last 7 years ..


Not 1 landlord returned the deposit and there is nothing you can do about it....


You could complain to your local Office of Consumer Protection. Did you?
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