::: 20 continuous dialogs , สัญญาเช่าทรัพย์ ต้องอยู่ในบังคับ นิติกรรมสัญญา หรือ เอกเทศ สัญญา แล้วถ้าเกิดทำกันเอง จะมีผล ทางกม อย่างไร คุยกันระหว่าง ผู้เช่า และผู้ให้เช่า in english
1
Lessor:ผู้ให้เช่า Do you know a lease – เช่า agreement is a kind of specific contract under Thai Civil and Commercial Code?
Lessee: Really? I thought it’s just a regular agreement between two parties.
2
Lessor: It’s true. A lease is classified as a nominate contract เสอนชื่อสญ—meaning the law sets out specific provisions for it.
Lessee: So, that means it has to follow some legal format?
3
Lessor: Yes, and it’s also a type of juristic act. So the general rules for contracts apply too.
Lessee: Then if we just made a verbal agreement, would that be valid?
4
Lessor: That depends. If the lease is less than 3 years, a verbal agreement is still legally binding.
Lessee: What about leases over 3 years?
5
Lessor: If it exceeds 3 years or involves sale rights, it must be in writing and registered with the Land Department.
Lessee: So without that, it’s not enforceable?
6
Lessor: Right. It’s only valid as a lease for 3 years, even if you agree on 5 or 10 years.
Lessee: I see. So legal formality matters a lot.
7
Lessee: What if we write a contract ourselves without a lawyer? Is it valid?
Lessor: Yes, as long as it includes essential elements like duration, rent, and parties’ intention.
8
Lessee: What if we forgot to mention the rental amount?
Lessor: That could make the contract incomplete—there might be no binding lease.
9
Lessee: Can we use LINE messages as proof of agreement?
Lessor: Yes, electronic messages can support evidence, especially for short-term leases.
10
Lessee: So even if it’s informal, some evidence is better than none, right?
Lessor: Correct. But it’s always safer to write and sign a full agreement.
11
Lessee: If the contract isn’t registered, can I still stay for the agreed term?
Lessor: Only up to 3 years is enforceable in court, no matter what we agreed verbally or in writing.
12
Lessee: What about subleasing? Do I need your consent?
Lessor: Yes, under Section 544, the lessee can’t sublet without the lessor’s permission.
13
Lessor: Also, if you breach the lease, I can terminate it before the period ends.
Lessee: And vice versa, if the property becomes uninhabitable, I can cancel too?
14
Lessor: Exactly. The law provides rights and remedies for both sides.
Lessee: That’s good to know. So it’s not just about what’s written in the contract.
15
Lessee: If we didn’t sign anything but I paid rent every month, does that count?
Lessor: That can be considered implied consent, forming a lease by conduct.
16
Lessee: But would that kind of lease still fall under the law?
Lessor: Yes, but again, only up to 3 years unless formally registered.
17
Lessor: Also, be aware—verbal or informal leases can create proof problems in disputes.
Lessee: That’s risky. Maybe we should register our lease just to be safe.
18
Lessee: What if we include a clause that contradicts the Civil Code?
Lessor: If it goes against mandatory provisions, it will be void to that extent.
19
Lessee: So law overrides our private terms if there’s a conflict?
Lessor: Yes, public order and good morals always prevail.
20
Lessee: Thanks for explaining. Let’s write everything properly this time.
Lessor: Agreed. A clear, written lease protects both of us.
chinese
1
**房东：**你知道租赁契约在法律上属于一种“有名契约”吗？
房东 (fángdōng) = landlord
你 (nǐ) = you
知道 (zhīdào) = know
租赁 (zūlìn) = lease/rental
契约 (qìyuē) = contract/agreement
在 (zài) = in/at
法律上 (fǎlǜ shàng) = legally/in legal terms
属于 (shǔyú) = belongs to/is classified as
一种 (yī zhǒng) = a type of/a kind of
有名契约 (yǒumíng qìyuē) = nominate contract/named contract
吗 (ma) = question particle
**租客：**真的吗？我以为只是两个人之间讲好就行了。
2
**房东：**是真的。租赁契约在《民商法典》中是有专门规定的。
**租客：**所以必须要符合法律的格式吗？
3
**房东：**对，它也属于“法律行为”，所以也要遵守一般契约的基本规则。
**租客：**那我们只是口头讲好的话，也有效吗？
4
**房东：**要看情况。如果租期不到三年，口头协议在法律上是有效的。
**租客：**那如果是三年以上的租约呢？
5
**房东：**如果超过三年，就必须书面签约并到土地部门登记才有效。
**租客：**所以如果没登记，就不具有强制力？
6
**房东：**对，法律上最多只承认三年的效力，超过部分会无效。
**租客：**明白了，看来形式真的很重要。
7
**租客：**那我们自己写合同、不找律师可以吗？
**房东：**可以，只要有必要内容，比如租期、租金和双方的意思表示。
8
**租客：**如果我们忘了写租金怎么办？
**房东：**那可能导致契约无效，法院可能不认为成立了有效租赁关系。
9
**租客：**用LINE聊天记录作为证据可以吗？
**房东：**可以，尤其是短期租约，电子通讯可以作为辅助证据。
10
**租客：**那至少留点文字记录，总比没证据好？
**房东：**没错，但有正式书面合同会更有保障。
11
**租客：**如果没登记，我还能住到合约约定的年限吗？
**房东：**法律上只保障你住三年，其余部分法院不会强制执行。
12
**租客：**我想转租的话，需要你同意吗？
**房东：**需要的，法律规定租客不能随意转租，除非房东同意。
13
**房东：**如果你违约，我是可以提前终止契约的。
**租客：**如果房子不能住，我也能解除契约，对吧？
14
**房东：**对，法律对双方都有保障，租客也有权利。
**租客：**原来不仅是看合同内容，法律本身也规定了很多东西。
15
**租客：**如果我们没签合同，但我每月都有付房租，这样有效吗？
**房东：**这可以构成“默示契约”，也算是有效的法律关系。
16
**租客：**这种默示的契约也受到《民商法典》保护吗？
**房东：**是的，但同样只承认三年的效力。
17
**房东：**不过你要注意，这种口头或简略的协议，日后有纠纷时很难举证。
**租客：**有风险，那我们这次最好签个正式合同。
18
**租客：**我们能不能写一些条款，跟法律规定不一样的？
**房东：**只要不是违反强制规定，就可以。否则那条无效。
19
**租客：**所以法律的强制条文是不能改的？
**房东：**对，违反公共秩序或善良风俗的内容，都会被认为无效。
20
**租客：**谢谢你讲这么清楚。这次我们好好签个正规合同吧。
**房东：**我同意，保护彼此的权利最重要。