Frequently Asked Questions

ElefyMove is a Thai rental platform for long-stay homes — tenancies from 1 month upward, used by digital nomads, expats, professionals and Thai renters. You search listings, message the landlord, send a booking request, pay the first month's rent and booking fee securely online, and sign the lease digitally. ElefyMove handles the listing, the contract, the payment collection and the move-in/move-out condition record; your landlord owns and manages the property itself.

ElefyMove operates nationwide across Thailand — strongest coverage in Bangkok, Chiang Mai and Phuket, with listings expanding by demand.

It depends entirely on the city, neighbourhood and size of the home, so the listing price is the only reliable number — every ElefyMove listing shows its full monthly price before you book. As a rough orientation, furnished long-stay studios and one-bedrooms are cheapest in Chiang Mai, mid-range across most of Bangkok, and highest in central Bangkok and beachfront Phuket. Use the price filter on the search page to see what is actually available in your budget right now, and check whether utilities are included — that can shift the real monthly cost noticeably.

The platform is available in 9 languages, including English and Thai. Our support team answers in English and Thai, and contracts are produced in both English and Thai. Listings are often written in both languages, and you can translate any message in the chat, so language is not a barrier between international tenants and Thai landlords.

Yes — the minimum tenancy on ElefyMove is 1 month (30 days), and you can book flexible stays from 1 to 12 months or longer. ElefyMove is built for long-stay renting rather than nightly or weekly holiday lets, and many landlords offer better monthly rates for stays of 6 months or more.

Yes, and we recommend it. Message the landlord through ElefyMove to arrange a viewing — you can agree a time directly in the chat. If you are still overseas, ask the landlord for a video walkthrough or extra photos of anything the listing doesn't show; most are happy to send them.

1) Open a listing, choose your move-in and move-out dates, and send a booking request. 2) The landlord reviews and accepts it. 3) Your booking moves to "Awaiting Payment" — pay the first month's rent and the booking fee to confirm. 4) A digital lease is generated for both parties to sign. 5) You pay the security deposit directly to your landlord at move-in and complete the check-in handover together. You can track every step under "My Bookings".

The landlord reviews your request — usually within a day or two. If they accept, your booking moves to "Awaiting Payment": you pay the first month's rent plus the booking fee online to confirm it. ElefyMove then generates the digital lease for both of you to sign. Once it's signed you'll arrange check-in details with the landlord, and you pay the security deposit directly to them at move-in.

Pending = waiting for the landlord to accept. Awaiting Payment = accepted, pay to confirm. Confirmed = paid, lease being signed. Contracted = both parties have signed. Active = you've checked in. Completed = the stay has finished and the condition record is being settled. Your current status is always shown under "My Bookings".

Offers appear in Messages. Open the conversation and tap "Book Now" to accept, then continue to payment. If the price or dates aren't right, just reply in the chat to negotiate before accepting.

Your booking status becomes "Awaiting Payment". Open it under "My Bookings" and tap "Pay" to complete the payment. The booking is only confirmed, and the dates only held for you, once payment succeeds.

Before you pay, message the landlord and ask them to send an updated offer with the new dates. After payment and signing, any date change depends on the landlord and your lease terms — ask them through Messages first, and contact support if you need help reaching an agreement.

The most common reason is that identity verification isn't complete yet — verification is required before you can send a booking request. Open Profile then Verification and upload a government-issued ID (passport or Thai ID card) and a selfie. Other things worth checking: your email is verified, the dates you picked are still available, and your stay is at least 1 month. If verification is done and it still won't go through, contact support with the listing link and we'll look at it.

If you cancel, the refund applies to the first month's rent you paid, on this schedule: 90% if you cancel 14 or more days before move-in, or within 48 hours of your booking being confirmed; 75% at 7-13 days; 50% at 3-6 days; 25% at 1-2 days; and no refund on or after your move-in date. The booking fee is not refundable. If the landlord cancels, you receive 100% of everything you paid through ElefyMove. The security deposit isn't part of this — you pay that directly to your landlord at move-in, so if you cancel beforehand there is nothing for ElefyMove to return. Refunds go back to your original payment method; the time it takes to appear follows your card or PayPal provider's normal timelines once ElefyMove has issued it.

International credit and debit cards (Visa, Mastercard, Amex) and Thai PromptPay QR, processed by Stripe; PayPal is available as an alternative. Subscriptions are billed by card. ElefyMove never stores your full card details — payments are handled by the payment providers themselves.

Your booking payment covers the first month's rent plus ElefyMove's booking fee (with VAT on the fee) — you'll see the full breakdown before you confirm. The security deposit is not part of this payment: you pay that directly to your landlord at move-in, and your landlord holds it for the duration of the tenancy.

You pay the security deposit directly to your landlord at move-in — it does not go through ElefyMove, and ElefyMove never holds it. ElefyMove records the deposit amount on your booking and in your lease, and documents the property's condition with photos at check-in and check-out, so there is a clear, dated record if there's ever a disagreement about deductions. Your landlord returns the deposit to you after move-out: within 7 days if there's no damage, or within 14 days if they are deducting documented repair costs with itemised evidence.

Under the 2025 Lease Regulation B.E. 2568, the maximum total upfront amount a landlord can ask for — security deposit plus advance rent combined — is 3 months' rent for a monthly lease. A common arrangement is 2 months' deposit plus 1 month's advance rent. The exact amount is shown on the listing and written into your lease. You pay the deposit to your landlord at move-in, and they hold it until after you move out.

As a tenant you pay a one-off booking fee on your move-in payment — 6% of the first month's rent, or 4% if you're booking with a Partner landlord — plus 7% VAT on that fee. There is no monthly fee for tenants: from your second month onward you pay rent only. Landlords pay a commission, which is deducted from their payout rather than added to your rent. The exact amounts are itemised in your payment breakdown before you confirm anything.

Refunds go back to your original payment method. How much you get back depends on when you cancel — see the cancellation schedule; the booking fee is not refundable. Once ElefyMove has issued the refund, how long it takes to appear depends on your card issuer or PayPal. Security deposits are separate: your landlord holds yours and returns it directly to you after move-out. If you're waiting on a refund, contact support with your booking ID and we'll check where it is.

Nothing is charged when a payment fails. Try again from your booking's "Pay" button, and check that your card allows international payments and has sufficient funds. If it keeps failing, try a different card, another browser, or pay with PayPal instead. Still stuck? Contact support and we'll help — include your booking ID.

Switch your display currency from the selector in the top bar and prices update across the site. Your payment is taken in the currency shown at checkout — your card issuer or PayPal handles any conversion from your own currency, at their rate.

Yes. After your first month you can pay each month through ElefyMove, and we send a reminder before rent is due. Paying through the platform keeps a dated record of every payment for both you and your landlord. There's no tenant fee on monthly rent — you pay the rent amount only.

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.

Once your payment is confirmed, ElefyMove generates the digital lease. The landlord signs first, then you review and sign — all online, nothing to print. When both parties have signed, the lease is final and you can download the signed PDF.

Open the booking under "My Bookings" and go to its Contract section. You can review the lease, sign it, and once it's fully signed download the PDF. Contracts are produced in English and Thai.

Yes. Leases signed on ElefyMove are valid and enforceable electronic contracts under Thailand's Electronic Transactions Act B.E. 2544, and ElefyMove keeps a dated record of who signed and when. They include the terms required by the 2025 Residential Leasing Regulations. One thing to know: if your lease runs longer than 3 years, it must also be registered at the Land Office to be enforceable for its full term.

You and the landlord complete a digital check-in together: the property's condition is recorded with photos and both of you sign it off. This is also when you pay the security deposit directly to your landlord. Those move-in photos are the official record of the property's condition and are what you rely on when the deposit is settled at the end. Once check-in is done, your booking becomes "Active".

At the end of your stay you complete a check-out handover: the property is inspected against the move-in photos and both parties sign off. Normal wear and tear is the landlord's responsibility — only genuine damage can be deducted, with itemised evidence. Your landlord then returns your deposit directly to you.

Your landlord holds your deposit and returns it directly to you after check-out: within 7 days if there's no damage, or within 14 days if they're deducting documented repair costs with itemised evidence. ElefyMove acts as your landlord's authorised payment collection agent and does not hold the deposit itself. If you disagree with a deduction, the move-in and move-out photos and your Tenancy Records are the primary evidence — dated records both of you can see, so you can settle it directly.

Landlords verify their identity with government-issued ID before they can list or be paid, and tenants complete the same identity check before booking — so you know who you're dealing with on both sides. Landlords can also submit ownership or authorisation documents for a Verified badge on their listing; look for that badge, because it isn't on every listing. ElefyMove doesn't physically inspect properties, so treat the listing photos and description as the landlord's own representation: arrange a viewing or ask for a video walkthrough before you commit, and use the move-in condition record to document what you actually receive.

Thailand has strong fibre infrastructure and most long-stay condos in the major cities come with fibre broadband that comfortably handles video calls and remote work. Speeds vary by building and package, so if fast internet matters to you, ask the landlord for the actual plan or a speed-test screenshot before you book, and check whether internet is included in the rent.

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.

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.

Start with a city or area in the search bar, then set your monthly budget with the price filter — results update to show only what you can actually afford. You can narrow further by bedrooms and bathrooms, amenities (pool, gym, wifi, parking), property type, move-in date and minimum stay, then sort the results. Save anything you like to your Wishlist to compare later. If nothing fits, widen the area slightly — prices drop noticeably a few BTS/MRT stops out from the centre.

Tap the heart icon on any listing to save it. Your saved homes live under "Wishlist", where you can compare them side by side and share the list with whoever is helping you decide.

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.

Yes — your signed ElefyMove lease is a legally valid rental contract and is commonly used as proof of accommodation for visa and extension applications. You can download the signed PDF from your booking at any time. Requirements differ by visa type and by immigration office, so check what your specific application needs before you file, and ask your landlord directly if an office requests additional documents from them.

Yes. ElefyMove leases are built on Thai rental law (Civil and Commercial Code sections 537-571) and the 2025 Residential Leasing Regulations, are produced in English and Thai, and are signed electronically under the Electronic Transactions Act. Thai law governs the lease. If a dispute can't be resolved between you and your landlord, it can be taken to the Thai courts.

TM30 is the notification a property owner or house-master files with Thai Immigration when a foreign national moves in — generally within 24 hours of arrival. It is the landlord's duty, not the tenant's, and it can now be filed online. It usually needs re-filing each time you leave Thailand and return. It's worth confirming with your landlord that it's been done, because an unfiled TM30 can cause friction with visa extensions and 90-day reporting. ElefyMove provides guidance and reminders on TM30 — we don't file immigration paperwork on your or your landlord's behalf. For anything specific to your situation, check with immigration or a visa service.

For most long-stay rentals you'll need your passport (photo page and current visa or entry stamp), and on ElefyMove you complete identity verification with that ID plus a selfie before you can book. Some landlords also ask for proof of income or employment, a reference from a previous landlord, or the contact details of someone they can reach in an emergency. Thai nationals use a Thai ID card instead of a passport. Individual landlords set their own requirements, so check the listing or ask in the chat before you send a booking request.

Yes. Under Thai law a lease longer than 3 years must be registered at the Land Office to be enforceable for its full term — if it isn't registered, it's only enforceable for 3 years. Registration has to be done in person by both parties in front of the land officer with wet-ink signatures, so an electronic signature can't be used for that step. Registering is the landlord's and tenant's own responsibility; ElefyMove doesn't do it for you. If your lease runs past 3 years, plan for this before you sign, and consider taking legal advice on the registration and the stamp duty.

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.

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.

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).

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.

Only if it holds the right accommodation licensing. ElefyMove's minimum tenancy is 1 month, and properties offering shorter stays generally need either a Non-Hotel Accommodation Registration or a Hotel License under the Hotel Act B.E. 2547 before they can be listed. Standard condominium and residential units usually don't hold either, and for a condo you'd typically also need written approval from the juristic person. If you have the licensing, upload it during listing; if you're unsure, take advice before advertising short stays — the penalties fall on the property owner.

All traffic is encrypted in transit, and card payments are handled by Stripe and PayPal, who are PCI-DSS certified — ElefyMove never sees or stores your full card number. Your account data is held on AWS servers in Singapore. We're committed to Thailand's PDPA: you can access, correct or request deletion of your personal data, and opt out of marketing at any time. Some of our providers process data outside Thailand, which is covered by the safeguards in our Privacy Policy.

Start in Messages — most issues are resolved directly, and having it in writing on the platform helps. You can also add what happened to your booking's Tenancy Records: dated notes and photos that both you and your landlord can see and respond to, so the facts are documented while they're fresh and you can look them up any time. If you need help finding something, contact support with your booking ID — our team can point you to the lease, the messages and the condition records. Your security deposit is held by your landlord, not by ElefyMove, so we can't move that money ourselves. If a disagreement can't be settled directly between you, Thai law governs your lease and you can pursue it through the Thai courts or the Office of the Consumer Protection Board (hotline 1166).

In an emergency, contact your landlord first — they're responsible for the property — and emergency services if anyone is at risk. For damage, photograph it and report it to your landlord as soon as you can, and message them on the platform so there's a dated record. Normal wear and tear is the landlord's responsibility; genuine tenant-caused damage can be deducted from the deposit at move-out with itemised evidence, measured against your move-in photos.

The reliable rule is: never send money to someone you've only met off-platform. Keep your messages, your booking and your rent payments inside ElefyMove, where there's a dated record of what was agreed. Be wary of a landlord who pushes you to pay by direct bank transfer before you've seen the property or signed anything, of prices far below everything comparable in the same building, and of anyone who won't do a viewing or a video call. Check the landlord's reviews and rating, and make sure the condition of the place is recorded with photos at check-in. If something feels wrong, report the listing or contact support before you pay anything.

Check first that you're using the email you signed up with. Then: tap "Forgot password?" on the sign-in page to get a reset link (check your spam folder). If you signed up with Google, use "Continue with Google" instead of a password — there's no password on that account. If your account is new, make sure you've clicked the verification link we emailed you. Clearing your browser cache or trying another browser or device also resolves a lot of these. Still locked out? Contact support from the address on your account and we'll get you back in.

Tap "Forgot password?" on the sign-in page, enter your account email, and we'll send a reset link — give it a minute and check your spam folder. Open the link and set a new password. The link expires after a while, so request a fresh one if it's stopped working. If you signed up with Google you don't have a password at all — just use "Continue with Google".

Yes — identity verification is required before you can book, and for landlords before they can list or be paid. Go to Profile then Verification and upload a government-issued ID (passport or Thai ID card) plus a selfie. It means both sides of a booking know who they're dealing with, and it's the most common reason a booking won't go through. Most checks are processed quickly.

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.

Yes. Sign in on the website and go to Settings then Privacy then Delete Account (this is currently available on the web, not in the mobile apps). Any active booking needs to be completed and outstanding payments settled first. When you delete, we permanently anonymise your personal data in line with PDPA — some booking and payment records are retained in anonymised form where we're required to keep them. The deletion can't be undone.

Create a landlord account, verify your identity, then add your property — photos, amenities, the monthly price and your availability — and publish it. Listing is free; ElefyMove earns a commission only when you get a booking. You can submit ownership or authorisation documents to earn a Verified badge, which helps tenants choose your listing with confidence. Once you're live, booking requests arrive in your dashboard and in Messages.

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.

Add your Thai bank account or PromptPay details in your account. After your tenant's payment clears and the booking reaches move-in, ElefyMove pays out your rent to that account, less our commission and the 5% withholding tax we're required to deduct and remit. Payouts are processed manually to a regular schedule, and larger payouts get a second approval before they're sent, so allow a few working days. You can track every payout and its status in your dashboard. Payouts are made in Thai baht to accounts in Thailand.

Listing is free — commission is only charged on rent ElefyMove actually collects for you. On the move-in payment it's 15%, or 14% for Partner landlords. On each recurring monthly rent payment after that it's 10%, or 8% for Partner landlords. Loyalty standing can reduce these further, down to a floor of 12% on move-in and 6% on recurring rent. Commission is deducted from your payout, and every deduction is itemised in your dashboard. Rates can change with notice; the rates that apply to a booking are the ones shown when it's made.

Residential rent is VAT-exempt in Thailand, so no VAT is charged on the rent itself — VAT applies only to ElefyMove's commission, which is itemised separately. ElefyMove deducts 5% withholding tax from your payouts and remits it, and you'll see it on every payout record to use when you file. What you receive from ElefyMove for rent is documented as a receipt from us collecting on your behalf, not as a VAT tax invoice in your name. Rental income still has to be declared in your own annual tax return — talk to an accountant about your specific situation.

Set each property's availability and booked dates in your dashboard — booked periods are blocked automatically so the same dates can't be taken twice. Keep the calendar current so tenants only request dates you can actually accept.

Requests appear in your dashboard and in Messages. You can accept, decline, or send a counter-offer with a different price or dates. Once you accept, the tenant is prompted to pay, and the booking is confirmed once their payment succeeds.

Email [email protected], message us on WhatsApp or by phone on +66 (0) 93-149-5284, add us on LINE at @elefymove, or use in-platform messaging via the Support icon when you're signed in. We aim to reply within 24 hours. Our registered office in Bangkok isn't set up for walk-in visits, so please use one of the channels above. If your question is about a specific booking, include the booking ID and we'll get to it faster.

Open any property and use "Message" or "Contact host" to start a chat, or go to Messages to see all your conversations. Ask questions, agree dates and price, and arrange a viewing — keeping it on the platform means there's a dated record of what was agreed.

Yes — you can translate any message into your own language directly in the chat, so language isn't a barrier between international tenants and Thai landlords. You can also switch the whole site's language from the selector in the top bar.

Once your stay is complete, you can leave a review from the booking under "My Bookings". Honest feedback on the property and the landlord is what helps the next renter choose well.

Yes — landlords carry ratings and reviews from past tenants, shown on their profile and their listings. It's a useful read on responsiveness and reliability before you send a request.

Community is ElefyMove's social space — neighborhood tips, relocation guides, and real talk from people living and renting in Thailand. Browse the daily feed, the curated board, and long-form guides to learn about areas, costs, visas, and everyday life before you move.

Open Community and click "Post" to share a quick tip or write a longer guide. Pick a topic (like Bangkok, Visas, or Cost of Living) so others can find it. It's a great way to help newcomers and connect with people in your area.

ElefyMove has two kinds of points: Status points raise your loyalty tier, and Reward points are what you actually spend. As you book and engage on the platform you earn both — and higher tiers earn reward points faster. You can see your points and current tier in the Rewards section of your account.

Spend your reward points from the Rewards section of your account on eligible perks and savings toward bookings. Your current points total and the available rewards are always shown there.

Yes! Share your personal referral link from the Referral section of your account — when friends sign up and book through it, you both earn rewards. It's the easiest way to grow your reward points.

Premium is an optional membership that unlocks extra member perks and discounts, including ElefyMove's AI relocation assistant, which builds a personalised "Move to Thailand" plan. Everything core to renting on ElefyMove (searching, messaging, booking, contracts) is free without it.

Start a subscription from your account — billing is by card via Stripe, with PayPal available as an alternative. Cancel any time from your account settings: your benefits continue to the end of the billing period you've already paid for, and there's no cancellation fee.

Yes — Premium and Pro members get ElefyMove's AI relocation assistant, which builds a personalised "Move to Thailand" checklist: a dated before-you-go and after-you-arrive plan tailored to your situation (digital nomad, retiree, working, student or family), tied to your booking. Our relocation guides also cover documents, arrival steps and settling in, and the support team can point you to the right one. It's guidance to plan with, not a filing service — ElefyMove doesn't submit visa or immigration paperwork on your behalf.