Question 1

What is Elefy and how does it work?

Accepted Answer

Elefy is Thailand's leading platform for long-term property rentals (1+ months), specializing in accommodations for digital nomads, expats, and professionals. We connect property owners with verified tenants, handle contracts, payments, and provide ongoing support throughout your stay.

Question 2

In which cities in Thailand do you operate?

Accepted Answer

We operate in major Thai cities including Bangkok (Sukhumvit, Silom, Sathorn, Ari), Chiang Mai (Nimman, Old City), Phuket (Patong, Kata, Rawai), Pattaya, Hua Hin, and Koh Samui. We're constantly expanding to new locations based on demand.

Question 3

What languages does Elefy support?

Accepted Answer

Our platform supports English, Thai, and multiple other languages. All customer support is available in English and Thai, with property listings often available in both languages.

Question 4

What is the minimum rental period?

Accepted Answer

Our minimum rental period is 1 month (30 days). This allows us to offer better rates than short-term rentals and ensures stability for both landlords and tenants. Many properties offer discounts for 6+ month stays.

Question 5

Can I view a property before booking?

Accepted Answer

Absolutely! We highly recommend property viewings. You can schedule viewings directly through the platform or contact the landlord via our messaging system. For international tenants, we offer virtual tours via video call.

Question 6

What happens after I submit a booking request?

Accepted Answer

After submitting a booking request: 1) Landlord reviews your request (usually within 24-48 hours), 2) If approved, you'll receive a rental contract to review and sign digitally, 3) Pay the deposit and first month's rent through our secure payment system, 4) Receive check-in details and property access information, 5) Move in on your agreed start date!

Question 7

What if I need to cancel my booking?

Accepted Answer

Cancellation policies vary by property and are clearly stated in each listing. Generally: Cancel 30+ days before check-in for full deposit refund, 15-30 days for 50% refund, less than 15 days may result in forfeit of deposit. Always review the specific cancellation policy before booking.

Question 8

What payment methods do you accept?

Accepted Answer

We accept international credit/debit cards (Visa, Mastercard, AmEx) and Thai PromptPay QR payments, processed securely through Stripe; PayPal is also available as an alternative. Subscriptions are billed by card only. We never store your full card details on our servers.

Question 9

How much deposit do I need to pay?

Accepted Answer

Under the 2025 Lease Regulation B.E. 2568, the maximum total upfront payment (security deposit plus advance rent) is capped at 3 months' rent for monthly leases. A common arrangement is 2 months' deposit plus 1 month's advance rent. Your deposit is held by your landlord, not by Elefy, and must be returned within 7 days (no damage) or 14 days (with itemized deductions and evidence) after move-out. Elefy documents the move-in/out condition to support a fair return.

Question 10

Are utilities included in the rent?

Accepted Answer

It varies by property. Most listings clearly state whether utilities (electricity, water, internet) are included. Under the 2025 regulations, utilities must be charged at official government supplier rates only -- no mark-ups or flat-rate overcharges are permitted. Many properties include water and internet but charge separately for electricity at the MEA/PEA rate. Always check the listing details.

Question 11

What are Elefy's service fees?

Accepted Answer

We charge a small service fee to cover contract management, payment processing, customer support, and platform maintenance. Exact fees are displayed clearly before you confirm any booking. There are no hidden fees!

Question 12

Can I pay rent monthly through the platform?

Accepted Answer

Yes! After your first month, you can set up automatic monthly payments through the platform, or pay manually each month. We send reminders 7 days before rent is due. Payments made through our platform provide transaction records and protection for both parties.

Question 13

Do I need a visa to rent long-term in Thailand?

Accepted Answer

Yes, for stays over 30 days, you need an appropriate visa. Popular options include: Tourist Visa (60 days, extendable), ED Visa (education), Elite Visa (5-20 years), LTR Visa (10 years for qualified professionals), or Digital Nomad Visa (DTV - 5 years multiple entry). We recommend consulting with a Thai immigration lawyer or visa service.

Question 14

Can I use my Elefy rental contract for visa applications?

Accepted Answer

Yes! Our rental contracts are legally binding Thai documents that meet immigration requirements for proof of accommodation. We can provide additional supporting documents (property registration, landlord's ID) if needed for your visa application.

Question 15

Is my Elefy rental contract legally enforceable in Thailand?

Accepted Answer

Absolutely. All contracts on Elefy comply with Thai rental law (Civil and Commercial Code Sections 537-571). Contracts are in English and Thai, digitally signed, and legally binding. For disputes, contracts specify Thai jurisdiction and arbitration procedures.

Question 16

Do I need to register my address (TM30) with immigration?

Accepted Answer

Yes, under the Immigration Act B.E. 2522, landlords must report foreign tenants within 24 hours of check-in via the TM30 form. This is the landlord's responsibility, not the tenant's. Since May 2025, TM30 can be filed online through the Section 38 portal. Failure to file can result in fines up to THB 10,000 and cause complications for visa extensions and 90-day reporting (TM47). Always confirm your landlord has completed the filing.

Question 17

Are all properties verified?

Accepted Answer

Yes! Every property listing is verified by our team. We check: property ownership documents, physical condition, amenities accuracy, internet speed (crucial for digital nomads), and landlord identity. Only verified properties appear on our platform.

Question 18

What internet speed can I expect?

Accepted Answer

Most properties offer 100-300 Mbps fiber internet, suitable for video calls and remote work. We list actual speed test results for each property. Thailand has excellent internet infrastructure, especially in major cities. Many co-working spaces nearby offer backup if needed.

Question 19

Can I have guests or visitors?

Accepted Answer

Guest policies vary by property and building rules. Most properties allow daytime visitors. Overnight guests may require notification or additional fees. Always check the property's guest policy in the listing or rental contract.

Question 20

Are pets allowed?

Accepted Answer

Pet policies vary. Use our search filters to find pet-friendly properties. Many condos have building-wide pet restrictions, but some houses and low-rise apartments welcome pets. Additional pet deposits are common.

Question 21

How does Elefy protect my payment and personal data?

Accepted Answer

We use bank-level encryption (SSL/TLS) for all data transmission. Payments are processed through Stripe (cards and Thai PromptPay), with PayPal available as an alternative — both PCI-DSS Level 1 certified. We comply with Thailand's PDPA (Personal Data Protection Act) and apply its data-protection principles to all users, including international visitors. Your data is stored on secure AWS servers in Singapore.

Question 22

What if there's a dispute with my landlord?

Accepted Answer

Contact our support team immediately. We offer free mediation services for all disputes. Our team reviews contracts, messages, and evidence from both parties to reach a fair resolution. For serious issues, we can refer you to Thai legal services.

Question 23

What happens if there's property damage or emergency?

Accepted Answer

For emergencies, contact your landlord immediately and inform Elefy support. For damage: document with photos, report within 24 hours, landlord assesses damage, repair costs deducted from deposit if tenant fault, disputes handled by our mediation team. Always report issues promptly!

Question 24

Do I need to verify my identity?

Accepted Answer

Yes, identity verification is required before booking. Upload a government-issued ID (passport, Thai ID card) and take a selfie. This protects both landlords and tenants, reduces fraud, and complies with Thai regulations. We process verifications as quickly as possible.

Question 25

How do I update my profile information?

Accepted Answer

Log in, go to Profile Settings, and update your details (name, phone, email, bio, profile photo). Some changes (email, phone) require verification. If you've completed KYC, name changes require support ticket for security.

Question 26

Can I delete my account?

Accepted Answer

Yes, you can delete your account anytime from Settings > Privacy > Delete Account. Note: active bookings must be completed first, outstanding payments settled, and deposits returned. Account deletion is permanent and data is erased per PDPA requirements.

Question 27

How do I list my property on Elefy?

Accepted Answer

Create a landlord account, verify your identity and property ownership, create a detailed listing (photos, amenities, pricing), submit for verification, and once approved, your property goes live! Our team assists with professional photography and listing optimization if needed.

Question 28

What documents do I need as a landlord?

Accepted Answer

Required: Thai ID or passport, property ownership deed (Chanote) or rental agreement (if sub-letting with owner permission), bank account for payouts, and property photos. For foreign owners: valid visa or work permit allowing property rental.

Question 29

How and when do I receive rental payments?

Accepted Answer

Rent is paid by tenants through Elefy. Elefy, acting as your authorised collection agent, pays out your earnings manually to your Thai bank account or PromptPay on a regular schedule after deducting our service fee. All transactions are documented in your dashboard.

Question 30

What is the maximum security deposit in Thailand?

Accepted Answer

Under the 2025 Lease Regulation B.E. 2568 (effective September 4, 2025), the maximum total upfront payment a landlord can collect is 3 months' rent for monthly leases (this includes both the security deposit and any advance rent combined). For annual leases, the maximum is 1 year's rent. Any lease clause requiring more than these amounts is automatically void. Deposits must be returned within 7 days if there is no damage, or within 14 days if the landlord is deducting verified repair costs with itemized receipts. If the landlord fails to return the deposit on time, the tenant is entitled to interest at 15% per annum on the withheld amount.

Question 31

Can I terminate my lease early in Thailand?

Accepted Answer

Yes. Under the 2025 Lease Regulation B.E. 2568, tenants may terminate their lease early without penalty after occupying the property for at least 50% of the total lease term, provided they give the landlord 30 days' written notice and all outstanding payments are settled. For example, on a 12-month lease, the tenant can give notice after month 6 and move out by month 7. Landlords cannot impose early termination penalties, forfeit the security deposit, or charge break-lease fees when this statutory right is exercised. This applies to landlords with 3 or more rental units.

Question 32

How are utility charges calculated under Thai rental law?

Accepted Answer

Under the 2025 regulations, electricity and water must be charged at the official government supplier rate only. Landlords are prohibited from applying mark-ups, administrative surcharges, or flat-rate overcharges on utility costs. The official electricity rate is set by the Provincial Electricity Authority (PEA) or Metropolitan Electricity Authority (MEA), and water rates are set by the Provincial Waterworks Authority (PWA) or Metropolitan Waterworks Authority (MWA). If you are being charged above these rates, you can file a complaint with the OCPB (hotline 1166).

Question 33

Are digital contracts legally valid in Thailand?

Accepted Answer

Yes. Under the Electronic Transactions Act B.E. 2544 (2001), digital lease contracts and electronic signatures are legally valid and enforceable in Thai courts. Contracts signed electronically through Elefymove carry the same legal weight as paper contracts with wet-ink signatures. Electronic documents are admissible as evidence in court proceedings. Additionally, electronic stamp duty (0.1% of total rental value) can be applied within 15 days of contract execution through the Revenue Department's e-Stamp system.

Question 34

What documents are needed for short-term rental listings?

Accepted Answer

Properties offering stays under 30 days must hold valid licensing before listing on Elefymove. The required documents are either a Non-Hotel Accommodation Registration (for non-hotel serviced apartments and short-stay residences) or a Hotel License (for hotel-classified properties) issued under the Hotel Act B.E. 2547. Condominiums and standard residential properties without these registrations are subject to a minimum 30-day stay requirement. Operators must upload their license documentation during the listing process, and Elefymove verifies all documents before the listing goes live.

Question 35

What is TM30 and who is responsible for filing it?

Accepted Answer

TM30 is a notification form that landlords must file with Thai Immigration within 24 hours of a foreign national checking into their rental property. It is the landlord's legal obligation under the Immigration Act B.E. 2522, not the tenant's. The form must be re-filed each time the foreign tenant leaves Thailand and returns, even for a same-day trip. Since May 2025, TM30 can be filed electronically through the Section 38 online portal. Failure to file on time may result in fines up to THB 10,000 for the landlord. An unfiled TM30 can cause problems for the tenant when applying for visa extensions or filing 90-day reports (TM47).

Question 36

What are the key 2025 Thai rental law changes?

Accepted Answer

The 2025 Residential Leasing Regulations (B.E. 2568), effective September 4, 2025, introduced several major changes: (1) Coverage expanded to landlords with 3 or more units, down from 5 under the 2018 rules. (2) Security deposit cap set at 3 months' rent (combined deposit and advance rent). (3) Deposit must be returned within 7 days (no damage) or 14 days (with itemized deductions). (4) Tenants can terminate early after 50% of the lease term with 30 days' notice. (5) Utilities must be charged at official government rates with no mark-ups. (6) Rent invoices must be sent at least 3 days before the due date (previously 7 days under 2018 rules). (7) Rent cannot be increased during the lease term. (8) Penalties of up to 1 year imprisonment and/or THB 200,000 fine for non-compliance.

Question 37

How can I contact Elefy support?

Accepted Answer

Multiple channels available: Phone: +66 2 123 4567 (Mon-Sat 9AM-6PM), Email: support@elefymove.com, LINE: @elefymove, In-platform messaging (click Support icon), or live chat on our website. We aim to respond within 24 hours.

Question 38

Do you offer support in Thai language?

Accepted Answer

Yes! Our support team is bilingual (Thai and English). All contracts are available in both languages. Our goal is to serve both Thai landlords and international tenants seamlessly.

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