Getting a Condo Ready to Rent

The vast majority of the condos in the Pattaya area are rented fully or at least partially furnished.

So, how hard is it to furnish, decorate and equip a condo that will be used as a rental without breaking the bank?

We are only considering rental condos in this article because they can sometimes pose a unique challenge given the diminutive size of some of the newer condos on the market in Pattaya today. Also, furnishing a house can pose some additional challenges and we will deal with them in a future article.

Anyone who has browsed property websites for the Pattaya area can see by looking at the photos of some of the condos that some owners idea of fully furnished and equipped leaves a lot to be desired.

What is Fully Furnished?

Most of the condos available will have, at bare minimum a bed, sofa, television on some type of stand and a wardrobe of some sort, be it built in or purchased after. There may or may not be a table or some sort of counter to eat on. There is usually also some type of furniture on the balcony if the unit has one, and sometimes the table is large enough to enjoy a comfortable dinner for two.

A good rule is to look around the condo and ask yourself, “what furniture would I want if I was living here?” The answer is you probably want more than a bed and a beanbag chair to watch TV on.

If you don’t care about getting or keeping renters go with the plastic chairs and tables you see at roadside restaurants in and around Pattaya and Jomtien. If you want to keep renters renewing leases spend a little more.

On that note, you should definitely consider spending more on a comfortable mattress and sofa. Not only will they last longer they will help keep renters longer. Nothing is worse than renting a place for a year and then finding out that the mattress and sofa are uncomfortable.

Is your condo ready for a renter?

So you have gone to Index or Chic Republic and bought some furniture. You even took our suggestion and spent a little more on a comfortable mattress and sofa. And picked up some nice artwork so the walls aren’t bare.

Congratulations! You’re halfway there.

If you are renting your rooms for a few days or even a few weeks for low rates this part may not apply as much to you although it should be considered.

Now it’s time to think about what else you are going to need.

If your condo has a cooktop you will want to get some cookware and some utensils. Complete sets can be found at the stores mentioned above for about one thousand Baht. Some sets even come with spatulas and spoons.

It is better to buy the utensils yourself than to find out later that the rented used metal spatulas on your Teflon pan and made some shiny cuts in the surface.

You of course will want to buy some dinner wear. Again, you can purchase a complete set at Index for only three hundred Baht. It is a good idea to pick up two sets so you have an additional set in reserve to replace anything that might get broken over the term of the lease.

This also applies to glassware. There are plenty of places to buy glassware in Pattaya at inexpensive prices so there is no excuse to equip your condo with plastic Star Wars cups you got at the theater or a mismatched set of glasses and mugs. Coffee mugs are also a nice touch and are very inexpensive.

A nice set of flatware that won’t bend when you use it can be purchased for a few hundred Baht a set around town. Again it is a good idea to pick up another set to replace any knives that were used as screwdrivers or any pieces that may have been misplaced.

A microwave and a hot water kettle are also nice.  A lot of renters will not cook much and the microwave is nice for heating leftovers or instant meals from the 7-11 if there is one close. The hot water kettle is also great for the folks who like tea or coffee in the morning. If you feel like going all out you can pick up a coffee maker for under a thousand Baht at stores like Big C and Lotus.

Finishing off the kitchen, things like can and bottle openers, corkscrews, serving spoons and forks and a few plastic storage containers are also nice and a broom, dustpan, mop and trash can go a long way in helping to keep the place clean.

Photo Source: Index Living Mall

Definitely pick up some hangers to put in the wardrobe. It is nice to be able to hang up your clothes after a long journey and if your renter is coming from out of town they might not have their own.

Anyone who has been in a bar on Soi Diana knows you can pick up DVD’s of even the most current movies. A DVD player is inexpensive and a nice distraction on the evenings your renter might not want to go out. Again, this is just a nice feature and you will find that most condo rental around town have one.

Having a clean (preferably new) set of bedding and towels is a nice touch. Some rentals do not come with bedding but if you get in late from travelling 20 hours to get to Pattaya you don’t want to find out there is no bedding or towels. You can include the first set with the rental and if the tenant wants additional sets they can pick them up around town.

Again a good rule of thumb is to take a look around and ask yourself what you would want to have if you were just moving into the unit.

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Does Everything Work?

Finally, take the time to test the appliances large and small to make sure they are in good condition and all work properly.

Check the TV and DVD player if you have one to be sure the reception is good if you are offering cable or a satellite service. It is also a good time to replace the batteries in the remote controls so they actually work when the tenant arrives.

If you are also including Internet service make sure the router works and the password is available upon the tenant’s arrival.

Check the air conditioning, or better yet have it serviced if you rent for one-year periods. Having it serviced regularly makes it last longer and having it work properly will make the tenant happy.

Be sure that all of the plumbing is working and that nothing is leaking. Little things like this can be annoying for the renter especially if they have to call you to fix things the first week they are there.

If your condo has a washing machine make sure it is working and leave a set of instructions on how to use it (or show the tenant when they check in). It may seem simple to you but all brands do not work the same and it can be frustrating trying to figure it out.

A good agent can help you with everything mentioned here and they should be up front with you if they feel the unit is lacking some of the basic essentials.

Extra Touches

One of our owners used to go the extra mile for his renters and have the refrigerator stocked with a few bottles of water, soda and even beer. This was especially nice for people coming from overseas directly from the airport.

There was even a bowl of fresh fruit on the table as well as some small packets of instant coffee and tea.

The bathroom had some hotel size toiletries and tissue, which was also a nice touch.

Little things like this can make a big impression on a renter. It builds goodwill and earns referrals and lease extensions. You may lay out a bit more cash in the beginning but it will definitely be worth it in the long run.

If we can help you get your place ready to rent or give your place an honest evaluation to see if it is “Rental Ready” please email us at info@coastalrealestatepattaya.com or call us to schedule an appointment.

Better yet, visit us at one of our offices so we can meet you personally and help you determine if your condo is “Rental Ready”.

You can also email us at info@coastalrealestatepattaya.com