I’ve been coming to Thailand for best part of 25 years and always stayed in a hotel.

I’ve got a 2 month trip in Jan to March next year, and I’ve booked a condo through Airbnb.

Question is, how reliable are they? Do you have dodgy hosts?

What are the plus’s and minuses?

 

Airbnb in Thailand is tricky.

Booking from western hosts is best. 

Booking from Chinese is the worst. Not offense intended but they are used to dealing with Chinese tenants so they have too many rules and fines and don't offer as good of service. 

Booking from Thai is a toss up. I definitely got taken on the electricity one month by a host named kib. Definitely check the meter on check in if it's not included. 

In all cases be sure to ask questions before booking. If condo says something like furniture might not be the same or they have many units then I tend to stay away. Not sure what I will get. 

Airbnb in Pattaya are commercial rentals and mostly not someone's home like in Europe. 

The thing is that some want to rent on Airbnb as if they are renting locally. It does not work that way. 

The good news effective may 10th Airbnb has strict policies on additional charges. 

Hosts now have to include electricity in the asking price and cannot ask for a cash deposit. 

This will weed out the shady renters. 

Also only rent from established hosts with significant reviews. 

 

 

Airbnb updated policy below:

Here's what you need to know

Mandatory fees that guests need to pay, such as utilities, pet fees, and resort fees, must be included in the nightly price or “Additional Charges” in your calendar’s price settings.

Any mandatory fees not included in a listing’s total price at checkout are no longer allowed.

Optional add-ons, like paid parking, can be offered to guests but must be stated in listing description or house rules and processed through the Resolution Center.

Any reservation changes, such as dates or number of guests, must be made directly to the booking by selecting “Change reservation” in the reservations details page.

Security deposits can no longer be collected, with limited exceptions. To address damage or accidents that happen during a stay, Airbnb offers top-to-bottom protection through AirCover for Hosts.

Payments for all fees must be processed through Airbnb with limited exceptions.

These updates, effective May 10, 2025, will make it easier for guests to understand the cost of staying at your home and book with confidence.

Thanks for replies, the owner is a Thai guy, responded quickly to my questions, and yes electric water and wifi included, apartment is clean has good reviews so thought I'd go for it.

I did look at a previous condo, looked amazing host was slow in responding then suddenly apartment disappeared from view even though I had "liked" it, which is why I am wary.

On 13/04/2025 at 17:24, Franko2018 said:

 

Booking from western hosts is best. 

 

Booking from Thai is a toss up. I definitely got taken on the electricity one month by a host named kib. 

 

On 13/04/2025 at 17:24, Franko2018 said:

 

The good news effective may 10th Airbnb has strict policies on additional charges. 

Hosts now have to include electricity in the asking price and cannot ask for a cash deposit. 

 

 

 

 

1. Agree

2. Kib is a very bad host, i had a couple of problem with her and her agency. Now i avoid all her ads (that are plenty)

3. I'm surfing airbnb in these days with plenty of hosts asking for crazy deposit (like 5.000baht). reading your post i'll wait till May 10th before deciding to booking airbnb for my next trip.

 

Edited April 15, 20251 yr by alexvsaf

25 minutes ago, alexvsaf said:

I'm surfing airbnb in these days with plenty of hosts asking for crazy deposit (like 5.000baht). reading your post i'll wait till May 10th before deciding to booking airbnb for my next trip.

I am sure the airbnb utility issue in Thailand would not be solved quickly but after may 10th you would have to report the post (anonymously) that is asking for a deposit and utility fees and then message the host expressing interest in renting if they include all. If they add 100 baht a day for a 30 to 40 m2 room that would be ok too.

yes i run into kibs adds a lot, definitely avoid.

22 hours ago, ronthebrummie said:

Thanks for replies, the owner is a Thai guy, responded quickly to my questions, and yes electric water and wifi included, apartment is clean has good reviews so thought I'd go for it.

Check the property calendar, if most months are booked, it should be ok.

the issue in booking so fare ahead with a thai land lord is that if they get to lease condo long term and you are the only airbnb tenant  next year they might cancel your reservation.

but if the calendar is taken up and only a few available spots then it should be fine.

 

It's seems there are a lot of new ads and new hosts on Airbnb with ZERO reviews, found many of them in these days of research. Even if they have apartments that would suit me, I prefer to avoid them.

Edited April 15, 20251 yr by alexvsaf

I guess I have been lucky.  I've done AirB&B for the last 6 trips and haven't had an issue.  I also look at previous reviews for guidance.  I think AirB&B has a link to a particular host if they have multiple listings, so i go though those also. 

After I found a particular place that worked better for me (Once on 3rd Rd) I only rented there and found there are quite a few options in the building.  I always rent a car so I ask about parking and getting it registered which means it has to go through the Juristic Office... so I'm assuring myself even more this is an approved rental in the building and not some... he not renting he's a friend... situation.  Hope it works out with zero problems.

 

19 hours ago, alexvsaf said:

It's seems there are a lot of new ads and new hosts on Airbnb with ZERO reviews, found many of them in these days of research. Even if they have apartments that would suit me, I prefer to avoid them.

The one I’ve booked has 71 positive reviews

I was just looking on air b and b and you can no longer book for less then 28 nights hopefully this brings the prices down for people staying for 1-2 months 

This is not true, still plenty of ads where you can book for just a few days, every host have different rules. Some will ask you for a minimum 2 nights stay, some other 5/7/14/20 nights minimum.

 

Just few examples

https://www.airbnb.co.uk/rooms/31193377?wishlist_item_id=11001983431293&adults=2&guests=1&previous_page_section_name=1000&source_impression_id=p3_1744968478_P39jljGNBIdsBRXb&check_in=2025-12-02#availability-calendar

minimum 20 nights

https://www.airbnb.com/rooms/615474416894654171?check_in=2025-06-02&wishlist_item_id=11001984165480&adults=2&guests=1&previous_page_section_name=1000&source_impression_id=p3_1744968272_P35-RnN5Fge4CPUM&_set_bev_on_new_domain=1704907908_MmEzNDI1ZjBiMDZk&locale=en

minimum 5 nights

https://www.airbnb.com/rooms/1387586372339655961?adults=2&previous_page_section_name=1000&source_impression_id=p3_1744968672_P34AY9VJRMDqQVYo&wishlist_item_id=11004791452228&guests=1&locale=en&country_override=US&check_in=2025-11-02#availability-calendar

minimum 2 nights

Edited April 18, 20251 yr by alexvsaf

24 minutes ago, alexvsaf said:

This is not true, still plenty of ads where you can book for just a few days, every host have different RULES. Some will ask you for a minimum 2 nights stay, some other 5/7/14/20 nights minimum.

 

Just few examples

https://www.airbnb.co.uk/rooms/31193377?wishlist_item_id=11001983431293&adults=2&guests=1&previous_page_section_name=1000&source_impression_id=p3_1744968478_P39jljGNBIdsBRXb&check_in=2025-12-02#availability-calendar

minimum 20 nights

https://www.airbnb.com/rooms/615474416894654171?check_in=2025-06-02&wishlist_item_id=11001984165480&adults=2&guests=1&previous_page_section_name=1000&source_impression_id=p3_1744968272_P35-RnN5Fge4CPUM&_set_bev_on_new_domain=1704907908_MmEzNDI1ZjBiMDZk&locale=en

minimum 5 nights

https://www.airbnb.com/rooms/1387586372339655961?adults=2&previous_page_section_name=1000&source_impression_id=p3_1744968672_P34AY9VJRMDqQVYo&wishlist_item_id=11004791452228&guests=1&locale=en&country_override=US&check_in=2025-11-02#availability-calendar

minimum 2 nights

Yeah, short stays is biz as usual, heres one as example. Open for booking for 1 night [happy I dont stay in a condominium like that]

https://www.airbnb.co.uk/rooms/1256450810232078022?viralityEntryPoint=1&s=76

1 hour ago, Steve34 said:

I was just looking on air b and b and you can no longer book for less then 28 nights hopefully this brings the prices down for people staying for 1-2 months 

I just booked for 16 days at the Edge Condo. There are some that restricted to 28 days or more but plenty of short-term rental available on airbnb.

That is a shame I tried a few bookings late oct to November they all wanted 28 nights you would think a big company like air b n b would follow Thai law with the 28 nights min booking unless they have a hotel licence 

4 hours ago, Steve34 said:

That is a shame I tried a few bookings late oct to November they all wanted 28 nights you would think a big company like air b n b would follow Thai law with the 28 nights min booking unless they have a hotel licence 

it's seems they don't give a fuck about thai law.

That is strange, because Japan's law about short term rental changed in 2018 and Airbnb deleted many ads. Only Host with mandatory license number on their ad can collaborate with Airbnb.

1 hour ago, alexvsaf said:

it's seems they don't give a fuck about thai law.

That is strange, because Japan's law about short term rental changed in 2018 and Airbnb deleted many ads. Only Host with mandatory license number on their ad can collaborate with Airbnb.

airbnb really don't give a fuck, I can't believe that they don't know about it.
I booked my apartment before I read about the Thai law here and there was so many condos available for my 10-night-stay. while some might legal (apartments in 'condotel'), I don't think, all of them are. it's not a good feeling. at least, there should be some disclaimer, because (like me) a lot of people don't know about that law...

I will try my condo, seems legit. a lot of reviews and I already asked the owners about the legality.

On 15/04/2025 at 11:07, alexvsaf said:

 

1. Agree

2. Kib is a very bad host, i had a couple of problem with her and her agency. Now i avoid all her ads (that are plenty)

3. I'm surfing airbnb in these days with plenty of hosts asking for crazy deposit (like 5.000baht). reading your post i'll wait till May 10th before deciding to booking airbnb for my next trip.

 

Kib cancelled my booking 2 days before arrival as she  said late check in was not possible even though she confirmed it was before I booked. Terrible attitude. 

2 hours ago, Ash101 said:

Kib cancelled my booking 2 days before arrival as she  said late check in was not possible even though she confirmed it was before I booked. Terrible attitude. 

Yes, she is very bad.

Anyway, about late check-in it's seems some hosts are lazy as fuck and have limited time for check in during the day. I saw some ads where hosts have rule for check-in only untill 8pm or 9pm, absurd IMHO. if self check-in is not possible they should wait customers at least untill midnight.

i book 2 day from ex soi6 manager and from few Chinese in Olympus this was april

danny is ok host in novana and Olympus is owned by china 

every thing ok here is video of Olympus 

 

Heard a few stories of guests being stung for electricity usage. 

I still see Airbnb ads with xBaht per unit of electricity as an additional charge in the comments.