Returning rented premises: record condition and key handover

Moving out and handing over are separate events

Before returning rented premises, organize evidence of when you left, who received the keys and how both parties acknowledged the condition. The moving date, handover date and contractual end date may differ. A photograph of an empty room or leaving the keys behind should not alone be treated as proof that every contractual duty has ended. The agreement and actual handover circumstances also matter.

Compare against the condition at the start

Section 561 establishes a presumption about the property's condition when there is no condition document signed by both parties; the tenant may need to prove it was not already in good repair when received. Find the original handover record, photographs and early defect notifications before using exit photographs to assess liability. A missing record does not make all photographs useless, but their weight and connection to the facts require case-specific assessment.

Record differences before deciding damage costs

Section 562 distinguishes damage attributable to the fault of the tenant or other persons specified by law from damage resulting from proper use. A wall mark still calls for investigation of its cause, initial condition and use. Pair photographs taken from the same viewpoint, label the room, location and date, and list changes. Record what is visible first, rather than treating every mark as chargeable damage or automatically excusable deterioration.

Connect the handover record to people and time

For a joint inspection, identify participants and whether the recipient is the contracting party or an authorized representative. Check fixtures supplied with the premises, meter identifiers and the number of keys or access cards. Record actual receipt dates and times, missing items and unresolved points. If there is no joint inspection, retain accurate appointment and contact records; do not sign or provide acknowledgments for the other party.

Read the return document before signing

A key receipt may do more than confirm the number of keys: it may accept repair charges, authorize deposit deductions or settle all claims. Before signing, distinguish the condition acknowledged, amounts accepted and matters awaiting review. Request repair details and cost evidence connected to the recorded condition. If issues remain disputed, avoid a broad statement that everything is settled merely to make the paperwork look complete.

Prepare documents for a focused review

If the parties disagree about condition or the effect of a handover document, prepare the lease, entry record, comparison photographs, key list and correspondence for B Law Firm to review contractual and dispute issues. Organizing the sequence helps show which points are supported and which need further inquiry. It does not guarantee full deposit recovery or release from liability merely because the keys were returned once.

References

• Thai Civil and Commercial Code, Sections 561–562
• B Law Firm services