Lease Clauses Foreigners Must Check Before Signing in Southeast Asia

Renting for 1–12 months in Vietnam, Thailand, or Indonesia? The lease can be the hardest part. Laws differ, contracts often aren't in English, and one bad clause can cost your deposit — or leave you with no way to fight back. Before you sign, check these five things. If you rent with Well Travel, most are already handled — here's how.

1. Payment timing: When is the first month due?

Many landlords ask for the first month at signing. By that point, you've usually already paid a deposit. With a legitimate landlord, that's fine. If they're not, you lose both. Insist on paying the first month at move-in, not at signing. If something goes wrong before check-in, your exposure is limited to the deposit.

2. Deposit terms: What guarantees do you have?

The standard deposit is one month's rent. The real challenge is getting it back. Some landlords deduct for 'damage' that was already there. Look for lease clauses that cover:

• How the deposit is held — escrow, third-party, or the landlord's personal account.
• Exact reasons for deductions, with photo evidence required.
• A clear timeline for the return.

Pro tip: If a landlord insists on holding the deposit personally, check their reputation carefully. Even with good references, you have limited protection if they disappear. With Well Travel, the host holds the deposit, but we back it: if they can't prove damage, you get refunded; if they disappear, we refund you from our own funds.

3. Utilities, internet, and maintenance

Many budget rentals in Phuket, Nha Trang, or Bali don't include utilities. Check:

• Are water, electricity, and internet separate? What's the electricity rate? Some landlords charge double the government rate.
• Who pays for repairs? Air conditioning breakdowns are common — the lease should say 'landlord pays for major repairs within 48 hours.'
• Is there a late-payment penalty in the small print?

4. Early termination and notice period

Plans change — visas, flights, work. Make sure the lease has a fair exit clause:

• Cancellation before check-in: losing the deposit is normal. Don't agree to an extra cancellation fee on top.
• Early termination after move-in: a fair lease should only cost you the deposit plus utilities used — not the remaining rent or an extra fee.
• Notice period: usually 30 days in advance.
• Subletting: if it's allowed, it gives you an escape route without penalties.

5. Property condition and inventory checklist

Before signing, ask for a written inventory of furniture and appliances, with photos or video signed by both parties. Too many disputes happen because there's no baseline. Don't accept 'apartment is clean and functional.' Attach a condition report to the lease.