Renting Abroad as a Canadian: Deposits, Contracts, Guarantors & How to Protect Yourself

Signing a rental contract in a foreign country — often in a language you don’t speak — is one of the most nerve-wracking parts of relocating abroad. This guide covers what to expect from rental agreements in Thailand, Portugal, and Mexico, what to watch out for, and how to protect yourself as a Canadian tenant.

Security deposits: what’s normal?

The “aval” problem in Mexico

The biggest rental headache for foreigners in Mexico is the aval (guarantor). Many Mexican landlords require a local guarantor — someone who owns property in the same state and agrees to cover your rent if you default. As a newcomer, you probably don’t know anyone who fits this description.

Solutions:

• Look for landlords who waive the aval for foreigners (Move Abroad Rentals flags these listings).
• Offer a larger deposit (3–4 months instead of 1–2) in exchange for no guarantor.
• Use a fianza (rental insurance policy) from companies like Fianzas Mapfre — costs about 1 month’s rent and acts as your guarantor.
• Rent in expat-heavy areas where landlords are experienced with international tenants.
• Get temporary residency — landlords are more comfortable renting to residents than tourists.

What to look for in a rental contract

Regardless of country, every rental contract should clearly state:

• Monthly rent amount and currency. Confirm whether rent is in local currency or USD/CAD. If local currency, understand that your CAD cost fluctuates with exchange rates.
• What’s included. Utilities (water, electricity, gas, internet)? Condo fees? Parking? Cleaning? In Thailand, most furnished condos include everything except electricity. In Portugal, utilities are almost never included.
• Lease duration and renewal terms. Is it 6 months? 12 months? What happens at the end — automatic renewal, month-to-month, or you move out?
• Early termination clause. What if you need to leave early? Some contracts require you to forfeit the deposit. Others require 30–60 days notice. Some charge a penalty. Negotiate this before signing.
• Deposit return conditions. What deductions are allowed? Normal wear and tear should not be deducted. Get a detailed inventory of the unit’s condition at move-in — take photos and video of everything.
• Maintenance responsibilities. Who pays for repairs? In most countries, the landlord handles structural issues and major appliances; the tenant handles minor maintenance.
• Rent increases. Can the landlord raise rent during your lease? If so, by how much? Portugal has legal caps on annual rent increases. Thailand and Mexico generally don’t regulate this.

Country-specific contract tips

Thailand

• Contracts are often in both Thai and English. The Thai version is legally binding — make sure both versions match.
• Check the electricity rate. Government rate is ~4 THB/unit. Many condos and apartments charge 7–9 THB/unit — this can add $50–100+ CAD/month in a hot climate where you run AC.
• Foreigners cannot own land in Thailand, but renting is straightforward. No special permits or registrations needed.
• Your landlord should register you with immigration (TM.30 form) within 24 hours of moving in. Remind them — it’s their legal obligation and you may need the confirmation receipt for visa extensions.

Portugal

• Portuguese rental law strongly favours tenants. Landlords cannot terminate a lease easily once signed.
• Contracts must be registered with the Finanças (tax authority) by the landlord. Ask for confirmation — it protects you legally.
• You need a NIF (tax number) to sign a rental contract. Get this before apartment hunting.
• Rent increases are capped annually by a government-set coefficient (based on inflation).
• If renting for more than 6 months, the contract should be written and registered. Verbal agreements offer less protection.

Mexico

• Contracts are in Spanish. Get a translated copy or have someone you trust review it.
• Some landlords prefer informal (no contract) arrangements, especially for short-term. Always insist on a written contract — it protects both parties.
• Verify the landlord actually owns the property. Ask to see the escritura (property deed) or a recent property tax receipt (predial).
• In Mexico City specifically, there are tenant protection laws. Outside CDMX, protections vary by state.

Should you hire a relocation agent?

In some cases, yes. A good relocation agent or rental agent can:

• Navigate local listing platforms in the local language
• Negotiate with landlords on your behalf
• Review contracts and flag problematic clauses
• Handle the aval/guarantor issue in Mexico
• Accompany you to viewings and translate
• Help with utility setup and local registrations

Typical costs: $200–500 CAD (Thailand), $300–800 CAD (Mexico), $500–1,500 CAD (Portugal). Some agents charge the tenant, others charge the landlord, and some charge both — always clarify upfront.

Move Abroad Rentals is working on a verified partner network of realtors and relocation agents in each country. Our Verified Partner program ensures agents meet our standards for professionalism and fair pricing.

Protect yourself: the non-negotiable checklist

1. Always get a written contract, even for short-term stays.
2. Take photos and video of the entire unit before moving in. Send them to the landlord and keep copies.
3. Get receipts for all payments — deposit, rent, utilities. Bank transfers create an automatic paper trail.
4. Never pay more than one month’s rent in cash without a receipt.
5. Keep a copy of the landlord’s ID and property documents.
6. Save all communication (WhatsApp, email, Line) with the landlord.
7. Know the local tenant rights organization or embassy contacts in case of disputes.

Make sure you also have proper insurance coverage in place before signing any lease abroad. Download our free renting abroad checklists for country-specific preparation guides.

Browse verified rentals with transparent terms on Move Abroad Rentals →