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How to use Rentity, from finding a tenant to filing tax
No login needed. The guide follows the jobs an owner does at each stage of a tenancy.
Before you start
Getting Started & Settings
Start by adding your properties and room units with their floor and area. Once created, catalog appliances and furniture with clear photos and model numbers.
Payment Account Setup
Find tenants
Listing page, viewings and applications
Open the Listing tab of a room. Leave the headline or description empty and Rentity drafts them from the room details; you can edit every word. Add photos and publish to get a listing link you can share anywhere.
People book a viewing time and apply from the listing page themselves. Applications land in your inbox, and once you approve one you can create the lease from it.
Sign leases
Leases, E-Signatures & Stamp Duty
Leases are drafted from the Thai OCPB 2568 residential lease template. Deposit and advance rent combined cannot exceed 3 months of rent.
- Stamp Duty: Calculated at 1 THB per 1,000 THB of total rent over the lease duration.
- LINE E-Signature: Tenants sign through LINE LIFF with touch signature, cryptographic timestamping, and an audit certificate.
Move-in Inspection
On handover day, record room condition, water/electric meter readings, keys, and keycards with photos of each item.
Tenants can add defects for 7 days
Collect rent
Money, Invoicing & Slip Verification
Monthly invoices are automatically delivered to tenants on LINE with PromptPay QR codes. Tenants upload transfer slips directly.
- Slip checks: A slip your tenant sends lands on its bill and waits for you to confirm before the receipt is issued. The reference, amount and receiving account are checked for you only when a slip-check service is set up. A slip sent twice is always flagged.
- Carryover Credit: Overpayments are automatically held as lease credit and applied against subsequent invoices.
Look after rooms
Repairs and contractors
Tenants report repairs on LINE with photos and the times that suit them. Each job has its own status. You set the date, send the job link to a contractor (no sign-up for them) and record the cost for your tax figures. The tenant is notified when a repair is booked, done or cancelled.
Move-out & Deposit Settlement
At lease end, conduct the move-out inspection comparing against move-in condition photos.
Deposit Return Periods under the OCPB 2568 Rules
- Within 7 Days: Must be refunded within 7 days when there are zero damage deductions or unpaid arrears.
- Within 14 Days: Refunded within 14 days when legitimate damage or utility arrears are deducted, with an itemised list of deductions and evidence.
Tax and reports
Thai Section 40(5) Rental Income Tax
Rental income is classified under Thai Section 40(5). Landlords can choose between standard flat expense deduction or actual expense deduction:
Method 1: Flat 30%
Deducts 30% of gross rental income without requiring receipts.
Method 2: Actual Expenses
Deducts verified recorded expenses (such as maintenance and common fees).
Rentity automatically calculates both methods in the Money tab and shows which one leaves less tax, with estimates for PND 94 (half year) and PND 90 (full year).
For foreign owners: three Thai rules to know
A short summary of facts, not legal advice. For your own case, check the official sources or ask a lawyer.
OCPB 2568 residential lease rules
A 2025 (B.E. 2568) announcement of the Contract Committee makes residential leasing a contract-controlled business. It was published in the Royal Gazette in June 2025 and took effect in September 2025. It covers landlords who let 3 or more houses, condo units or apartment units (not dormitories or hotels). Deposit plus advance rent may not exceed 3 months of rent, and the deposit must be returned when the lease ends: within 7 days if the room needs an inspection, or within 14 days when deductions are made with evidence.
Official sources:Office of the Consumer Protection Board (OCPB) (opens in a new tab)Royal Gazette (opens in a new tab)
TM.30 residence report
Under the Immigration Act B.E. 2522 (1979), the house master, owner or person in possession of a place where a foreign national stays must report the stay to the Immigration Bureau within 24 hours of arrival. The report can be filed online with the Immigration Bureau. Rentity reminds you when a tenant is a foreign national; it does not file the report for you.
Official sources:Immigration Bureau (opens in a new tab)
Stamp duty on leases
Under the Revenue Code, a lease of immovable property needs stamp duty of 1 baht for every 1,000 baht (or part of 1,000 baht) of the total rent over the lease term. A lease without the duty paid cannot be used as evidence in a civil case. Rentity works out the duty for each lease.
Official sources:Revenue Department (opens in a new tab)